Because clustered village development and other land uses would not be constructed, the proposed project would not extend the three major Mobility Element streets planned for in the Santee General Plan. The project site would remain in its undeveloped state and would not be legally open to the public. Therefore, the proposed project would not provide a system of pedestrian, biking, and hiking trails for public use. Additionally, the proposed project would not benefit from large blocks of open space actively managed as Habitat Preserve because the site would remain unmanaged and continue to be susceptible to degradation over time. (EIR, § 6.2.1.2.) Finding: The City Council rejects Alternative 1: No Project, on the following grounds, each of which individually provides sufficient justification for rejection of this alternative: (1) the alternative fails to meet any of the project objectives; (2) the alternative would result in greater land use impacts, as well as emergency service impacts than the project; and (3) the alternative is infeasible as it would not implement the current Planned Development (PD) designation and zone for the project site consistent with the City’s General Plan.
2. No Project/General Plan Consistency Alternative
Description: Under the No Project/General Plan Consistency Alternative, the project site would be developed consistent with the previously RESOLUTION 093-2020
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approved project in 2007 (i.e., the Barratt American Development Plan) consisting of four villages spread throughout the project site.
The footprint would consist of three villages in the northern area of the site and one village in the southern area of the site, adjacent to existing development. It would include approximately 1,380 residential units with 15 live-work units, consistent with the Santee General Plan, which allows 1,395 residential units on the project site.
A 46-acre Community Park in the northwestern area of the site would include a pedestrian-oriented Village Center and community-serving recreational resources. These resources would include a lake, a park, community centers, sports fields, and preserve areas. The land use plan would include 4.1 acres for a fire station but would not include Medium Density Residential, Active Adult, Village Center, School Overlay, or Agriculture Overlay land use designations or overlays. Approximately 1,465 acres of the site would be designated as Habitat Preserve to be protected and conserved consistent with the City’s Draft MSCP Subarea Plan. Access to the site under this alternative would be through the northerly extensions of Fanita Parkway and Cuyamaca Street. Fanita Parkway would be
reconstructed from Mast Boulevard to the southerly project site boundary at the existing San Diego Gas & Electric transmission line.
This alternative was selected because it would reduce or eliminate the following significant and unavoidable impacts identified for the proposed project: (1) air quality (consistency with the applicable air quality plan, cumulative increase in criteria pollutant emissions), (2) noise (exceedance of noise standards), (3) recreation (construction or expansion of recreational facilities), (4) transportation (circulation system performance, VMT), and (5) utilities and service systems (new or expanded utilities or service systems). (EIR, § 6.2.2.) Impacts: Alternative 2 would result in reduced impacts associated with air quality, energy, GHG emissions, hazards and hazardous materials, noise, population and housing, public services, recreation, transportation, and utilities and service systems. The No Project/General Plan Consistency Alternative would have potentially greater impacts regarding aesthetics, biological resources, cultural resources, geology, soils, paleontological resources, hydrology and water quality, and wildfire.
Regarding aesthetics, because development is proposed in the southern half of the project site near existing residential development, this alternative would result in more intensive but still less than significant visual impacts related to the change in character of the site and more intensive but still less than significant impacts to scenic vistas. In addition, potentially greater impacts than the proposed project on light and glare would occur due to new sources RESOLUTION 093-2020
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of light in the southern half of the site including exterior building illumination, residential lighting, parking lots, new landscaped areas, and new roadway lighting. This is a new impact that may require mitigation measures.
Regarding biological resources, this alternative would designate approximately 185 acres less for Habitat Preserve than the proposed project, increase edge effects, and decrease wildlife connectivity across the site. Therefore, impacts on candidate, sensitive, or special-status plant and wildlife species would be expected to be greater under this alternative. This alternative would also include development in the southern area of the site where high-quality coastal California gnatcatcher (Polioptila californica californica) habitat, previously occupied suitable habitat for Hermes copper butterfly (Lycaena hermes), and suitable habitat for Quino checkerspot butterfly (Euphydryas editha quino) occur. Because the footprint of this alternative would be larger than the proposed project, the alternative would have a greater impact on wildlife corridors. Due to the more spread-out configuration of the different villages under this alternative, it would provide limited opportunity for movement through the preserve area and limit regional connections.
Similarly, due to the approximately 185 acres larger project disturbance area, there would be potentially greater significant impacts to archeological resources, human remains, and tribal cultural resources. The National Register of Historic Places (NRHP) and California Register of Historical Resources (CRHR) eligible known cultural sites CA-SDI-8243 and CA-SDI-8345 would be directly impacted under this alternative because development would be proposed on these sites. Due to the larger footprint and location of proposed development under this alternative, greater potentially significant but mitigable impacts would occur related to soil erosion and topsoil loss, geologic stability, and expansive soils. In addition, potentially greater significant impacts would occur regarding geologic stability due to the southern area of the site consisting of extensive landslide deposits where the southern village would be developed. Therefore, additional enhanced mitigation measures would be required to mitigate landslide impacts from the development of the southern village under this alternative. This alternative would include an additional village in the southern area of the site that would be located in an area with high paleontological sensitivity near existing residential development. Therefore, potentially greater impacts to paleontological resources would occur under this alternative.
Though it would include fewer residential units and commercial uses than the proposed project, development would be more spread out RESOLUTION 093-2020
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potentially causing greater disruption to the natural hydrology of the site. Construction and operation of this alternative would generate pollutants that could potentially degrade the surface water quality of downstream receiving waters. Therefore, this alternative could cause greater impacts on water quality standards and site drainage and hydrology and require new mitigation measures. In addition, this alternative could result in activities inundated by potential mudflows from landslide deposits in the southern portion of project site.
Therefore, impacts related to mudflows would be greater than the proposed project and require new mitigation measures. In addition, potentially greater impacts would occur related to flooding or landslides as a result of post-fire stability or drainage changes due to the southern area of the project site containing extensive landslide deposits and being prone to slope failure. Under this alternative, this area would be extensively developed with a residential village.
Numerous debris avalanches and debris slides of varying ages are present on these slopes. It is expected that such conditions could be exacerbated in a post-fire landscape where surface vegetation has been removed or burned and erosion potential increases. New mitigation measures would be required to address the increased potential for impacts in the southern area of the site and best management practices for erosion control in a post-fire landscape. (EIR, § 6.2.2.1 and Table 6-2.)
Project Objectives: The No Project/General Plan Consistency Alternative would accomplish four of the nine project objectives (Project Objectives 4, 5, 7, and 8). This alternative would meet Project Objective 4 because it would provide community-serving recreational opportunities including a lake, a large central park, and sports fields and satisfy the City’s park dedication requirements. This alternative would meet Project Objective 5 because it would provide a system of pedestrian, biking, and hiking trails that would connect with the regional system.
Project Objective 7 would be met by this alternative because it would provide various sustainable features including energy-efficient buildings, water efficient systems, and electric-vehicle charging stations and outlets. This alternative would satisfy Project Objective 8 and create a fire-safe community through various fire protection measures including managed FMZs, fire-resistive landscaping, fire alarm and sprinkler systems, and active management of the Habitat Preserve. However, this alternative would not fulfill Project Objective 1 because it would not cluster development in one area of the project site or include agricultural land uses that promote access to local food sources. This alternative would only partially satisfy Project Objective 2 because it would not provide the Active Adult or Medium Density Residential land use, thus limiting the array of land uses that would enable development of a community with a variety of housing types. It would also provide approximately 1,554 fewer residential RESOLUTION 093-2020
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units to address the state’s housing crisis. In addition, this alternative would not fulfill Project Objective 3 as it would not create villages that include high-architectural-quality mixed-use Village Centers, and no agrarian theme is anticipated. This alternative would not meet Project Objective 6 because it would not include a working farm and related agricultural uses for the community. Project Objective 9 would not be fulfilled because this alternative would not extend Magnolia Avenue, a major transportation component of the Santee General Plan Mobility Element. (EIR, § 6.2.2.2.)
Finding: The City Council rejects Alternative 2: No Project/General Plan Consistency Alternative, on the following grounds, each of which individually provides sufficient justification for rejection of this alternative: (1) the alternative fails to meet the project objectives to the same extent as the project and is infeasible; and (2) the alternative would result in increased impacts relating to aesthetics, biological resources, cultural and tribal cultural resources, geology, soils and paleontological resources, hydrology and water quality, and wildfire.
3. Modified Development Footprint Alternative
Description: Under the Modified Development Footprint Alternative, the proposed project would consist of development exclusively in the southern half of the project site, extending no farther north than the PDMWD Ray Stoyer Water Reclamation Facility. See Figure 6-2, Modified Development Footprint Alternative, for an illustration of the development footprint associated with this alternative. It would include approximately 2,947 low- and medium-density residential units, 36 acres of visitor commercial uses, 47.1 acres of parks, 196.2 acres of open space (includes FMZs), a fire station, a school site, and the Special Use area on approximately 785 acres. The remaining 1,853 acres would be dedicated as Habitat Preserve and would not be developed. Access to the site under this alternative would be from Fanita Parkway and the extension of Carlton Hills Boulevard. The proposed development would connect with several existing neighborhood dead-end streets in the City.
This alternative was selected because it would reduce or eliminate significant transportation impacts to some street segments and intersections of Cuyamaca Street that have been identified for the proposed project. It would also reduce impacts to biological and cultural resources compared to the proposed project. (EIR, § 6.2.3.) Impacts: Compared to the proposed project, the Modified Development Footprint Alternative would result in reduced impacts associated with biological resources, cultural resources, hydrology and water quality, RESOLUTION 093-2020
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and mineral resources. The Modified Development Footprint Alternative would have potentially greater impacts regarding aesthetics, air quality, geology, soils, and paleontological resources, GHG emissions, noise, population and housing, public services, recreation, transportation, utilities and service systems, and wildfire.
The Modified Development Footprint Alternative would include development located exclusively in the southern half of the project site. Because development is proposed only in the southern half of the project site adjacent to existing City development, this alternative would result in greater visual impacts to public views in this area compared to the proposed project. Potentially greater impacts than the proposed project to scenic vistas and visual character or quality of public views of the site would occur because proposed development would be clearly visible from existing City public streets and residences immediately adjacent to the east, south, and west of the project site. Due to the location and proximity of proposed development, it is likely that this alternative would partially block views of scenic vistas of the project site from public streets and rights-of-way. In addition, potentially greater impacts than the proposed project on light and glare would occur due to potential new sources of light in the southern half of the site including exterior building illumination, residential lighting, parking lots, new landscaped areas, and new roadway lighting. This would be a new impact requiring mitigation to reduce it to a less than significant level.
The Modified Development Alternative would result in similar potentially significant and unavoidable impacts as the proposed project related to consistency with the applicable air quality plan because it would exceed the number of residential units identified for the project site in the Santee General Plan Housing Element. Thus, this alternative would exceed the SANDAG growth assumptions assumed for the project site and would be inconsistent with the emissions projections in the RAQS and the SIP. Impacts associated with criteria air pollutant emissions during construction would be potentially significant, similar to the proposed project, due to similar construction activities occurring on site resulting in similar maximum daily emissions. Operational emissions associated with stationary sources (e.g., architectural coatings, consumer products, landscape equipment, and energy use) would be similar to the proposed project due to a similar number of residential units (2,947) on the project site.
However, operational air quality emissions associated with mobile emissions (vehicle trips) would be greater under this alternative due to a greater on-site population. As a result, carbon monoxide hotspots on sensitive receptors would be greater because of the increase in vehicle trips. In addition, similar potentially significant impacts from toxic air contaminants and operational health impacts RESOLUTION 093-2020
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on sensitive receptors would occur under this alternative due to similar construction activities and operational land uses. Mitigation Measures similar to AIR-1 through AIR-10, and GHG-4, All-Electric Homes, would be required to reduce impacts on the applicable air quality plans and cumulative increases in criteria pollutant emissions from construction and operation, though not to a less than significant level. Similar to the proposed project, these impacts would remain significant and unavoidable.
Though the alternative development footprint is a smaller area, potentially significant impacts would still occur regarding soil erosion, topsoil loss, and expansive soils due to the magnitude of excavation and grading proposed for on-site development and off-site improvement areas. The geotechnical recommendations set forth in Mitigation Measure GEO-1 and compliance with applicable federal, state, and local regulations as required by the proposed project would be required under this alternative to reduce potentially significant geological impacts to a less than significant level. In addition, potentially greater significant impacts would occur with regard to geologic stability due to the southern area of the site, including the Special Use area, containing known extensive landslide deposits. Therefore, additional mitigation measures would be required to mitigate landslide impacts under this alternative.
The Modified Development Footprint Alternative would result in similar potentially significant construction GHG emissions as the proposed project due to similar construction equipment and worker and vendor vehicle trips. However, long-term operational GHG emissions from mobile source emissions under this alternative would be greater than the proposed project due to a greater on-site population. In addition, area source and stationary source emissions from activities associated with landscaping, heating, and electricity demand would be similar to the proposed project due to a similar unit count. Therefore, this alternative would result in emissions above the per capita threshold of 1.77 MT CO2e developed consistent with the Santee Sustainable Plan. Mitigation measures similar to Mitigation Measures AIR-5 through AIR-8, AIR-10, and GHG-1 through GHG-6 would be required to reduce operational and amortized construction GHG emissions under this alternative through the application of solar panels, recycling and composting services, water conservation, electric homes, on-site tree planting, and private electric vehicles to a less than significant level.
The Modified Development Footprint Alternative would result in greater potentially significant construction noise impacts than the proposed project due to the proximity of construction activities, including equipment and vehicle traffic, to adjacent NSLUs.
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Mitigation Measures NOI-1 through NOI-4, in addition to new mitigation measures to mitigate noise on nearby existing residences and Sycamore Canyon Elementary School, would be required to reduce excessive noise levels as a result of construction activities.
Due to the proximity of the alternative development footprint to adjacent NSLU, it would expand the number of receptors that would be exposed to construction noise impacts. Therefore, this alternative would have the potential to result in more intensive potentially significant construction noise impacts. In addition, this alternative would result in potentially greater operational impacts than the proposed project due to the entire alternative development being concentrated in the southern portion of the site immediately adjacent to existing NSLUs. Operational noise impacts that would be mitigated by distance under the proposed project would be potentially significant as a result of such proximity to existing NSLUs.
Nighttime nuisance noise impacts from the Special Use area would be potentially significant under this alternative, similar to the proposed project, and Mitigation Measure NOI-5 would still be required. Operational traffic would be routed through several existing streets including Birchcrest Boulevard, Halberns Boulevard, Carlton Hills Boulevard, and Cecilwood Drive directly south and west of the alternative footprint that would not provide project access under the proposed project. This would result in new noise impacts on the adjacent NSLUs compared to the proposed project. Therefore, Mitigation Measures NOI-6 and NOI-7, as well as additional new mitigation measures, would be required to reduce impacts, though not to a less than significant level. Similar to the proposed project, operational noise impacts would be significant and unavoidable.
Similar to the proposed project, temporary potentially significant groundborne vibration impacts from construction equipment and blasting would occur under this alternative. Implementation of Mitigation Measures NOI-8 and NOI-9, in addition to Mitigation Measures NOI-3 and NOI-4, would minimize temporary groundborne vibration impacts from construction and blasting activities at nearby receptors. However, due to the proximity of construction activities under this alternative, impacts from groundborne vibration would be potentially greater than under the proposed project and may require additional mitigation measures to reduce impacts to less than significant.
Unlike the proposed project, this alternative does not propose an Active Adult community, which includes a lower 1.6 persons per household residential population compared to the 2.9 persons per household for low- and medium-density residential units. Using these population generation factors, this alternative would generate approximately 8,546 residents, and the proposed project would generate approximately 7,974 residents under the preferred land use RESOLUTION 093-2020
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plan with school or approximately 8,145 residents under the land use plan without school. Therefore, greater population growth would result from this alternative.
The Modified Development Footprint Alternative would result in more intensive but still less than significant impacts on fire protection facilities, police protection facilities, public school facilities, and libraries compared to the proposed project due to a greater on-site residential population. However, similar to the proposed project, this alternative includes a site for a future fire station and for a school, which would allow this alternative to maintain acceptable service ratios, response times, or other performance objectives, and reduce demand for fire protection and public school service. Police protection and library facilities would be accommodated off-site by existing uses and would not result in physical impacts associated with the proposed project. Physical impacts as a result of construction of the new fire protection and school facilities would be reduced through mitigation measures put forth in other resource topics as part of the overall project environmental evaluation.
Therefore, this alternative would have more intensive but still less than significant impacts on public services compared to the proposed project.
The Modified Development Footprint Alternative would result in an increased demand for recreational facilities due to a greater on-site population than the proposed project. This alternative would include approximately 47.1 acres of parks. Using the City’s minimum parkland requirement of 10 acres of parkland for every 1,000 residents, along with the Santee Municipal Code, Chapter 12.40, provision of 5 acres per 1,000 residents of parkland dedication plus 5 acres per 1,000 persons of in-lieu fee, this alternative would be required to provide approximately 85.5 acres of parks (total project population divided by 1,000 and multiplied by 10). Since this alternative would only provide 47.1 acres, it would not provide sufficient acreage of parks, trails, and recreational facilities to satisfy the parkland dedication requirements and would not comply with the Santee General Plan. Similar to the proposed project, this alternative would mitigate any impacts associated with new on-site park development as part of the proposed project’s environmental evaluation and identify applicable mitigation measures as needed.
However, because this alternative would result in significant and unavoidable impacts to air quality, noise, and transportation, construction of the recreational facilities associated with the alternative would contribute to these impacts. Similar to the proposed project, impacts to new or expanded recreational facilities on site would be significant and unavoidable for air quality, noise, and transportation, while the remaining impacts would be less than RESOLUTION 093-2020
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significant or reduced to a less than significant level with mitigation.
The lack of proposed park acreage would result in increased demand on existing park and recreation facilities in the City causing substantial deterioration of those facilities. Therefore, this alternative would result in a new potentially significant impact compared to the proposed project and would require new mitigation measures, such as the payment of fees, to meet these parkland requirements.
This alternative would result in greater potentially significant operational transportation impacts than the proposed project due to a greater on-site population because this alternative would not propose Active Adult units. Using the trip rates for low-density, medium-density, and visitor commercial land uses from the Transportation Impact Analysis, this alternative would result in approximately 986 additional residential average daily trips compared to the proposed project. This could result in greater traffic impacts than have been identified for the proposed project. However, because the development would be concentrated in the southern portion of the project site, potentially significant impacts on certain segments and intersections of Cuyamaca Street would be avoided because this alternative would not access the project site from Cuyamaca Street. Traffic under this alternative would be rerouted through other existing City streets to the south and west including Sycamore Canyon Road, Birchcrest Boulevard, Halberns Boulevard, Carlton Hills Boulevard, Dragoye Drive, Cambury Drive, and Cecilwood Drive, potentially resulting in new significant impacts on these roadways, which would require new mitigation measures.
In addition, this alternative would result in less intensive but still potentially significant impacts on VMT because it would be located entirely in the southern portion of the site adjacent to existing City development resulting in approximately 1 to 3 fewer VMT per capita to and from various existing and proposed land uses. However, without the Active Adult community under this alternative, the VMT per capita would increase. Due to the number of units that would be developed under this alternative, Mitigation Measure AIR-6 would still be required to implement a Transportation Demand Management Plan to reduce potentially significant impacts on VMT, though not to less than significant. Similar to the proposed project, impacts would remain significant and unavoidable. Similar to the proposed project, implementation of this alternative would not substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment).
The Modified Development Footprint Alternative would result in slightly greater demand for water, wastewater, stormwater drainage, RESOLUTION 093-2020
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electric power, natural gas, and telecommunications facilities than the proposed project because it would generate a greater population.
Therefore, potentially increased significant impacts would occur because this alternative would require the construction of new and expanded utilities and service systems to serve the proposed residential and commercial uses. Similar to the proposed project, applicable mitigation measures from other resource topics would be required to reduce physical environmental impacts of these new facilities to a less than significant. However, because this alternative would result in significant and unavoidable impacts to air quality, noise, and transportation, construction of utilities and service systems associated with the alternative could contribute to these impacts. Similar to the proposed project, impacts to new or expanded utilities and service systems would be significant and unavoidable for air quality, noise, and transportation, while the remaining impacts would be less than significant or reduced to a less than significant level with mitigation.
Potentially greater impacts would occur related to flooding or landslides as a result of post-fire stability or drainage changes due to the southern area of the project site containing extensive landslide deposits and being prone to slope failure. This alternative would concentrate development in the southern area, potentially resulting in a new significant impact requiring mitigation. Numerous debris avalanches and debris slides of varying ages are present on these slopes. It is expected that such conditions could be exacerbated in a post-fire landscape where surface vegetation has been removed or burned and erosion potential increases. In addition, the Special Use area proposed under this alternative was deemed unsuitable for park or substantial facility development by a focused geotechnical study due to geological constraints including landslides. This alternative proposes residential development in proximity to the Special Use area. Therefore, the alternative would result in greater impacts related to post-fire instability and new mitigation measures would be required to mitigate flooding or landslide impacts under this alternative. (EIR, § 6.2.3.1 and Table 6-2.)
Project Objectives: The Modified Development Footprint Alternative would accomplish five of the nine project objectives (Project Objectives 2, 4, 5, 7, and 8). This alternative would satisfy Project Objective 2 because it would provide an array of land uses that would enable development of a community with a variety of housing types to address the state’s housing crisis. This alternative would meet Project Objective 4 because it would provide community-serving recreational opportunities including two large parks. This alternative would meet Project Objective 5 because it would provide a system of pedestrian, biking, and hiking trails that would connect with the regional system.
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Project Objective 7 would be met by this alternative because it would provide various sustainable features including energy-efficient residences, drought-tolerant landscaping, and close connections to existing City development to offset single-occupancy vehicle travel.
In addition, this alternative would satisfy Project Objective 8 and create a fire-safe community through various fire protection measures including managed FMZs, fire-resistive landscaping, fire alarm and sprinkler systems, and active management of the Habitat Preserve. This alternative would only partially satisfy Project Objective 1 because, although it would create a clustered development with a mix of land uses concentrated in the southern area of the site and dedicate a large block of open space as Habitat Preserve to the City’s Draft MSCP Subarea Plan, it would not include agricultural land uses that promote access to local food sources.
However, this alternative would not fulfill Project Objective 3 because it would not create multiple villages that include mixed-use Village Centers, and no agrarian theme is anticipated. This alternative would not meet Project Objective 6 because it would not include a working farm and related agricultural uses for the community. Project Objective 9 would be partially fulfilled because while this alternative would improve Fanita Parkway it would not extend or improve Cuyamaca Street or Magnolia Avenue, which are major
transportation components of the Santee General Plan Mobility Element. (EIR, § 6.2.3.2.)
Finding: The City Council rejects Alternative 3: Modified Development Footprint Alternative, on the following grounds, each of which individually provides sufficient justification for rejection of this alternative: (1) the alternative fails to meet the project objectives to the same extent as the project and is infeasible; (2) the alternative fails to avoid or reduce any potentially significant impacts of the project regarding air quality, noise, recreation, transportation and utilities and service systems; and (3) the alternative would result in increased impacts relating to aesthetics, geology, soils, and paleontological resources, GHG emissions, population and housing, public services, and wildfire.
4. No Fanita Commons Reduced Project Alternative
Description: Under the No Fanita Commons Reduced Project Alternative, the project footprint would be the same as the proposed project except Fanita Commons (the northwestern village) would not be
constructed. See Figure 6-3, No Fanita Commons Reduced Project Alternative, for an illustration of the development footprint for this alternative. Development would occur on approximately 692 acres with the remaining 1,946 acres being dedicated as Habitat Preserve.
This alternative would include approximately 2,392 low- and RESOLUTION 093-2020
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medium-density residential units, 8.7 acres of visitor commercial uses, 38.5 acres of parks, a fire station, a school site, and the Special Use area. Without Fanita Commons, the alternative would eliminate a majority of the commercial uses and Active Adult neighborhood.
The proposed school would be moved to the Farm site, eliminating the Farm. A fire station would be located next to the school site to the north. The Community Park would be located in Vineyard Village under this alternative. Street “V” and Street “W” would be constructed to connect Orchard Village with Vineyard Village. Access to and from the site would be through the extensions of Fanita Parkway, Cuyamaca Street and secondarily from Magnolia Avenue.
This alternative was selected because it would reduce or eliminate some of the significant and unavoidable transportation impacts to street segments and intersections identified for the proposed project (circulation system performance). It would also have reduced significant and unavoidable impacts associated with: (1) air quality (consistency with the applicable air quality plan, cumulative increase in criteria pollutant emissions), (2) noise (exceedance of noise standards), (3) recreation (construction or expansion of recreational facilities), (4) transportation (VMT), and (5) utilities and service systems (new or expanded utilities or service systems). (EIR, §
6.2.4.)
Impacts: Compared to the proposed project, the No Fanita Commons Reduced Project Alternative would result in reduced impacts associated with aesthetics, air quality, biological resources, cultural resources, energy, geology, soils and paleontological resources, GHG emissions, hazards and hazardous materials, hydrology and water quality, mineral resources, noise, population and housing, public services, transportation, utilities and service systems, and wildfire. The No Fanita Commons Reduced Project Alternative would have potentially greater impacts on recreation because this alternative would not meet the City park acreage requirements.
The No Fanita Commons Reduced Project Alternative would result in reduced demand for existing recreational facilities because it would construct one less village and generate less population growth (approximately 1,037 fewer people). However, with the elimination of Fanita Commons, proposed project recreation amenities including the Community Park, two Neighborhood Parks, two Mini-Parks, and the Farm would also be eliminated. This alternative would provide approximately 38.5 acres of parks. Using the City’s minimum parkland requirement of 10 acres of parkland for every 1,000 residents, along with the Santee Municipal Code, Chapter 12.40, provision of 5 acres per 1,000 residents of parkland dedication plus 5 acres per 1,000 persons of in-lieu fee, this alternative would be RESOLUTION 093-2020
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required to provide approximately 69.4 acres of parks (total project population divided by 1,000 and multiplied by 10). Since this alternative would only provide 38.5 acres, it would not provide sufficient acreage of parks, trails, and recreational facilities to satisfy the parkland dedication requirements and would not comply with the Santee General Plan. Similar to the proposed project, this alternative would mitigate any impacts associated with new on-site park development as part of the proposed project’s environmental evaluation and identify applicable mitigation measures, as needed, to reduce impacts to a less than significant level. However, because this alternative would result in some significant and unavoidable impacts to air quality, noise, and transportation, construction of the recreational facilities associated with the alternative could contribute to these impacts. Similar to the proposed project, impacts to new or expanded recreational facilities on site would be significant and unavoidable for air quality, noise, and transportation, while the remaining impacts would be less than significant or reduced to a less than significant level with mitigation. Compared to the proposed project, this alternative would have lessened impacts because it would contribute to fewer significant and unmitigated transportation impacts from the construction of on-site recreational resources.
However, the lack of adequate park facilities on the project site to meet the City’s requirements would mean that project residents would more frequently use existing recreational facilities in the community than they would if adequate facilities were provided on site. This could result in a new significant impact related to the degradation of existing recreational facilities compared to the proposed project and require this alternative to mitigate through the payment of parkland fees to reduce impacts to a less than significant level. (EIR, § 6.2.4.1 and Table 6-2.)
Project Objectives: The No Fanita Commons Reduced Project Alternative would accomplish four of the nine project objectives (Project Objectives 5, 7, 8, and 9). This alternative would meet Project Objective 5 because it would provide a system of pedestrian, biking, and hiking trails that would connect with the regional system and existing City development. Project Objective 7 would be met by this alternative because it would provide various sustainable features, including energy-efficient residences, drought-tolerant landscaping, and connections to existing City development to offset single-occupancy vehicle travel. In addition, this alternative would satisfy Project Objective 8 and create a fire-safe community through various fire protection measures including managed FMZs, fire-resistive landscaping, fire alarm and sprinkler systems, and active management of the Habitat Preserve. Project Objective 9 would be fulfilled by this alternative because it would extend and improve Fanita Parkway, Cuyamaca Street, and Magnolia Avenue, three RESOLUTION 093-2020
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major transportation components of the Santee General Plan Mobility Element. This alternative would only partially satisfy Project Objective 1 because, although it would create a new community with clustered development and a mix of land uses and dedicate large blocks of open space as Habitat Preserve to the City’s Draft MSCP Subarea Plan, it would not provide recreational land uses to meet the City’s park dedication requirements or provide the Farm that would promote access to local food sources. This alternative would only partially meet Project Objective 2 because it would not provide the Active Adult land use, limiting the array of land uses with a variety of housing types and would provide approximately 557 fewer residential units to address the state’s housing crisis. However, this alternative would only partially meet Project Objective 3 because there would not be an agrarian theme throughout the development and no Farm would be proposed. In addition, this alternative would only provide two villages, eliminating Fanita Commons, which would be the main commercial center for the proposed project. This alternative would not meet Project Objective 4 because this alternative would not provide enough passive and active parks to satisfy the City’s park dedication requirements. Finally, this alternative would not meet Project Objective 6 because it would not include a working farm, thereby not providing fresh, locally grown produce for the community. (EIR, § 6.2.4.2.)
Finding: The City Council rejects Alternative 4: No Fanita Commons Reduced Project Alternative, on the following grounds, each of which individually provides sufficient justification for rejection of this alternative: (1) the alternative fails to meet the project objectives to the same extent as the project and is infeasible; (2) the alternative fails to avoid or reduce the potentially significant impacts of the project related to recreation; and (3) the alternative would result in increased impacts relating to recreation.
5. No Vineyard Village Reduced Project Alternative
Description: Under the No Vineyard Village Reduced Project Alternative, the project footprint would be similar to the proposed project except Vineyard Village (the eastern village) would not be constructed.
Under this alternative, residential units would be reduced to approximately 1,904 units. Development would occur on
approximately 462 acres with the remaining 2,176 acres to be dedicated as Habitat Preserve. It would include 27.8 acres of visitor commercial uses, the Farm, 30 acres of parks (including the Community Park), a fire station site, and the Special Use area.
However, no school site would be designated under this alternative.
This alternative would not require the construction of internal streets “V” and “W.” Access to and from the site would be through the RESOLUTION 093-2020
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extensions of Fanita Parkway, Cuyamaca Street and Magnolia Avenue.
This alternative was selected because it would reduce or eliminate the following significant and unavoidable impacts identified for the proposed project: (1) air quality (consistency with the applicable air quality plan, cumulative increase in criteria pollutant emissions), (2) noise (exceedance of noise standards), (3) recreation (construction or expansion of recreational facilities), (4) transportation (circulation system performance, VMT), and (5) utilities and service systems (new or expanded utilities or service systems). (EIR, § 6.2.5.) Impacts: Compared to the proposed project, the No Vineyard Village Reduced Project Alternative would result in reduced impacts associated with aesthetics, air quality, biological resources, cultural resources, energy, geology, soils and paleontological resources, GHG emissions, hazards and hazardous materials, hydrology and water quality, mineral resources, noise, population and housing, public services, transportation, utilities and service systems, and wildfire.
The No Vineyard Village Reduced Project Alternative would have potentially greater impacts on recreation because this alternative would not meet the City park acreage requirements. This alternative would fulfill six of the nine project objectives.
The No Vineyard Village Reduced Project Alternative would result in reduced overall demand for recreational facilities compared to the proposed project because it would construct one less village (1,045 fewer residential units) and generate less population growth.
However, with the elimination of Vineyard Village, proposed project recreation amenities including 4 Neighborhood Parks, 10 Mini-Parks, and various trail connections would also be eliminated. This alternative would provide approximately 30 acres of parks. Using the City’s minimum parkland requirement of 10 acres of parkland for every 1,000 residents, along with the Santee Municipal Code, Chapter 12.40, provision of 5 acres per 1,000 residents of parkland dedication plus 5 acres per 1,000 persons of in-lieu fee, this alternative would be required to provide approximately 55.2 acres of parks (total project population divided by 1,000 and multiplied by 10).
Since this alternative would only provide 30 acres, it would not provide sufficient acreage of parks, trails, and recreational facilities to satisfy the parkland dedication requirements and would not comply with the Santee General Plan. Similar to the proposed project, this alternative would mitigate any impacts associated with new on-site park development as part of the proposed project’s environmental evaluation and identify applicable mitigation measures, as needed, to reduce impacts to less than significant.
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and unavoidable impacts to air quality and transportation, construction of the recreational facilities associated with the alternative could contribute to these impacts. Similar to the proposed project, impacts to new or expanded recreational facilities on site would be significant and unavoidable for air quality and transportation, while the remaining impacts would be less than significant or reduced to a less than significant level with mitigation.
Compared to the proposed project, this alternative would have lessened impacts because it would contribute to fewer significant and unmitigated noise and transportation impacts from the construction of on-site recreational resources.
The lack of adequate park facilities on the project site under this alternative to meet the City’s requirements would mean that project residents would more frequently use existing recreational facilities in the community than they would if adequate facilities were provided on site. This could result in a new significant impact related to the degradation of existing recreational facilities compared to the proposed project and require this alternative to mitigate this impact through the payment of fees to meet satisfy the parkland requirements to reduce impacts to a less than significant level. (EIR, § 6.2.5.1 and Table 6-2.)
Project Objectives: The No Vineyard Village Reduced Project Alternative would accomplish six of the nine project objectives (Project Objectives 3, 5, 6, 7, 8, and 9). This alternative would meet Project Objective 3 because it would create villages that include high-architecturalquality, mixed-use Village Centers with an agrarian theme. This alternative would meet Project Objective 5 because it would provide a system of pedestrian, biking, and hiking trails that would connect with the regional system and existing City development. This alternative would meet Project Objective 6 because it would include a working farm that would provide fresh, locally grown produce for the community. Project Objective 7 would be met by this alternative because it would provide various sustainable features including energy-efficient residences, drought-tolerant landscaping, and connections to existing City development to offset single-occupancy vehicle travel. In addition, this alternative would satisfy Project Objective 8 and create a fire-safe community through various fire protection measures including managed FMZs, fire-resistive landscaping, fire alarm and sprinkler systems, and active management of the Habitat Preserve. Project Objective 9 would be fulfilled by this alternative because it would extend and improve Fanita Parkway, Cuyamaca Street, and Magnolia Avenue, three major transportation components of the Santee General Plan Mobility Element. This alternative would only partially satisfy Project Objective 1 because it would create a new community with clustered RESOLUTION 093-2020
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development and a mix of land uses and dedicate large blocks of open space as Habitat Preserve to the City’s Draft MSCP Subarea Plan, but it would not provide enough recreation land uses to the City’s parkland dedication requirements. This alternative would only partially meet Project Objective 2 because, although it would provide an array of land uses with a variety of housing types, it would provide approximately 1,045 fewer residential units to address the state’s housing crisis. However, this alternative would not meet Project Objective 4 because this alternative would not provide enough passive and active parks to satisfy the City’s park dedication requirements. (EIR, § 6.2.5.2.)
Finding: The City Council rejects Alternative 5: No Vineyard Village Reduced Project Alternative, on the following grounds, each of which individually provides sufficient justification for rejection of this alternative: (1) the alternative fails to meet the project objectives to the same extent as the project and is infeasible; (2) the alternative fails to avoid or reduce the potentially significant impacts of the project related to recreation; and (3) the alternative would result in increased impacts relating to recreation.
E. ENVIRONMENTALLY SUPERIOR ALTERNATIVE
According to Section 15126.6(e)(2) of the CEQA Guidelines, an EIR is required to identify the environmentally superior alternative, which is the alternative having the potential for the fewest significant environmental impacts, from among the range of reasonable alternatives that are evaluated in an EIR.
The level of environmental impacts associated with the No Project/No Build Alternative is overall less than the proposed project. It would avoid all of the significant and unavoidable impacts of the proposed project. This alternative would have greater land use impacts than the proposed project as it would conflict with the Santee General Plan and zoning ordinance. It would also not accomplish any of the proposed project objectives. Nonetheless, the No Project/No Build Alternative would be considered the environmentally superior alternative. According to Section 15126.6 of the CEQA Guidelines, if the No Project Alternative is selected as the environmentally superior alternative, then the EIR shall also identify am environmentally superior alternative among the remaining alternatives.
Compared to the proposed project, the No Project/General Plan Consistency Alternative would result in reduced impacts associated with air quality, energy, GHG emissions, hazards and hazardous materials, noise, population and housing, public services, recreation, transportation, and utilities and service systems. The No Project/General Plan Consistency Alternative would have potentially greater impacts regarding aesthetics, biological resources, cultural resources, geology, soils, paleontological resources, hydrology and water quality, and wildfire. This alternative would fulfill four of the nine project objectives.
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Compared to the proposed project, the Modified Development Footprint Alternative would result in reduced impacts associated with biological resources, cultural resources, hydrology and water quality, and mineral resources. The Modified Development Footprint Alternative would have potentially greater impacts regarding aesthetics, air quality, geology, soils, and paleontological resources, GHG emissions, noise, population and housing, public services, recreation, transportation, utilities and service systems, and wildfire. This alternative would fulfill five of the nine project objectives.
Compared to the proposed project, the No Fanita Commons Reduced Project Alternative would result in reduced impacts associated with aesthetics, air quality, biological resources, cultural resources, energy, geology, soils and paleontological resources, GHG emissions, hazards and hazardous materials, hydrology and water quality, mineral resources, noise, population and housing, public services, transportation, utilities and service systems, and wildfire. The No Fanita Commons Reduced Project Alternative would have potentially greater impacts on recreation because this alternative would not meet the City park acreage requirements. This alternative would fulfill four of the nine project objectives.
Compared to the proposed project, the No Vineyard Village Reduced Project Alternative would result in reduced impacts associated with aesthetics, air quality, biological resources, cultural resources, energy, geology, soils and paleontological resources, GHG emissions, hazards and hazardous materials, hydrology and water quality, mineral resources, noise, population and housing, public services, transportation, utilities and service systems, and wildfire. The No Vineyard Village Reduced Project Alternative would have potentially greater impacts on recreation because this alternative would not meet the City park acreage requirements. This alternative would fulfill six of the nine project objectives.
The No Vineyard Village Reduced Project Alternative overall has less environmental impacts than the other alternatives, but more environmental impacts than the No Project/No Build Alternative. In addition to having reduced impacts to the environmental issues listed above, this alternative would avoid the significant and unavoidable impacts associated with noise (exceed noise standards) and transportation (certain street segments and intersections) identified for the proposed project. This alternative would not fulfill three of the nine project objectives. It would not fulfill Project Objective 4, because this alternative would not provide enough passive and active parks to satisfy the City’s park dedication requirements. This alternative would only partially satisfy Project Objective 1 because it would create a new community with clustered development and a mix of land uses and dedicate large blocks of open space as Habitat Preserve to the City’s Draft MSCP Subarea Plan, but it would not provide enough recreation land uses. This alternative would only partially meet Project Objective 2 because, although it would provide an array of land uses with a variety of housing types, it would provide approximately 1,045 fewer residential units to address the state’s housing crisis. Therefore, of the alternatives analyzed, the No Vineyard Village Reduced Project Alternative would result in the greatest reduction in environmental impacts compared to RESOLUTION 093-2020
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the proposed project and would be considered the environmentally superior alternative. (EIR, § 6.3.)
SECTION IX: STATEMENT OF OVERRIDING CONSIDERATIONS
Pursuant to State CEQA Guidelines Section 15093(a), the City Council must balance, as applicable, the economic, legal, social, technological, or other benefits of the proposed project against its unavoidable environmental risks in determining whether to approve the proposed project. If the specific benefits of the proposed project outweigh the unavoidable adverse environmental effects, those environmental effects may be considered acceptable.
Having reduced the adverse significant environmental effects of the proposed project to the extent feasible by adopting the mitigation measures, and having considered the entire administrative record on the proposed project, the City Council has weighed the benefits of the proposed project against its unavoidable adverse impacts after mitigation in regards to air quality, noise, recreation, transportation, and utilities. While recognizing that the unavoidable adverse impacts are significant under the applicable CEQA thresholds, the City Council nonetheless finds that the unavoidable adverse impacts that will result from the proposed project are acceptable and outweighed by specific social, economic and other benefits of the proposed project.
In making this determination, the factors and public benefits specified below were considered. Any one of these reasons is sufficient to justify approval of the proposed project. Thus, even if a court were to conclude that not every reason is supported by substantial evidence, the City Council would be able to stand by its determination that each individual reason is sufficient. The substantial evidence supporting the various benefits can be found in the preceding findings, which are incorporated by reference into this section, and in the documents found in the record of proceedings.
The City Council therefore finds that for each of the significant impacts that are subject to a finding under CEQA Section 21081(a)(3), that each of the following social, economic, and environmental benefits of the Project, independent of the other benefits, outweigh the potential significant unavoidable adverse impacts and render acceptable each and every one of these unavoidable adverse environmental impacts:
1. Provide a Mixed-Use, Livable Community: The proposed project would create a new community within the City consisting of approximately 2,949 housing units under the preferred land use plan with school, or 3,008 units under the land use plan without school, and up to 80,000 square feet of commercial uses in addition to parks, open space, and agriculture uses.
2. Create a Sense of Identity Within the Community: The proposed project would cluster development, organizing the development into three villages with higharchitectural-quality, mixed-use Village Centers focused on an agrarian and sustainability theme to create a unique identiy and sense of community for each RESOLUTION 093-2020
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village. Each village would be defined by its location, physical characteristics, and mix of housing types and uses.
3. Preserve Wildlife Corridors: The proposed project’s clustered development would preserve natural open space areas, drainages, and key wildlife corridors.
4. Conserve Habitat: The proposed project footprint has been reduced from the previous development hardline footprint identified in the approved 1998 MSCP Plan. The development bubbles included in the Multi-Habitat Planning Area (“MHPA”) that is part of the 1998 MSCP Plan impacted approximately 1,224 acres, including 1,140 acres of habitat. By removing a large development bubble in the southern portion site from the 1998 project design, the proposed project impacts approximately 988.77 acres of on- and off-site sensitive habitats, thereby increasing the size of the current Habitat Preserve by more than 200 acres.
Accordingly, the proposed project would preserve large blocks of significant natural open space areas totaling 1,650.4 acres (approximately 63 percent of the project site) as a habitat preserve dedicated to the City of Santee’s Draft Multiple Species Conservation Program (“MSCP”) Subarea Plan for permanent preservation and management. As a hardline Covered Project under the Draft MSCP Subarea Plan, impacts to covered narrow endemic species require 100 percent conservation within open space (i.e., hardline preserve) and 80 percent conservation through translocation within permanent impact (i.e., take-authorized) areas. This habitat preservation would also enable the City to fulfill its commitment to participate in the San Diego MSCP.
5. Develop a Special-Use Area on a Constrained Site: The proposed project would develop a Special-Use area in the southwestern corner of the project site that would include a limited range of uses such as a solar farm, recreational vehicle storage for use by all Santee citizens, and other similar uses. The project would allow for beneficial use of this area, which was previously graded for a park and is not suitable for habitat preservation, cannot be irrigated and is limited to minimal grading because of geological conditions on the site.
6. Provide a Range of Housing Opportunities: The proposed project would provide a complementary and supportive array of land uses that would enable development of a community with a variety of housing types to address the state’s current housing crisis. The preferred land use plan with school would provide 866 medium density residential units, 1,203 low density residential units, 445 active adult residential units, as well as 435 residential units in the Village Center.
7. Encourage Alternative Modes of Transportation: The proposed project would allow for shared parking to reduce the need for large parking lots and pavement areas in the Village Center land use designation. Additionally, a bicycle station would be provided with bicycle parking, access to air and water, and a bike share facility. Each Village Center (one in each of the three Villages) would also provide electric vehicle (EV) charging stations and preferred parking per CALGreen RESOLUTION 093-2020
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requirements. The location of parking for medium density residential and active adult residential land uses would consider proximity to the Village Centers and parks, and seek to promote walkability or alternative modes of transportation by providing a neighborhood electric vehicle network, bicycle facilities and trails to offset single-occupancy vehicle use.
8. Provide Increased Recreational Opportunities: The proposed project would provide a range of recreational opportunities. An approximately 31.2-acre Community Park, 8 Neighborhood Parks, and 31 Mini-Parks would be distributed throughout the development to provide active and passive recreational opportunities for use by all Santee citizens and gathering spaces within walking distance of all residences. Some of the Mini-Park designated areas would also provide trail access and serve as the primary access point to the trail system in the Habitat Preserve and Open Space land use designation areas. These recreational opportunities promote an active and healthy lifestyle, are accessible to residents of the community and surrounding areas, and satisfy the City of Santee’s park dedication requirements.
9. Promote Dedicated Trail Use: The proposed project would provide over 35 miles of an extensive system of pedestrian, bicycle, and hiking trails as a key community amenity that accommodates a variety of users, facilitates the enjoyment of the outdoor environment, and provides connections to local and regional parks and trails. Trail locations throughout the project site would be coordinated to minimize conflicts with sensitive habitat areas by using existing trails and dirt roads and providing signage, well-defined trail markers, fencing, and community education to protect habitat areas and minimize indirect impacts sensitive species.
10.Promote Wellness and Sustainability: The proposed project would incorporate a working farm and related agricultural uses into the community to provide community access to fresh, locally grown foods to promote wellness and a sustainable lifestyle. The Farm in Fanita Commons, located on approximately 27.3 acres, would be the centerpiece of the proposed project. The Farm and the additional 10.9 acres of vineyards and orchards would honor the City’s long tradition of agriculture.
11.Provide a Sustainable Community: The proposed project would incorporate current conservation technologies and strategies to achieve local, state, and federal goals to address global climate change by reducing greenhouse gas emissions, including various modes of transportation and alternatives to singleoccupancy vehicle travel.
12.Promote General Plan Mobility Element Policies: The proposed project would implement major transportation components of the Santee General Plan Mobility Element by extending Fanita Parkway and Cuyamaca Street to the planned development.
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13.Provide Improved Circulation: Streets on the project site would be established in the Fanita Ranch Specific Plan and would be designed as a system of complete streets that supports multiple user types, including motorists, pedestrians, bicyclists, and transit riders. Additionally, a Traffic Calming Plan would be implemented throughout the site to improve the quality of life for residents and lower the vehicle speeds on neighborhood streets without restricting access.
Traffic calming measures would promote pedestrian, bicycle, and vehicle safety by controlling the speed and distribution of vehicles traveling through the project site.
14.Create a Fire-Safe Community: The proposed project would implement a series of fire protection measures that incorporate fuel management zones (“FMZ”), fireresistant landscape design, ignition-resistant building materials, fire alarm and sprinkler systems, and adequate ingress-egress points for emergency personnel and residents. The proposed project’s Fire Protection Plan provides for roadside FMZs throughout the project area and along both sides of access roads up to 50 feet and provides 100 feet of FMZ along existing residential areas as additional protection from wildland fire. In addition, the proposed project would include a fire station fully staffed with trained firefighters that would be able to respond quickly to reported fires. The on-site fire station increases fire safety and reduces fire risk, as well as respond to medical emergencies throughout the proposed project and surrounding neighborhoods.
15.Improve Fire Safety for Project Site and Surrounding Areas: The proposed project would be fire adapted with a strong resident outreach program that raises fire awareness among its residents and a heightened early wildfire detection network for the City and surrounding areas. The proposed project would convert nearly 988 acres of ignitable fuels to lower flammability landscape and hardscape, include better access throughout the site, provide managed and maintained landscapes, and place more fire aware individuals on the ground that would reduce the likelihood of arson, off-road vehicles, shooting, or other non-authorized recreational-based activities that cause fires, some of which is currently occurring on the undeveloped project site. Motorized activities on the trails would be prohibited and enforced. If a hiker or mountain biker were to start a fire, detection and response would be anticipated on a fast timeline due to the residents living in the proposed community who would have the ability to detect fires throughout the property. The quick detection and call to 911 would result in a fast response from the on-site fire station. If a fire is detected and cannot be accessed by a responding fire engine, it would be sized up, and additional aerial and other support would be requested quickly. Thus, the project would enable faster fire size up (determining the needed firefighting resources) and requests for additional resources, including aerial support, compared to current conditions at the project site. Further, fires originating off site would not have continuous fuels across the development footprint and would therefore be expected to burn into the provided Fuel Management Zones with reduced intensity until starved of fuels, well away from the project site’s structures.
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16.Improve Emergency Access: The proposed project would include at least two ingress/egress points leading to three main arteries and adequately sized streets that would allow traffic circulation and emergency response access. All interior residential streets would be designed to accommodate a minimum of a 77,000 pound fire truck. Fire department engine access points would be provided at dead end streets on the southerly, easterly, and westerly sides of existing, neighboring developments where they do not currently exist. Both Fanita Parkway and Cuyamaca Street would include bike lanes with buffers that would serve as emergency lanes for first responders. The project would include a Wildland Fire Evacuation Plan which provides an evacuation route map and various family evacuation preparation tools that would result in faster evacuations and a population that understands the potential wildfire threat and actions they may be directed to take. The proposed project would implement a community outreach and education program to ensure that residents and visitors would be fire aware, have regular reminders of fire safety practices, and be encouraged to sign up for Reverse 911 and prepare their own personal action plan following the “Ready, Set, Go!” evacuation model. This would benefit project residents as well as existing residences, which will have better improved emergency preparedness.
17.Promote the Sustainable Santee Plan: The proposed project is consistent with the Sustainable Santee Plan. The entire residential portion of the proposed project (minimum 2,949 residential units) would require the use of high-efficiency equipment and fixtures that exceed 2016 California Green Building Standards Code and 2019 Title 24 standards by 14 percent. Additionally, the proposed project increases the energy efficiency of commercial buildings by an additional 14 percent. The proposed project would include parks, trails, and a Habitat Preserve that would contribute to reducing urban heat island effect and encourage the use of light-colored, semi-reflective, or cool-roof technology for all roofing within the proposed project, including at least 60,000 square feet of commercial rooftops.
The proposed project would implement a master tree planting plan, requiring at least 26,705 trees and at least 237.4 acres of bushes on hedges on site. The proposed project will also provide 100 electric vehicles to project residents.
Further, in accordance with the Sustainable Santee Plan, the proposed project will institute recycling and composting services to divert at least 90 percent of the proposed project's operational waste, consistent with the City’s performance metric. The proposed project would also recycle or reuse at least 70 percent of the construction waste, soil, and debris by 2030 and 80 percent starting in 2030.
18.Encourage Use and Reuse of On-Site Natural Resources. The proposed project contemplates the use and reuse of on-site rock materials, such as large boulders, rock cobble, decomposed granite, and processed rock. There are large quantities of rock cobble existing on site. Rock cobble would be collected and used in the construction of water quality and landscape features. The proposed project involves setting up an aggregate plant on site during construction. The aggregate plant would produce roadway sub-base and other aggregate materials for use on site. In addition to rock materials, there are large deposits of decomposed granite RESOLUTION 093-2020
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on site, which would be reused for trails and other landscape-related purposes.
Use of on-site materials would responsibly use mineral resources, eliminate the need for importing rough or finished materials, and reduce construction-related vehicle emissions in support of the approved Sustainable Santee Plan.
19.Facilitate School Development: The proposed project reserves a school site for a potential K–8th grade public school or other educational uses on approximately 15 acres in Fanita Commons. If acquired by the Santee School District, the site would accommodate up to 700 students, including existing and new students, assisting the Santee School District in maintaining adequate capacity at its school facilities. Other uses, such as private school, charter school, child care center, nature center, and cultural and farm education facilities, would be permitted if the Santee School District does not pursue the site for a public school.
20.Provide Community Amenities: The proposed project would provide a number of community amenities, including but not limited to the 31.2 acre Community Park at the center of Fanita Commons, as well as The Farm. The Community Park would include two multi-purpose lighted ballfields, lighted sport courts, restrooms, tot lots, open play areas, and passive picnic areas. Additionally, it may include an aquatic element, a community gathering plaza, and a dog park. The Farm would allow for a range of community activities including farm-to-table events, community harvests, weddings, and other celebrations and festivals. Farm-based education would be provided as tours, volunteer opportunities, camps, and workshops related to gardening and farmer training, nutrition, cooking, herbal medicines, and home preservation of food. The Village Center and the Village Green would allow the Farm’s activities, such as farmers markets and festivals, to expand into the Village Center. This would provide a service to residents of the Project, the City and surrounding community, as well as generate revenue for the City.
21.Generate Employment. The proposed project would create new constructionrelated and permanent jobs in the project area. In addition to construction jobs, the non-residential components of the proposed project, including commercial uses (retail, service, and office) in the Village Centers, the Farm, and the proposed school, would result in the creation of approximately 450 jobs (411 full-time and 39 part-time positions). Approximately 250 jobs would be associated with the school.
22.Increase tax revenue: As provided in the Santee General Plan Update Market Analysis, development of the project site would be a potential generator of sales tax for the City. Developing the site is critical to the City’s financial future because it would generate (in 2003 dollars) an estimated $39 million in retail sales, with an estimated $30 million staying in the City, and would provide a significant stock of housing, which would benefit the City’s efforts to attract higher-end firms and employers. Overall, the proposed project would generate a surplus of $1.4 million (in 2020 dollars) to the City annually at completion and stabilization.
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23.Improve SR-52: Approximately $5 million has already been expended to fund feasibility studies and other efforts related to improvements for State Route 52, in conjunction with the proposed project. The proposed project would expend an additional approximately $5 million to fund these SR-52 improvements, and another $5 million toward funding SR-52 improvements or other transportation infrastructure of significant importance intended to ease traffic congestion as determined by City Council. The improvements to SR-52 are of critical importance to the City's residents and the future residents of Fanita Ranch.
24.Funding Affordable Housing: The proposed project would pay $2.6 million to be used by the City to fund the construction of affordable housing. The City will use these funds to construct or support affordable housing consistent with the City's Housing Element and state law.
25.Funding Infrastructure Improvement Project: The proposed project would pay to the City $2.6 million to be used by the City to fund construction of Santee Lakes CMP Replacement CIP 2020-24 Project. The CIP 2020-24 Project will remove 730 feet of dual 72-inch CMP storm drains and replace them with 730 feet of a single 12-foot by 5-foot box culvert.
26.Funding MSCP Subarea Plan: The City’s costs incurred in connection with the processing of the environmental documents for the City’s MSCP Subarea Plan were paid for in connection with the proposed project.
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EXHIBIT B
MITIGATION MONITORING AND REPORTING PROGRAM
Introduction
The California Public Resources Code, Section 21081.6, requires that a lead or responsible agency adopt a mitigation monitoring plan when approving or carrying out a project when an Environmental Impact Report (EIR) identifies measures to reduce potential adverse environmental impacts. As lead agency for the project, the City of Santee (City) is responsible for adoption and implementation of the Mitigation Monitoring and Reporting Program (MMRP).
The City has prepared an EIR in conformance with Sections 15080 through 15097of the State Guidelines for the Implementation of the California Environmental Quality Act. The purpose of the EIR is to identify any potentially significant impacts associated with the project and incorporate mitigation measures into the project as necessary to eliminate the potentially significant effects of the project or to reduce the effects to a level of insignificance.
Purpose of the MMRP
The purpose of the MMRP is to ensure that the mitigation measures required by the EIR for the Fanita Ranch Project are properly implemented. The City will monitor the mitigation measures required for the Project. The MMRP Checklist provides a mechanism for monitoring the mitigation measures in compliance with the EIR. General guidelines for the use and implementation of the monitoring program are described below.
Mitigation Monitoring Checklist
The Mitigation Monitoring Checklist is organized by the time of implementation and by categories of environmental impacts. For each impact area, the impacts identified in the EIR are summarized, and the required mitigation measures are listed. The following items are identified for each mitigation measure to ensure the implementation of each measure:
(1) responsibility for implementation and monitoring; (2) date of completion; and (3) initials of monitor. A "Comments" column is provided for the monitor to insert comments concerning the completion of the mitigation measures.
Timing
The mitigation measures will be implemented at various times as construction proceeds.
Some measures are implemented prior to the commencement of construction while others are completed during construction (e.g., during trenching and grading).
Responsibility
For each mitigation measure, the responsible party for implementing the measure is identified. In most cases, the Applicant is the responsible party for implementing the mitigation measure. When the City carries out the project directly, the City becomes the applicant. The entity responsible for monitoring the implementation is also identified. In most cases, the City is responsible for monitoring.
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Verification of Completion
The "Completion" columns have been left blank. The mitigation monitor will use these columns to indicate the date of completion, and to initial the completion of the mitigation measure.
Comments
A comments column is included to provide space for the monitor to record notes and observations as needed.
Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-1 September 2020
Fanita Ranch Project
Mitigation Monitoring and Reporting Program
Introduction
The Mitigation Monitoring and Reporting Program (MMRP) supplements the Revised EIR for the Fanita Ranch Project (proposed project) by providing a mechanism by which all measures in the EIR are implemented. The MMRP will be adopted by the City Council in conjunction with the proposed project.
Purpose of the MMRP
As the lead agency, the City of Santee (City) is responsible for implementing the MMRP, which has been prepared in conformance with Section 21081.6 of the California Public Resources Code, as identified below:
(a) When making findings required by paragraph (1) of subdivision (a) of Section 21081 or when adopting a mitigated negative declaration pursuant to paragraph (2) of subdivision (c) of Section 21080, the following requirements shall apply:
(1) The public agency shall adopt a reporting or monitoring program for the changes made to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment. The reporting or monitoring program shall be designed to ensure compliance during project implementation. For those changes which have been required or incorporated into the project at the request of a responsible agency or a public agency having jurisdiction by law over natural resources affected by the project, that agency shall, if so requested by the lead or responsible agency, prepare and submit a proposed reporting or monitoring program. (2) The lead agency shall specify the location and custodian of the documents or other material which constitute the record of proceedings upon which its decision is based.
The MMRP consists of mitigation measures that avoid, reduce, or fully mitigate potential environmental impacts. The mitigation measures have been identified and recommended through preparation of the EIR and drafted to meet the requirements of CEQA Guidelines, Section 15126.4.
Mitigation Monitoring and Reporting Table
Project-specific mitigation measures have been categorized in Table 1, Mitigation Monitoring and Reporting Program. Table 1 identifies the environmental impact, specific mitigation measures, responsible party, monitoring agency, and timing of mitigation. Table 1 will serve as the basis for scheduling the implementation of and compliance with all mitigation measures.
EXHIBIT B
Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-2 September 2020
Fanita Ranch Project
The categories identified in Table 1 are described below:
Mitigation Measure. This column provides the verbatim text of the adopted mitigation measure from the Final EIR.
Responsible Party. This column identified the party responsible for implementing the action. Approving Agency. This column identified the entity responsible for approving and overseeing the action.
Time Frame of Mitigation. This column identifies the project stage in which the mitigation shall be implemented.
Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-3 September 2020
Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation Section 4.2, Air Quality
AIR-1: Rule 55 Dust-Control Measures. As required by the San Diego Air Pollution Control District Rule 55, Fugitive Dust Control, the applicant shall implement dust-control measures during each phase of project development to reduce the amount of particulate matter entrained in the ambient air. The following measures shall be implemented by the construction contractor and included in project construction documents, including the grading plan, which shall be reviewed and approved by the City of Santee prior to issuance of a grading permit:
Use track-out grates or gravel beds at each egress point, wheel washing at each egress point during muddy conditions, soil binders, chemical soil stabilizers, geotextiles, mulching, or seeding.
Use secured tarps or cargo covering, watering, or treating of transported material for outbound transport trucks. Remove visible roadway dust as a result of active operations, spillage from transport trucks, erosion, or track-out/carry-out at the conclusion of each workday when active operations cease or every 24 hours for continuous operations. If a street sweeper is used to remove any track-out/carry-out, only respirable particulate matter (PM10)-efficient street sweepers certified to meet the most current South Coast Air Quality Management District’s Rule 1186 requirements shall be used.
In addition, visual fugitive dust emissions monitoring shall be conducted during the construction phases. Visual monitoring shall be logged. If high wind conditions result in visible dust during visual monitoring, this demonstrates that the above measures are inadequate to reduce dust in accordance with San Diego Air Pollution Control District Rule 55, and construction shall cease until high winds decrease and conditions improve.
Applicant; Construction Contractor City of Santee Department of Development Services
Construction documents – prior to
issuance of a grading permit
Implementation/monitoring – during all
construction phases
AIR-2: Supplemental Dust-Control Measures. As a supplement to San Diego Air Pollution Control District Rule 55, Fugitive Dust Control, the applicant shall require the contractor to implement the following dust-control measures during construction. These measures shall be included in project construction documents, including the grading plan, and be reviewed and approved by the City of Santee prior to issuance of a grading permit. The construction contractor shall provide to all employees the fact sheet entitled “Preventing Work-Related Coccidioidomycosis (Valley Fever)” by the California Department of Public Health and ensure all employees are aware of the potential risks the site poses and inform them of all Valley Fever safety protocols, occupational responsibilities and requirements such as contained in these measures to reduce potential exposure to Coccidioides spores. Apply water at least three times per day at all active earth disturbance areas sufficient to confine dust plumes to the immediate work area. Apply soil stabilizers to inactive construction areas (graded areas that would not include active construction for multiple consecutive days). Quickly replace ground cover in disturbed areas that are no longer actively being graded or disturbed. If an area has been graded or disturbed and is currently inactive for 20 days or more but will be disturbed at a later time, soil stabilizers shall be applied to stabilize the soil and prevent windblown dust. Limit vehicle speeds on unpaved roads to 20 mph unless high winds in excess of 20 mph are present, which requires a reduced speed limit of 15 mph.
Vehicle speeds are limited to 30 mph for on-site haul roads that are paved with gravel to suppress dust or where visual dust is watered and monitored frequently enough to ensure compliance with SDAPCD Rule 55.
Applicant; Construction Contractor City of Santee Department of Development Services
Construction documents – prior to
issuance of a grading permit
Implementation/monitoring – during all
construction phases
AIR-3: Tier 4 Construction Equipment. The City of Santee shall require heavy-duty, diesel-powered construction equipment used on the project site during construction to be powered by California Air Resources Board-certified Tier 4 (Final) or newer engines and diesel-powered haul trucks to be 2010 model year or newer that conform to 2010 U.S. Environmental Protection Agency truck standards. This requirement shall be included in the construction contractor’s contract specifications and the project construction documents, including the grading plan, which shall be reviewed and approved by the City of Santee prior to issuance of a grading permit. This mitigation measure applies to all construction phases Applicant; Construction Contractor City of Santee Department of Development Services
Construction documents – prior to
issuance of a grading permit
Implementation/monitoring – during all
construction phases
AIR-4: Construction Equipment Maintenance. The City of Santee shall require the project construction contractor to maintain construction equipment engines in good condition and in proper tune per the manufacturer’s specification for the duration of construction. Contract specifications shall be included in project construction documents, including the grading plan, which shall be reviewed and approved by the City of Santee prior to issuance of a grading permit.
Applicant; Construction Contractor City of Santee Department of Development Services
Construction documents – prior to
issuance of a grading permit
Implementation/monitoring – during all
construction phases
AIR-5: Use of Electricity During Construction. During construction activities, when on-site electricity is available, the City of Santee shall require the contractor to rely on the electricity infrastructure surrounding the construction site rather than electrical generators powered by internal combustion engines.
Contract specifications shall be included in project construction documents, including the grading plan, which shall be reviewed and approved by the City of Santee prior to issuance of a grading permit.
Applicant; Construction Contractor City of Santee Department of Development Services
Construction documents – prior to
issuance of a grading permit
Implementation/monitoring – during all
construction phases
Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-4 September 2020
Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation AIR-6: Transportation Demand Management. Prior to recordation of the first final map in each phase, the applicant or its designee shall provide evidence to the City of Santee that the proposed project shall implement the following Transportation Demand Management measures identified in the Transportation Impact Analysis (prepared by Linscott, Law & Greenspan, Engineers, in 2020):
Improve design of development to enhance walkability and connectivity Provide pedestrian network improvements
Provide traffic-calming measures
Provide bike lanes in the street design
Provide bike parking for multi-family residential uses Implement car-sharing programs
Provide ride-sharing programs
Implement commuter trip reduction marketing
Implement a school carpool program under the preferred land use plan with school Implement a neighborhood electric vehicle network
Applicant or its designee City of Santee Department of
Development Services
Prior to recordation of the first final map in
each phase
AIR-7: On-Site Electric Vehicle Charging Stations. Prior to the issuance of building permits, the applicant or its designee shall provide evidence to the City of Santee that the proposed project shall include a total of 1,203 240-volt Level 2 Electric Vehicle Supply Equipment (EVSE) in each garage provided for a Low Density Residential (LDR) unit, a total of 354 EVSE within the parking areas of the remaining residential units (Medium Density Residential (MDR), Village Center (VC), and Active Adult Residential (AA)), and 15 EVSE within the proposed project’s commercial parking lots.
Applicant or its designee City of Santee Department of
Development Services
Prior to issuance of building permits
AIR-8: High-Efficiency Equipment and Fixtures. Prior to the issuance of building permits, the applicant or its designee shall provide evidence to the City of Santee that the applicant will utilize high-efficiency equipment and fixtures that exceed 2016 California Green Building Standards Code and 2019 Title 24, Part 6 energy conservation standards by 14 percent. When the standards are updated, the applicant shall use high-efficiency equipment and fixtures meeting or exceeding the latest standards.
Applicant or its designee City of Santee Department of
Development Services
Prior to the issuance of building permits
AIR-9: Low-Volatile Organic Compound Coating. Prior to the issuance of building permits, the applicant or its designee shall provide evidence to the City of Santee that the proposed project will comply with the San Diego Air Pollution Control District’s Rule 67.0.1, Architectural Coatings, and use paints with no more than 50 grams of volatile organic compound per liter of coating. The applicant shall use water-based paints when possible. In addition, to reduce the exterior area of the buildings that needs to be repainted, when possible, the applicant shall use construction materials that do not require painting or pre-painted construction materials. Furthermore, the applicant shall use low-volatile organic compound cleaning supplies to reduce volatile organic compound emissions from area sources. This requirement shall be included in the construction contractor’s contract specifications and project construction documents, which shall be reviewed and approved by the City of Santee prior to issuance of a construction permit.
Applicant or its designee City of Santee Department of
Development Services
Prior to the issuance of building permits
AIR-10: Electric Landscape Equipment. Prior to the issuance of building permits, the applicant or its designee shall provide evidence to the City that the design plans for residential structures include electrical outlets in the front and rear of the structure to facilitate use of electrical lawn and garden equipment.
Applicant or its designee City of Santee Department of
Development Services
Prior to the issuance of building permits
AIR-11: Construction Buffer Area. The City of Santee shall require the applicant to complete Phase 1 earthmoving and paving activities within 300 feet from the southwestern corner of the Village Center in Fanita Commons before any residents occupy the Village Center. The applicant shall also integrate the Phase 2 grading and utilities activities within 500 feet from the southwestern corner of the Village Center into Phase 1 so that activities are complete prior to occupation of the Fanita Commons Village Center.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the Village Center in
Fanita Commons
AIR-12: New Source Review. The City of Santee shall require the applicant to avoid siting new on-site toxic air contaminant sources in the vicinity of residences and schools. Gasoline-dispensing facilities with a throughput of less than 3.6 million gallons per year must have the gasoline dispensers at least 50 feet from the nearest residential land use, daycare center, or school. In addition, gasoline-dispensing facilities with a throughput of 3.6 million gallons per year or more, distribution centers, and dry cleaning operations are prohibited within the project.
Applicant City of Santee Department of
Development Services
Prior to the issuance of building permits
Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-5 September 2020
Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation Section 4.3, Biological Resources
BIO-1: Preserve Management Plan. Within the on-site Habitat Preserve, the applicant shall preserve in perpetuity a total of 1,650.38 acres of on-site Multiple Species Conservation Program open space including 1,518.50 acres within the Habitat Preserve (including 1,448.84 acres of sensitive upland habitats), 10.52 acres of proposed trails, 6.88 acres of San Diego Gas & Electric access road, and 114.47 acres of on-site temporary impacts that shall become part of the Habitat Preserve once restored (see Mitigation Measure BIO-2, Upland Restoration Plan). Preservation of on-site open space requires recordation of a Habitat Preserve conservation easement and in-perpetuity management by the Preserve Manager in accordance with the Preserve Management Plan, which would be funded by an endowment or other acceptable permanent funding mechanism. The Preserve Management Plan includes a combination of active and passive restoration programs to gradually increase biological resources within open space areas through periodic treatments, mainly involving seed application on a landscape level combined with weed control activities.
An example diagram of a Preserve Management Plan is included in the Biological Resources Report for the Fanita Ranch Project (Appendix D), Figure 6-1, Potential Restoration Treatment Areas, and an example diagram of the rotational hexagonal treatment areas is included as Figure 6-2, Habitat Treatment Areas, but the actual distribution of restoration and long-term treatment blocks is in the Preserve Management Plan and the restoration plans. As shown in Appendix D, Figure 6-2, Conceptual Habitat Treatment Areas, the Habitat Preserve was divided into Zones A and B. Zone A includes areas that will receive treatment on a rotational basis, whereas Zone B will receive as-needed treatment since this area of the Habitat Preserve is more intact than in Zone A. Each hexagon is approximately 12 acres and numbered 1 through 8, which represents the year that treatment activities will take place within that hexagon. This would be separate from the treatments occurring from restoration activities associated with the proposed project’s temporary impacts. Some of these treatments shall be directed to increase biological resources for specific Covered Species such as Quino checkerspot butterfly, Hermes copper butterfly, coastal California gnatcatcher, and coastal cactus wren. It is anticipated that gradual habitat enhancements shall focus on mapped disturbed habitat and mapped disturbed native vegetation communities such as coastal sage scrub and valley grasslands. The Preserve Management Plan addresses the salvage of individual plants of sensitive species from the project development impact footprint prior to construction and translocation into open space areas.
The Preserve Management Plan addresses long-term, permanently funded management for the on-site open space that accomplishes the goal of maintaining appropriate, high-value native plant communities throughout the Habitat Preserve. The Preserve Management Plan addresses management and monitoring of vegetation communities through specific minimum survey and management requirements. Multiple Species Conservation Program-level monitoring is the responsibility of the City of Santee or designee. The Preserve Management Plan discusses appropriate signage and fencing to protect certain sensitive resources, trash receptacle placement, and bicycle access and speed limits in the Habitat Preserve. The Preserve Management Plan also designates and describes all permitted land uses and activities (e.g., trails and utilities) in the open space area and how impacts to preserved vegetation communities shall be avoided and minimized. The Preserve Management Plan includes long-term management and monitoring measures for four covered plant species (variegated dudleya, San Diego goldenstar, willowy monardella, and San Diego barrel cactus) and one sensitive plant species (Coulter’s saltbush) to maximize the likelihood of their long-term viability.
As identified in Table 4.3-9, temporary impacts to 113.83 acres (including on- and off-site areas) of sensitive upland vegetation communities are expected with project implementation. All on-site temporary impacts, totaling 114.47 acres, shall become part of the Habitat Preserve once restored, including 110.59 acres of on-site sensitive upland vegetation communities.
Applicant; Preserve Manager City of Santee Department of Development Services
Prior to mass grading permit
BIO-2: Upland Restoration Plan. Temporary impacts to sensitive upland vegetation communities occurring in both on- and off-site improvement areas are anticipated to require a total of 127.6 acres of restoration. Temporary impacts shall require restoration in place. A 1:1 ratio of in-place restoration for impacts to native grassland areas (i.e., valley and needlegrass grassland [including disturbed]), in addition to a 1:1 ratio of preservation and/or creation of native grassland within the Habitat Preserve, would satisfy the 2:1 mitigation ratio for impacts to native grassland outlined in Table 5-14 in the Draft Santee Multiple Species Conservation Program Subarea Plan. Restoration and creation of native grassland will have the added benefit of increasing suitable habitat for grasshopper sparrow.
Temporary impact areas shall be restored to the appropriate native vegetation community type. In order to determine the appropriate restored habitat, the Upland Restoration Plan includes an evaluation of restoration suitability specific to proposed vegetation types, soil preparation, plant palettes, irrigation, erosion control, maintenance and monitoring program, and success criteria. All areas shall be monitored for a minimum of 5 years to maximize the likelihood of establishment of intended plant communities. If temporary impact areas are not considered appropriate for restoration of the sensitive native plant community that originally was mapped in that area, these areas shall be considered permanently impacted and mitigated in conformance with mitigation ratios for permanent impacts to sensitive upland vegetation communities as outlined in Mitigation Measure BIO-1, Preserve Management Plan. There is currently a surplus of approximately 156.22 acres in the Habitat Preserve that would be available to accommodate these additional impacts if deemed necessary. The Upland Restoration Plan is included as Appendix Q in the Biological Resources Report for the Fanita Ranch Project.
Applicant City of Santee Department of
Development Services
As outlined in the Upland Restoration
Plan; monitoring shall take place for a
minimum of 5 years
Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-6 September 2020
Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation BIO-3: Narrow Endemic Plant Species. Mitigation requirements for impacts to special-status plant species proposed under the Draft Santee Multiple Species Conservation Program (MSCP) Subarea Plan shall seek to establish adequate preservation of the species to ensure long-term population stability. The narrow endemic species policy identified in the Draft Santee MSCP Subarea Plan requires 100 percent conservation in open space (i.e., hardline preserve) and 80 percent conservation through translocation in permanent impact (i.e., take-authorized) areas. Based on the current project impacts, two special-status plant species (Coulter’s saltbush and San Diego goldenstar) shall require translocation of individuals and/or planting to meet the 80 percent conservation in take-authorized areas. Conservation of Coulter’s saltbush, although not a Covered Species, shall be treated in a manner consistent with the narrow endemic policy of the Draft Santee MSCP Subarea Plan. Implementation of this policy ensures adequate conservation of each species in the subarea and regionally in the MSCP Plan area. Mitigation requirements are summarized in Table 4.3-10.
Coulter’s saltbush and San Diego goldenstar require translocation or planting of impacted populations in order to adequately mitigate project impacts. Translocation requires evaluation of the donor site for suitability of translocation method and of the receptor site for suitability of sustaining Coulter’s saltbush and San Diego goldenstar.
The translocation program is detailed in the Upland Restoration Plan and Preserve Management Plan and will be integrated with the overall uplands and wetlands restoration of the project site.
The rare plant mitigation component of the Upland Restoration Plan discusses appropriate methods for plant salvage and/or growing and planting; in general, the impacted population of the sensitive plant shall be targeted for salvage and translocation in order to meet the 80 percent minimum translocation survival rate. Where this is not feasible, germination and growing of appropriate genetic stock shall occur and be planted on site in suitable receptor sites. Success of the translocation program in the receptor sites such that the plant and acreage goals as required in Table 4.3-10 are established shall be measured through 5 years of monitoring and annual reporting to the City of Santee.
Applicant City of Santee Department of
Development Services
As outlined in the Upland Restoration Plan
and Preserve Management Plan; 5 years
of monitoring and annual reporting
BIO-4: Oak Tree Restoration. Impacts to 5 individual Engelmann oak trees and 17 individual oak trees in the coast live oak woodland vegetation community shall be mitigated at a ratio of 3:1; that is, three established sleeve-sized seedlings for each mature tree (i.e., oak trees with at least one trunk of 6-inch or more diameter at breast height or multi-trunked native oak trees with aggregate diameter of 10-inch diameter at breast height) to be impacted by the proposed project. Therefore, a total of 66 oak trees shall be planted to meet the 3:1 mitigation ratio requirement. Oak tree restoration is included as a component of the Wetland Mitigation Plan (included in the Biological Resources Report for the Fanita Ranch Project as Appendix S) which shall be reviewed and approved by the City of Santee prior to issuance of grading permits. The oak tree restoration component of the Wetland Mitigation Plan shall be used to guide the oak restoration effort. Replanting shall occur in the general areas where grasslands occur adjacent to existing oak trees and shall be conducted by a City of Santee-approved contractor. “Established” shall be defined as 5 years of sustained life without the assistance of irrigation and growth rates that are similar to those of naturally occurring reference oak trees. In the event the “established” success criteria cannot be achieved, the applicant and the City of Santee shall jointly agree on the implementation of remedial measures to mitigate for impacts to individual oak trees.
Applicant; City of Santee-approved
contractor
City of Santee Department of
Development Services
As outlined in the Wetland Mitigation Plan;
prior to issuance of mass grading permit
With the removal of the Magnolia Avenue extension as a project design feature, Mitigation Measure BIO-5 is no longer required to mitigate impacts. NA NA NA BIO-6: Land Use Adjacency Guidelines.Mitigation for potential permanent indirect impacts to vegetation communities, wildlife, and jurisdictional resources shall require implementation of Land Use Adjacency Guidelines as specified in the Draft Santee Multiple Species Conservation Program Subarea Plan or the Preserve Management Plan. The City of Santee shall ensure that all project development adjacent to the boundary of the Habitat Preserve adhere to the following adjacency guidelines as outlined in the Draft Santee Multiple Species Conservation Program Subarea Plan:
Drainage — All developed and paved areas must prevent the release of toxins, chemicals, petroleum products, excess water, exotic plant materials, and other elements that might degrade or harm the natural environment or ecosystem processes within the preserves. This shall be accomplished using a variety of methods, including natural detention basins, grass swales, or mechanical trapping devices. The project design shall comply with the Standard Urban Stormwater Management Plan such that stormwater flows conveyed from the project site do not adversely affect off-site vegetation communities or jurisdictional resources by significantly altering natural hydrologic patterns.
Lighting — Lighting of all developed areas adjacent to the Habitat Preserve shall be directed away from the Habitat Preserve wherever feasible and consistent with public safety. Low-pressure sodium lighting shall be used whenever possible. Noise — Uses adjacent to the Habitat Preserve shall be designed to minimize noise impacts. Berms or walls shall be constructed adjacent to commercial areas and any other use that may introduce noises that could affect or interfere with wildlife utilization of the Habitat Preserve. Invasive species — No invasive non-native plant or wildlife species shall be introduced into areas immediately adjacent to the Habitat Preserve. All open space slopes immediately adjacent to the Habitat Preserve shall be planted with native species that reflect the adjacent native habitat. Buffers — There are no requirements for buffers outside the Habitat Preserve, except as may be required for wetlands pursuant to federal and/or state permits or by California Environmental Quality Act mitigation conditions. Fuel modification zones — Fuel modification zones shall be fully contained adjacent to the project’s development. Prior to implementing the project development adjacent to the Habitat Preserve, the local fire authority shall review and approve proposed fuel modification treatments to ensure that no new fuelmodification will be required within the Habitat Preserve.
Conformance with the Land Use Adjacency Guidelines listed above shall be made a condition of project approval and shall be included in Covenants, Conditions, and Restrictions.
Applicant City of Santee Department of
Development Services
Condition of project approval; prior to
occupancy for development adjacent to
the Habitat Preserve
Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-7 September 2020
Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation BIO-7: Stormwater Pollution Prevention Plan. The applicant shall prepare a Stormwater Pollution Prevention Plan pursuant to National Pollution Discharge Elimination System General Construction Permit (Water Quality Order 99-08-DWQ). The Stormwater Pollution Prevention Plan shall include, at a minimum, the best management practices listed below. The combined implementation of these requirements shall protect adjacent habitats and specialstatus species during construction to the maximum extent practicable with the goal of providing multiple beneficial uses. At a minimum, the following measures and/or restrictions shall be incorporated into the Stormwater Pollution Prevention Plan and noted on construction plans, where appropriate, to avoid impacts on special-status species, sensitive vegetation communities, and/or jurisdictional aquatic resources during construction. An approved biologist (see Mitigation Measure BIO-8, Approved Biologist) shall verify the implementation of the following design requirements:
1. Fully covered trash receptacles that are wildlife-proof and weather-proof shall be installed and used by the operator to contain all food, food scraps, food wrappers, beverage containers, and other miscellaneous trash. Littering shall be prohibited, and trash shall be removed from construction areas daily.
All food-related trash and garbage shall be removed from the construction sites on a daily basis.
2. Pets on or adjacent to construction sites shall not be permitted by the contractor.
3. Any equipment or vehicles driven and/or operated shall abide by a speed limit of 15 miles per hour during daylight hours and 10 miles per hour during dark hours.
4. Construction activity shall not be permitted in jurisdictional aquatic resources, except as authorized by applicable law and permit(s), including permits and authorizations approved by the U.S. Army Corps of Engineers, California Department of Fish and Wildlife, and Regional Water Quality Control Board.
5. Temporary structures and storage of construction materials shall not be located in jurisdictional aquatic resources.
6. Staging/storage areas for construction equipment and materials shall not be located in jurisdictional aquatic resources.
7. Any equipment or vehicles driven and/or operated in jurisdictional aquatic resources, as authorized by applicable law and permit(s), shall be checked and maintained by the operator daily to prevent leaks of oil or other petroleum products that could be deleterious to aquatic life if introduced to the watercourse.
8. No stationary equipment, such as motors, pumps, generators, and welders, or fuel storage tanks, shall be located within jurisdictional aquatic resources.
9. No debris, bark, slash sawdust, rubbish, cement or concrete, or washing thereof; oil; or petroleum products shall occur where it may be washed by rainfall or runoff into jurisdictional aquatic resources.
10. When construction operations are completed, any excess materials or debris shall be removed from the work area according to the conditions outlined in the permit(s).
11. No equipment maintenance shall be performed within or near jurisdictional aquatic resources, where petroleum products or other pollutants from the equipment may enter these areas.
Applicant City of Santee Department of
Development Services; Approved Biologist
Prior to issuance of grading permits
BIO-8: Approved Biologist. To prevent inadvertent disturbance to areas outside the limits of grading, all grading locations shall be monitored by a biologist. Prior to the issuance of any grading permit for areas adjacent to open space, the applicant shall retain a City of Santee-approved biologist for monitoring activities. The biologist shall monitor all grading and other significant ground-disturbing activities in or adjacent to open space areas. The biologist shall monitor these activities to ensure that the applicant complies with the appropriate standard conditions and mitigation measures, including the following:
1. Prior to the commencement of clearing and grading operations or other activities involving significant soil disturbance, all open space areas shall be identified with temporary fencing or other markers clearly visible to construction personnel.
2. A contractor education program shall be implemented for all workers and subcontractors and shall include a description of environmental restrictions relevant to construction and the penalties for violations. A chain of command and protocol for communicating problems or potential construction changes that may affect biological resources shall be established with the contractor and the City of Santee. Workers shall be made aware of what resources require protection through the use of photos or on-the-ground demonstration.
3. A monitoring biologist acceptable to the City of Santee shall be on site during any clearing of natural vegetation (i.e., annual ground cover, shrubs, or trees). The monitoring biologist shall flush special-status species (i.e., avian or other mobile species) from occupied habitat areas immediately prior to brush clearing and earthmoving activities.
4. Following the completion of initial clearing/grading/earthmoving activities, all open space areas to be avoided by construction equipment and personnel shall be marked with temporary fencing and other appropriate markers clearly visible to construction personnel. No construction access, parking, or storage of equipment or materials shall be permitted within such marked areas.
5. In areas bordering the open space area, vehicle transportation routes between cut-and-fill locations shall be restricted to a minimal number consistent with project construction requirements. Waste dirt or rubble shall not be deposited on adjacent protected habitats. Regular preconstruction meetings involving the monitoring biologist, construction supervisors, and equipment operators shall be conducted and documented to ensure maximum practicable adherence to these measures.
6. The monitoring biologist shall verify that the construction site is implementing the following Stormwater Pollution Prevention Plan best management practices:
a. Dust-control fencing
b. Removal of construction debris and a clean work area c. Covered trash receptacles that are wildlife-proof and weather-proof Applicant; Qualified Biologist City of Santee Department of Development Services; Approved Biologist
Prior to issuance of any grading permit for
areas adjacent to open space
Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-8 September 2020
Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation d. Prohibition of pets on the construction site
e. A speed limit of 15 miles per hour during the daylight hours and 10 miles per hour during nighttime hours
7. Open space areas in the likely dust drift radius of construction areas shall be periodically sprayed with water to reduce accumulated dust on the leaves, as recommended by the monitoring biologist.
8. Oversee the construction site so that cover and/or escape routes for wildlife from excavated areas shall be provided on a daily basis. All steep trenches, holes, and excavations during construction shall be covered at night with backfill, plywood, metal plates, or other means, and the edges covered with soils and plastic sheeting such that small wildlife cannot access them. Soil piles shall be covered at night to prevent wildlife from burrowing in. The edges of the sheeting shall be weighed down by sandbags. These areas may also be fenced to prevent wildlife from gaining access. Exposed trenches, holes, and excavations shall be inspected twice daily (i.e., each morning and prior to sealing the exposed area) by an approved biologist to monitor for wildlife entrapment. Excavations shall provide an earthen ramp to allow for a wildlife escape route.
BIO-9: Habitat Preserve Protection. In order to protect against incursions by domestic pets, children, or recreationists, brush management zones, temporary impact zones between roadways, manufactured slopes in development areas, and open space shall be planted with native cactus species and redberry buckthorn as appropriate. Native cactus shall be planted so that it does not hinder fire access but shall be clustered so that it discourages or inhibits encroachment. An added benefit is that these areas eventually could support coastal cactus wren. Suitable areas, acreages, and methods are addressed in the Preserve Management Plan.
Applicant; Qualified Biologist City of Santee Department of Development Services
Prior to occupancy for development
adjacent to the Habitat Preserve
BIO-10: Weed Control Treatments. Weed control treatments shall include all legally permitted chemical, manual, and mechanical methods applied with the authorization of the County of San Diego agriculture commissioner. The application of herbicides shall be in compliance with all state and federal laws and regulations under the prescription of a pest control advisor and implemented by a licensed applicator. Where manual and/or mechanical methods are used, disposal of the plant debris shall follow the regulations set by the County of San Diego agriculture commissioner. The timing of the weed control treatment shall be determined for each plant species in consultation with the pest control advisor, the County of San Diego agriculture commissioner, and the California Invasive Plant Council with the goal of controlling populations before they start producing seeds. Additionally, the herbicides used during landscaping activities shall be contained within the proposed project’s impact footprint.
Applicant; Licensed Applicator City of Santee Community Services/Public Works Department
Ongoing
BIO-11: Argentine Ant Control and Monitoring. Upon initiating construction, including landscaping in the development area, quarterly monitoring by a qualified biologist shall be initiated for Argentine ants along the development–Habitat Preserve interface at sentinel locations where invasions could occur (e.g., where moist microhabitats that attract Argentine ants may be created). A qualified biologist shall determine the monitoring locations. Ant pitfall traps, bait sampling, or similarly appropriate sampling method shall be placed in these sentinel locations and operated on a quarterly basis to detect invasion by Argentine ants. If Argentine ants are detected during monitoring, direct control measures shall be implemented immediately to help prevent the invasion from worsening. These direct controls may include but are not limited to nest/mound insecticide treatment or available natural control methods being developed. A general reconnaissance of the infested area shall also be conducted to identify and correct the possible source of the invasion, such as uncontrolled urban runoff, leaking pipes, or collected water. Quarterly monitoring reports, as needed, shall be submitted to the City of Santee Development Services Department. Monitoring reports shall include remedial recommendations and issue resolution discussions when necessary. Monitoring and control of Argentine ants shall occur in perpetuity and shall be included in the Preserve Management Plan (included as Appendix P in the Biological Technical Report for the Fanita Ranch Project). See Biological Technical Report for the Fanita Ranch Project, Appendix P, for additional details on monitoring methods and control of Argentine ants within the Habitat Preserve.
Applicant; Qualified Biologist City of Santee Community Services/Public Works Department
Upon initiation of construction and ongoing
BIO-12: Vernal Pool Mitigation Plan. A Vernal Pool Mitigation Plan (Appendix R of the Biological Resources Technical Report for the Fanita Ranch Project) has been prepared and would allow disturbance of seasonal basin features (i.e., natural vernal pools and street ruts containing vernal pool indicator plant and wildlife species). The Vernal Pool Mitigation Plan is subject to approval from the Regional Water Quality Control Board, U.S. Army Corps of Engineers, and U.S. Fish and Wildlife Service and shall comply with Clean Water Act Section 404 and 401 permit/certification by the U.S. Army Corps of Engineers and Regional Water Quality Control Board, respectively, as well as federal Endangered Species Act requirements. The Vernal Pool Mitigation Plan describes and identifies those areas slated for preservation, rehabilitation and enhancement, and requires the creation of new seasonal basin resources within the Habitat Preserve as mitigation for anticipated development impacts. The Vernal Pool Mitigation Plan is focused on seasonal basin features and associated upland watershed habitat enhancement opportunities and cover the following: vernal pool design and location, planting plan (planting palettes for both vernal pool and upland watershed habitats), and supplemental water program; maintenance and monitoring guidelines; San Diego fairy shrimp and western spadefoot translocation; and ownership arrangements and long-term management strategy.
Natural vernal pools shall be mitigated at a 4:1 ratio, including preservation and management of existing pools, rehabilitation/enhancement of existing features within the Habitat Preserve, and creation of new features. Constructed pools (i.e., artificial features and street ruts) shall be mitigated through rehabilitation/enhancement and/or creation at a 3:1 or 2:1 ratio, depending on whether the feature supports plant or wildlife indicator species.
Rehabilitation/enhancement shall occur in existing features within the Habitat Preserve that are not included as vernal pools (i.e., street ruts lacking vernal pool indicator species). This would entail repairing degraded features through the manipulation of surface topography to improve the overall ecological function of the vernal pool, control of invasive species, and planting of appropriate native species. Creation would consist of establishing new vernal pools in areas where they did not previously occur and/or the returning of areas to a pre-existing condition through manipulation of surface topography to support Applicant City of Santee Department of
Development Services
Prior to grading permit of seasonal basin
features and in accordance with the Vernal
Pool Mitigation Plan
Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-9 September 2020
Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation inundation and ponding for vernal pools. Created features shall exhibit the same or improved characteristics as those within the impact area currently supporting fairy shrimp, indicator vernal pool plant species, and western spadefoot, and shall maintain comparable individual pool sizes and watersheds.
Existing permanently impacted features that support San Diego fairy shrimp and indicator vernal pool plant species shall have the top 1 to 3 inches of soil removed and set aside prior to mass grading. This soil shall be kept in a dry location until it is deposited into the new features. Once the created or enhanced pools are proven to hold water for the appropriate amount of time, they shall be inoculated with the soil from the impacted features. The acreage of surface area that shall be created shall be verified using on-site soil hydrologic properties and modeling of rainfall seasons. The target surface area acreage is 0.50 acre, based on the acreage of impacted features recorded of which 0.40 acre shall need to include creation of new pools (Table 4.3-11). The Vernal Pool Mitigation Plan is included as Appendix R in the Biological Technical Report for the Fanita Ranch Project. This plan may be modified and augmented pending U.S. Army Corps of Engineers, Regional Water Quality Control Board, and wildlife agency (U.S. Fish and Wildlife Service and California Department of Fish and Wildlife) review. Table 4.3-11 identifies mitigation requirements for impacts to vernal pools.
BIO-13: Western Spadefoot Relocation. During the wet season prior to clearing or grading operations, biologists shall collect western spadefoot adults from areas within 300 meters of known occupied pools. Adults shall be relocated to another area on the project site that has suitable breeding habitat and few or no western spadefoot individuals.
Details on the western spadefoot relocation effort are included as a component of the Vernal Pool Mitigation Plan (included in the Biological Technical Report for the Fanita Ranch Project as Appendix R), were made available to the U.S. Geological Survey (USGS) for review, and is subject to approval by the wildlife agencies (U.S. Fish and Wildlife Service and California Department of Fish and Wildlife). The Western Spadefoot Relocation Plan includes, at a minimum, the following elements:
The timing and methods for surveying, capturing, and releasing adults. Long-term care methods shall also be discussed if this option is used. Collection shall occur during the first three or four large rain events of the season. Ideally, these rain events shall produce a minimum of 0.20 inch during a 24-hour period.
Applicant; Qualified Biologist City of Santee Department of Development Services; U.S. Fish and
Wildlife Service; California Department of
Fish and Wildlife
During the wet season prior to issuance of
grading permit for known occupied pools
BIO-14: Nesting Bird Survey. To avoid impacts to nesting migratory birds and raptors and other nesting birds, which are sensitive biological resources pursuant to the California Environmental Quality Act, the Migratory Bird Treaty Act, and the California Fish and Game Code, breeding season avoidance shall be implemented and included on all construction plans.
Except as specified below, there shall be no brushing, clearing and/or grading allowed during the breeding season of migratory birds (between February 15 and August 31) or raptors (January 1 and August 31) or coastal California gnatcatcher (between February 15 and August 15). If vegetation is to be cleared during the nesting season, all suitable habitat within 500 feet of impact area shall be thoroughly surveyed for the presence of nesting birds by the qualified biologist no earlier than 72 hours prior to clearing. If project activities are delayed or suspended for more than 14 days during the nesting bird season, surveys should be repeated. The survey results shall be submitted by the applicant to the City of Santee Director of Development Services. If any active nests are detected, the area shall be flagged and mapped on the construction plans along with an initial 300-foot buffer for listed passerines (e.g., coastal California gnatcatcher) and up to a 500-foot maximum buffer for raptors. The nests shall be avoided and buffers maintained until the nesting cycle is complete or it is determined that the nest has failed. The final appropriate buffer distance, as well as cycle completion or nest failure, shall be determined by an approved biologist. Factors used to determine and guide the appropriate buffer distance shall include individual pair behavior responses, amount of buffering topography, proximity to existing disturbance, and ambient noise levels. In addition, an approved biologist shall be present on the project site to monitor the vegetation removal to ensure that nests not detected during the initial survey are not disturbed (see Mitigation Measure BIO-8, Approved Biologist). If the monitoring biologist determines that the nesting activities are being substantially disrupted by adjacent construction activity, the City of Santee shall be notified, and measures to avoid or minimize such impacts shall be developed. Such measures might include installation of noise barriers, increased buffering, stopping construction in the area, or other measures, as developed.
Applicant; Qualified Biologist City of Santee Department of Development Services
During the breeding season of migratory
birds (between February 15 and August
31) or raptors (between January 1 and
August 31) or coastal California
gnatcatcher (between February 15 and
August 15)
BIO-15: Wetland Mitigation Plan. A total of 9.79 acres of impacts to jurisdictional resources, including 8.02 acres of permanent impacts and 1.77 acres of temporary impacts, would occur on and off site. Impacts to jurisdictional resources require permits and authorizations by the U.S. Army Corps of Engineers, Regional Water Quality Control Board, and California Department of Fish and Wildlife prior to impacts. The applicant shall provide the City of Santee with permits and authorizations from each resource agency demonstrating approval of project impacts to aquatic resources prior to the approval of the grading and improvement plans.
A Wetland Mitigation Plan (included in the Biological Resources Technical Report for the Fanita Ranch Project as Appendix S) has been prepared and describes the on-site mitigation program to mitigate anticipated temporary and permanent development impacts to waters of the United States and wetland vegetation communities. Both on- and off-site mitigation sites are needed to provide full compensation for project impacts, and therefore, two plans shall be required. The off-site mitigation will provide wetland habitat through a combination of habitat preservation, enhancement, restoration, and creation. With this program, wetland habitat that is comparable in habitat type and quality to the impact area shall be enhanced, restored, or created within the City of Santee’s jurisdiction and within the San Diego River and/or its tributaries. The off-site restoration program shall be subject to the same standards and rules as the onsite mitigation program, including management of access control, invasive species, and native vegetation cover and diversity. Off-site restoration shall include these management efforts and a program of revegetation of wetland species with planting and seeding. The off-site habitat creation shall also include Applicant City of Santee Department of
Development Services
Prior to the approval of grading permit and
subject to approval of the Revegetation
Plans
Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-10 September 2020
Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation potential topographic alteration to expand and create bed and bank areas appropriate for the establishment of new wetland habitat. At least 7.53 acres of offsite mitigation shall be habitat creation and/or re-establishment. This total is based on the current aquatic resource assessment and impacts, and the no-netloss requirement in the Draft Santee Multiple Species Conservation Program Subarea Plan. The off-site preservation/enhancement component may occur at the 11-acre parcel, owned by the project applicant, adjacent to the lower Santee Lakes to satisfy the off-site preservation/enhancement requirement. The City of Santee has agreed to allow the remaining off-site creation/re-establishment mitigation component to be completed within City of Santee-owned lands in the same hydrologic unit, next to the San Diego River. Based on preliminary evaluations, several opportunities have been identified to provide off-site mitigation for the remaining creation/re-establishment mitigation component, indicating that it is feasible to accomplish the off-site compensatory mitigation.
The Wetland Mitigation Plan (Appendix S) is consistent with the USEPA’s 2008 Compensatory Mitigation Rule and subsequent guidance documents. The Wetland Mitigation Plan shall use the latest available tentative tract map to define the mitigation areas. The Wetland Mitigation Plan provides a description of project impacts and required mitigation at approved replacement ratios. An implementation section includes the different types of wetland mitigation areas including treatments such as soil preparation, plant palettes, and temporary interim erosion control. Plant palettes incorporate sensitive species that will be impacted by the proposed project, as appropriate. A maintenance plan to promote the successful establishment of the target vegetation communities includes the specific activities to be performed over the 5-year maintenance period. A monitoring plan is included that describes performance criteria for each vegetation community, monitoring frequency, and methods. The Wetland Mitigation Plan includes reporting requirements and contingency measures.
Since temporary impact areas are not appropriate for restoration of jurisdictional resources, these areas shall be considered permanently impacted and shall be mitigated in conformance with the mitigation ratios for permanent impacts to jurisdictional resources. Mitigation ratios based on the Draft Santee Multiple Species Conservation Program Subarea Plan shall be included in the Wetland Mitigation Plan. A draft Wetland Mitigation Plan is included as Appendix S in the Biological Technical Report for the Fanita Ranch Project. This plan may be modified and augmented pending U.S. Army Corps of Engineers, Regional Water Quality Control Board, and California Department of Fish and Wildlife review.
BIO-16: Coastal Cactus Wren Habitat Management. Coastal cactus wren is a Covered Species under the Draft Santee Multiple Species Conservation Program Subarea Plan. Because suitable and occupied habitat for this species shall be impacted by grading and construction of the proposed project, habitat enhancement and restoration of coastal cactus wren habitat shall occur. Based on project impacts to 0.57 acre of suitable habitat, a 3:1 mitigation ratio resulting in a total of 1.71 acres of habitat enhancement and restoration would be required for mitigation. This habitat restoration and enhancement is outlined within Upland Restoration Plan (Appendix Q), and the Preserve Management Plan (Appendix P) of the Biological Technical Report for the Fanita Ranch Project. This habitat shall need to be similar in extent and density to currently occupied patches to be impacted and shall show use by coastal cactus wren prior to clearing of currently occupied habitat. Use is minimally intended to prove that impacted coastal cactus wren have identified where these patches are located so that they can colonize them once their current habitat patches are cleared. It is anticipated that restoration and enhancement activities shall begin prior to construction, where practicable, to provide the most amount of time for maturation.
In order to enhance habitat for coastal cactus wren, appropriate areas in the Habitat Preserve shall be planted with coast prickly pear (Opuntia littoralis) and coastal cholla (Cylindropuntia prolifera) in a matrix that is optimal for coastal cactus wren. Studies performed on the Orange County Central Reserve found that an interstitial mix of cactus and sage scrub or grasslands may be optimal. This ratio has been implemented into the Upland Restoration Plan and Preserve Management Plan where appropriate, but likely, greater than 20 percent 1-meter-high cactus cover associated with Sambucus mexicana shall be best. Minimally, three habitat patches shall be planted along primarily southern exposure slopes to increase the amount of suitable nesting habitat for coastal cactus wren outside of the proposed development footprint.
The habitat enhancement program is focused on improving habitat conditions for coastal cactus wren within portions of the project site that are identified for preservation and along manufactured slopes in development areas. Site selection shall be based on the following criteria:
1. Slope aspect (prioritize southern exposures and southwest-facing ridgelines)
2. Habitat quality (prioritize areas where some cacti were present, but with adequate space to support additional cacti to improve habitat quality for coastal cactus wren)
3. Soil conditions (prioritize areas with similar soil conditions compared to occupied cactus scrub habitat)
4. Proximity to occupied cactus patches (prioritize areas that are closer to documented coastal cactus wren occurrences to provide opportunities for dispersal; try to enhance areas within 200 meter to 1,000 meter of occupied habitat)
5. Access (prioritize areas that would be accessible to a planting and maintenance crew)
6. Cactus plantings along manufactured slope areas shall be planted so that they do not hinder fire access but shall be clustered so that they discourage or inhibit encroachment by the public
The approach to habitat enhancement shall include planting coast prickly pear and cholla by means of pad and segment cuttings in up to 10 selected enhancement areas. Cacti plants take several years to mature to the size that can support coastal cactus wren nesting. Therefore, the planted cuttings may be augmented with larger container plants in a subsequent year after the most successful planting sites can be determined. In addition, future preconstruction salvage of whole cactus plants and pads may be used to further enhance the structure of the cactus patch areas at the time of construction.
It is not expected that all 10 sites shall be successful or perform at equivalent levels. Therefore, a subset of planted areas shall be selected in the second year to focus maintenance efforts on sites with the greatest potential to develop into habitat suitable for coastal cactus wren occupation. The sites that Applicant City of Santee Department of
Development Services
Prior to grading of currently occupied
habitat and maintain and monitor annually
over a 5-year period
Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-11 September 2020
Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation develop into suitable habitat shall be monitored annually for coastal cactus wren use or occupation over a 5-year period in order to maintain a documented record of coastal cactus wren use of targeted areas for enhancement.
This measure shall also incorporate and implement enhancement methods and implementation procedures; a 2-year maintenance, monitoring, and reporting program; and an adaptive management strategy as outlined in the Biological Technical Report for the Fanita Ranch Project.
BIO-17: Brown-Headed Cowbird Trapping. A brown-headed cowbird trapping program shall be initiated on the project site as necessary. The trapping program includes the following: trapping shall begin during the first phase of grading and continue for a period of 15 years or until an alternative control method is developed, which would then replace the trapping program through the 15-year period. The trapping program shall be based on the most current trapping methods. Three traps shall be set at appropriate locations within open space or adjacent to open space on site, though there is flexibility to install one at another location within the City of Santee’s sphere of influence (e.g., Santee Lakes Recreation Preserve) that might provide better local and regional benefits (e.g., along a river or creek or at a local equestrian center). Trapping shall be performed between April 1 and August 1 unless 21 days without brown-headed cowbirds occurs, then trapping may end for that year.
In order to establish whether a cowbird trapping program is necessary, focused surveys shall be conducted in and around the Habitat Preserve. A qualified biologist shall survey the Habitat Preserve during February, April, and May of each year during the construction phase through final buildout. If final buildout occurs before 10 years, then at least 10 years of surveys shall be required. During the survey, no single biologist may cover more than 300 acres of Habitat Preserve per day. If 10 or more males or 5 or more females or juveniles are observed on any single occasion, then trapping shall commence. No additional monitoring or trapping shall be required after 10 years even if the brown-headed cowbird occurrence thresholds have not been met. Since there is a small segment of trail designated for equestrian use, monitoring for brown-headed cowbirds is addressed in the Preserve Management Plan (included as Appendix P in the Biological Technical Report for the Fanita Ranch Project) and that area shall be monitored and managed in accordance with that plan, even if the 10- year threshold has been met for the remainder of the Habitat Preserve. Yearly reporting of the trapping results shall be provided with the other Preserve Management Plan reporting and will minimally include the rationale for trap placement, number of target species, non-target species, mortalities of each, sex and age of each as able to be determined, comparison to prior trapping, and suggestions for the following year.
Applicant; Qualified Biologist City of Santee Department of Development Services
During the first phase of grading and
continue for a period of 15 years or until
an alternative control method is
developed; trapping shall be performed
between April 1 and August 1 unless 21
days without brown-headed cowbirds
occurs, then trapping may end for that
year. Surveys shall occur during February,
April, and May of each year during the
construction phase through final buildout.
BIO-18: Restoration of Suitable Habitat for Quino Checkerspot Butterfly and Hermes Copper Butterfly. Mitigation for impacts to suitable habitat for Quino checkerspot butterfly shall include a combination of in-perpetuity management of the Habitat Preserve that shall focus on removal of non-native grasses, weedy material, and duff layers and the supplemental planting of dot-seed plantain (Plantago erecta), woolly plantain (Plantago patagonica), Coulter’s snapdragon (Antirrhinum coulterianum), rigid bird’s beak (Cordylanthus rigidus), owl’s clover (Castilleja exserta), Chinese houses (Collinsia concolor), and purple Chinese houses (Collinsia heterophylla) so that habitat is more suitable for Quino checkerspot butterfly. This shall include an endowment or other acceptable permanent funding mechanism and documented management plan as outlined in the Preserve Management Plan (included as Appendix P in the Biological Technical Report for the Fanita Ranch Project). Restoration/enhancement and creation of suitable habitat areas shall entail specific standards or guidelines on vegetation management. Tables 4.3-12 through 4.3-14 summarize the mitigation requirement scenarios based on the three potentially suitable habitat models for Quino checkerspot butterfly. Regardless of the model used, approximately 1,096.57 acres of suitable habitat based on the most conservative 2009 extrapolation model shall be managed for Quino checkerspot butterfly and other compatible species such as coastal California gnatcatcher, San Diego fairy shrimp, and Hermes copper butterfly, providing a minimum 1.9:1 mitigation ratio.
As described in the Draft Santee Multiple Species Conservation Program Subarea Plan, impacts to potentially suitable habitat for Hermes copper butterfly requires mitigation by preservation of suitable habitat at a ratio of 1:1, or 2:1 if the suitable habitat was previously occupied. Previously occupied habitat includes areas of potentially suitable habitat within 500 feet of a previously known occurrence of Hermes copper butterfly but where the butterfly was not identified during subsequent and more recent focused surveys. Mitigation of suitable habitat is included in the Preserve Management Plan (included as Appendix P in the Biological Technical Report for the Fanita Ranch Project) and includes the following: preservation and management of existing suitable habitat in the Habitat Preserve, restoration/enhancement of existing suitable habitat in the Habitat Preserve, and creation of new suitable habitat areas in the Habitat Preserve and along manufactured slopes in development areas, as appropriate. Restoration/enhancement and creation of new suitable habitat areas would entail repairing degraded habitat through the control of invasive species and/or planting of appropriate native species (i.e., redberry buckthorn within 15 feet of California buckwheat); see the Upland Restoration Plan included as Appendix Q in the Biological Technical Report for the Fanita Ranch Project for details. Table 4.3-15 summarizes the mitigation requirements for impacts to potentially suitable habitat for Hermes copper butterfly.
Applicant; Qualified Biologist City of Santee Department of Development Services
Prior to grading permit and ongoing
management
BIO-19: African Clawed Frog Trapping. African clawed frogs have been detected in the past within Sycamore Canyon Creek and vernal pool features on the project site. A monitoring and control program is included in the Preserve Management Plan (included as Appendix P in the Biological Technical Report for the Fanita Ranch Project) and designed to determine the presence of African clawed frogs within occupied fairy shrimp and western spadefoot features.
Monitoring shall consist of surveying flowing and pooled portions of Sycamore Canyon Creek and restored and natural vernal pool features on the project site once per month from January through April while the proposed project is in construction. After construction is complete, these areas shall be surveyed for African clawed frogs once per year in March. If African clawed frogs are observed during the construction or post-construction monitoring, then control measures shall be implemented. Since different areas may require control each year, yearly updates shall be made as necessary.
Applicant; Qualified Biologist City of Santee Department of Development Services
Monitoring once per month from January
through April while the proposed project is
in construction; surveys once per year in
March post-construction; ongoing.
Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-12 September 2020
Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation BIO-20: Wildlife Protection. In order to generally protect wildlife species, the following measures shall be implemented during construction:
1. Adequate fencing (i.e., wildlife safe that would prevent unnecessary snaring or injury) shall be erected to guide human users away from open space areas where open space abuts streets, parks, and trails.
2. Covenants, conditions, and restrictions shall include a section that forbids collection of native wildlife (e.g., coast horned lizards, toads, snakes) without obtaining the necessary collection permits from the California Department of Fish and Wildlife or the destroying of wildlife habitat.
3. Covenants, conditions, and restrictions shall include a notice describing the necessary role that coyotes, bobcats, and rattlesnakes have in the environment and shall make recommendations for keeping pets and pet food indoors and safe, and restrictions against controlling these and other native species unless there is a threat to life or property. The Preserve Manager’s phone number and email address shall be provided for residents to call when they feel threatened by wildlife or observe injured wildlife.
4. Covenants, conditions, and restrictions shall include a notice describing the trail and preserve restrictions.
5. Street signs, speed bumps, or other traffic-calming devices shall be employed along the residential collector Streets “V” and “W” to allow wildlife to cross more safely (see Biological Technical Report for the Fanita Ranch Project, Figures 5-7b and 5-7c). The posted speed limit on these streets shall be 25 miles per hour.
Applicant City of Santee Department of
Development Services
Project approval; ongoing
BIO-21: Fire Protection Plan. To minimize the potential exposure of the project site to fire hazards, all features of the Fire Protection Plan for the Fanita Ranch Project, prepared by Dudek (2020) and provided as EIR Appendix P1, shall be implemented in conjunction with development of the proposed project.
Applicant City of Santee Fire Department Project approval; ongoing BIO-22: Wildlife Corridor. The project shall include an interior corridor that is minimally 1,200 feet wide and a northern corridor that is minimally 1,400 feet wide with the exception of one location that narrows to 600 feet for an approximate 800-foot length. This length is adjacent to the protected and managed Goodan Ranch/Sycamore Canyon Preserve to the north so it would still function for wildlife movement of mountain lion, coastal California gnatcatcher, and all other species. The western boundary shall include a corridor that is mostly approximately 1,000 feet wide except at the southern edge where it narrows to 400 feet at the stormwater catch basin. This entire area is bordered and managed by the Marine Corps Air Station Integrated Natural Resources Management Plan. In order to retain wildlife movement to the north along the eastern boundary of the project site, a secondary corridor has been included.
Throughout the Habitat Preserve, the following measures shall be implemented:
1. Lighting shall be directed toward development and shielded away from the Habitat Preserve.
2. Trails shall not be in use from dusk to dawn, pets must be on leashes, and trails shall only be used for hiking and biking with the exception of the extreme northeastern trail (approximate 1,200-foot long section) that is already established for equestrian use.
3. Trails shall be managed in accordance with the Public Access Plan (Appendix T to the Biological Technical Report for the Fanita Ranch Project), and disclosed in the Covenants, Codes & Restrictions (CC&Rs):
a. Only the trail types discussed within the Public Access Plan shall be allowed; b. Unnecessary trails shall be abandoned and restored in accordance with the Public Access Plan, Preserve Management Plan (Appendix P to the Biological Technical Report for the Fanita Ranch Project), and Upland Restoration Plan (Appendix Q to the Biological Technical Report for the Fanita Ranch Project); and
c. Trails shall be monitored on a regular basis and protected and maintained in accordance with the Public Access Plan and Preserve Management Plan;
4. Trails may be temporarily closed to control unauthorized access.
5. Trails may be closed on a seasonal basis to protect Covered Species in the Habitat Preserve.
6. Streets “V” and “W,” which connect the Vineyard Village to Fanita Commons and Orchard Village, shall provide safety lighting that shall be button started with a timer shut-off delay such that lighting shall not permanently be on at night, but only on when needed for emergency purposes or pedestrian safety.
Applicant City of Santee Department of
Development Services
Ongoing
BIO-23: Wildlife Undercrossings. A wildlife undercrossing shall be constructed approximately 400 feet south of the project site boundary within the Cuyamaca Street extension to adequately convey coyotes, mule deer, and smaller-sized wildlife. The wildlife undercrossing shall utilize existing or manufactured topography. The crossing shall be designed to provide a greater than 0.6 openness ratio (calculated as width times height divided by length in meters; see the Biological Technical Report for the Fanita Ranch Project, Figures 5-7b and 5-7c, Wildlife Corridors and Crossings). Crossings shall have a raised floor and/or side platform to allow dry passage for wildlife when water is flowing.
In addition, a 48-inch reinforced concrete pipe culvert and directional curbs shall be constructed to allow western spadefoot and other small wildlife to cross under Fanita Parkway to reduce permanent indirect impacts to these species (see the Biological Technical Report for the Fanita Ranch Project, Figure 5-7a, Local Wildlife Corridors).
Applicant City of Santee Department of
Development Services
During construction in accordance with
approved street improvement plans for
Cuyamaca Street and Fanita Parkway
Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-13 September 2020
Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation Section 4.4 Cultural and Tribal Cultural Resources
CUL-1: Site Capping Program. Prior to implementation of a site (or locus) capping program, a site capping plan shall be prepared by a qualified archaeologist who meets or exceeds the Secretary of Interior’s Professional Qualifications Standards for archaeology. The plan shall be reviewed and approved by the Project Planner for the City of Santee with input from Native American tribal groups who have consulted on the project. The plan shall include the following or equivalent steps:
1. Retain an archaeological monitor and Native American monitor of Kumeyaay descent with ancestral ties to the San Diego region and at minimum 1 year of monitoring experience within Kumeyaay ancestral territory to observe the capping process.
2. Remove organic material from the archaeological site surface by hand, including brushing, raking, or use of power blower. Use of motorized vehicles for vegetation removal is prohibited. All vegetation shall be removed at ground surface such that no soil disturbance results.
3. Remaining root balls and masses in the ground after hand removal of vegetation stems and trunks shall be sprayed with topical pesticide per the pesticide manufacturer’s specifications to ensure no further growth. The resulting dead vegetation masses shall be left in place. Complete surface vegetation removal and die-off of root massing shall be achieved before geotextile placement.
4. No remedial grading, sub-grade preparation, or scarification shall occur before placement of the geotextile fabric.
5. A biaxial geogrid (Tensar BX1200, TX 160, or equivalent) shall be laid over the ground surface where capping is to take place, and a minimum buffer area to be determined by the City of Santee through consultation with a qualified archaeologist, the Native American groups who have consulted on the project, and the most likely descendant as the final grading plans are prepared. The geogrid type and verification of its technological capability shall be provided by a qualified geotechnical engineer during plan check of final grading plans.
6. Placement of fill soils on top of the geotextile fabric shall be done in no greater than 8-inch lifts with rubber-tired equipment.
7. Geotextile fabric shall be capable of preventing compaction and load impacts on underlying archaeological resources.
8. Fill soils shall have a pH ranging from 5.5 to 7.5 only.
9. Fill soils shall be free of archaeological resources (i.e., culturally sterile).
10. Fill soils shall be spread from the outside with rubber-track, heavy equipment such that the equipment would only be working on top of the fill soils. The fill soils shall be placed ahead of the loading equipment so that the machine does not have contact with the archaeological site surface.
11. The fill soils shall be sufficiently moist so that they are cohesive under the weight of the heavy equipment as the material is spread out over the archaeological site and buffer area.
12. After the first 12–18 inches of fill are laid, larger equipment may be used to increase the fill to desired grade.
Capping soils shall be visually distinguishable from the native soils below. A minimum of 24 inches of fill material shall be maintained between the surface of the archaeological cap and any ground-disturbing activities. Ground-disturbing activities include but are not limited to grading; excavation; compaction; placement of soil, sand, rock, gravel, or other material; clearing of vegetation; and construction, erection, or placement of any underground utilities, buildings, or structures. Restrictions shall be applied regarding species planted within the cap (deep-rooted species would be avoided in areas where the cap does not exceed 10 feet). Additionally, chemical agents such as fertilizer shall be avoided in areas where the cap does not exceed 24 inches.
Applicant; Qualified Archaeologist who
meets or exceeds the Secretary of
Interior’s Professional Qualifications
Standards for archaeology
City of Santee Department of
Development Services
Prior to implementation of a site (or locus)
capping program
CUL-2: Phase III Data Recovery Excavation Program. For areas within CA-SDI-8243 and CA-SDI-8345 that cannot be avoided, capped, or designated as open space by the proposed project, a Phase III Data Recovery Excavation Program shall be completed to comprehensively document the resources and exhaust the data potential of the resources prior to the issuance of project grading permits. The Phase III Data Recovery Excavation Program shall be conducted by a qualified archaeologist who meets or exceeds the Secretary of Interior’s Professional Qualifications Standards for archaeology in accordance with the California Office of Historic Preservation’s 1990 Archaeological Resource Management Reports: Recommended Contents and Format; CEQA; California Public Resources Code, Section 21084.1; and CEQA Guidelines, Section 15126.4(b).
Prior to implementing the field component of the Phase III Data Recovery Excavation Program, a Phase III Data Recovery Plan shall be prepared by the qualified archaeologist selected to carry out the program. The plan shall be prepared in consultation with Native American groups who have participated in consultation for the proposed project, and shall be reviewed and approved by the Project Planner at the City of Santee. The plan shall guide the Phase III Data Recovery Excavation Program. The plan shall, at minimum, include the following:
Phase III research design including but not limited to the following:
Summary of previous research completed for CA-SDI-8243 and CA-SDI-8345 Discussion of relevant research questions that can be addressed by the resources. Relevant research topics include but are not limited to the following:
Site chronology
Dietary reconstruction
Paleo-environment reconstruction
Settlement pattern
Applicant; Qualified Archaeologist who
meets or exceeds the Secretary of
Interior’s Professional Qualifications
Standards for archaeology
City of Santee Department of
Development Services
Prior to issuance of project grading
permits
Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-14 September 2020
Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation Introduction and use of artifact typologies, such as projectile point typologies and ceramics Methods used to gather data
Number of data recovery units to be excavated
The number of recovery units shall be determined based on industry standards for establishing data redundancy. Industry standard typically requires that between 3 to 10 percent of intact site deposits impacted by the proposed project be recovered and analyzed as part of a Phase III Data Recovery Program. The final percentage shall be determined based on the percentage of the site to be impacted by the proposed project, the research questions established for the Phase III, in consideration of the guidelines established by the Office of Historic Preservation for Phase III Data Recovery Programs and in consultation with the qualified archaeologist, City of Santee, and Native American groups who have participated in consultation for the project.
Artifact screening methods to be used
Procedures to follow in the event human remains are discovered (Mitigation Measure CUL-10) Procedures for backfilling excavated units prior to the completion of the Phase III fieldwork Laboratory methods to analyze the artifacts, including but not limited to the following:
Methods used to analyze ceramics, lithics, groundstone, and specialty items, such as beads Protein residue analysis
Radiocarbon dating
Ethnobotanical studies
Curation procedures (Mitigation Measure CUL-8)
The Phase III data recovery fieldwork shall be completed in accordance with the established plan by a qualified archaeologist. The fieldwork shall be observed by a minimum of one Native American monitor. The Native American monitors shall be of Kumeyaay descent with ancestral ties to the San Diego region and at minimum 1 year of monitoring experience within Kumeyaay ancestral territory.
Following the completion of the Phase III data recovery fieldwork, the results shall be summarized in a Phase III Data Recovery Report. The report shall be completed by a qualified archaeologist and shall include the results of the fieldwork and laboratory analysis and address the research questions established in the Phase III Data Recovery Plan. The report shall also include the California Department of Parks and Recreation Series 523 form updates for the sites CA-SDI-8243 and CA-SDI-8345. The report shall be submitted to the consulting Native American groups and the Project Planner at the City of Santee for review. Upon acceptance of the final report, an electronic version of the final report shall be submitted to the South Coastal Information Center and the San Diego Archaeological Center.
CUL-3: Worker Environmental Awareness Program. Prior to the commencement of project-related ground-disturbing activities, including but not limited to site clearing, grubbing, trenching, and excavation, a qualified archaeologist who meets or exceeds the Secretary of Interior’s Professional Qualifications Standards for archaeology shall provide a Worker Environmental Awareness Program for the general contractor, subcontractors, and construction workers participating in ground-disturbing activity for project construction. The Worker Environmental Awareness Program training shall describe the potential of exposing archaeological resources, types of cultural materials that may be encountered, and directions on the steps that shall be taken if such a find is encountered. This training may be presented alongside other environmental training programs required prior to construction. A Worker Environmental Awareness Program acknowledgment form shall be signed by workers who receive the training.
Applicant; Qualified Archaeologist who
meets or exceeds the Secretary of
Interior’s Professional Qualifications
Standards for archaeology; Construction
Contractor
City of Santee Department of
Development Services
Prior to grading permit
CUL-4: Cultural Resources Mitigation and Monitoring Program. Following the completion of the Phase III Data Recovery Excavation Program, and prior to the start of any ground-disturbing activity for project construction, including but not limited to site clearing, grubbing, trenching, and excavation, a qualified archaeologist who meets or exceeds the Secretary of Interior’s Professional Qualifications Standards for archaeology shall be retained to prepare a Cultural Resources Mitigation and Monitoring Program for unanticipated discoveries during project construction. The information gathered during the Phase III Data Recovery Excavation Program will help to inform the Cultural Resources Mitigation and Monitoring Program. The Cultural Resources Mitigation and Monitoring Program shall be prepared in consultation with Native American tribes who have participated in consultation for the proposed project. The Cultural Resources Mitigation and Monitoring Program shall include provisions for archaeological and Native American monitoring of all ground disturbance related to construction of the proposed project, project construction schedule, procedures to be followed in the event of discovery of archaeological resources, and protocols for Native American coordination and input, including review of documents. The Cultural Resources Mitigation and Monitoring Program shall outline the role and responsibilities of Native American monitors. It shall include communication protocols and opportunity and timelines for review of cultural resources documents related to discoveries that are Native American in origin. The Cultural Resources Mitigation and Monitoring Program shall include provisions for Native American monitoring during testing or data recovery efforts for unknown resources that are Native American in origin (Mitigation Measures CUL-6 and CUL-7). The Native American monitors shall be of Kumeyaay descent with ancestral ties to the San Diego region and at minimum 1 year of monitoring experience within Kumeyaay ancestral territory. Once completed, the Cultural Resources Mitigation and Monitoring Program shall be reviewed and approved by the Project Planner at the City of Santee prior to the start of any ground-disturbing activities.
Applicant; Qualified Archaeologist who
meets or exceeds the Secretary of
Interior’s Professional Qualifications
Standards for archaeology
City of Santee Department of
Development Services
Following the completion of the Phase III
Data Recovery Excavation Program and
prior to grading permit
Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-15 September 2020
Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation CUL-5: Cultural Resources Construction Monitoring. A qualified archaeologist who meets or exceeds the Secretary of Interior’s Professional Qualifications Standards for Archaeology shall be present during ground-disturbing activity for project construction, including but not limited to site clearing, grubbing, trenching, and excavation, for the duration of the proposed project or until the qualified archaeologist determines monitoring is no longer necessary. The archaeological monitor shall prepare daily logs and submit weekly updates to the Project Planner at the City of Santee regarding the activities observed. In the event that previously unidentified prehistoric or historic archaeological materials or human remains are encountered during project construction, the significance of the discovery shall be assessed based on the steps outlined in the Cultural Resources Mitigation and Monitoring Program identified in Mitigation Measures CUL-4, CUL-7, and CUL-10 for the proposed project.
At the completion of monitoring, the qualified archaeologist shall prepare a Cultural Resources Monitoring Report to document the findings during the monitoring effort for the proposed project. The report shall include the monitoring logs completed for the proposed project and shall document any discoveries made during monitoring. The report shall also include the monitoring logs prepared by the Native American monitor for the proposed project. The Native American monitors shall be of Kumeyaay descent with ancestral ties to the San Diego region and at minimum 1 year of monitoring experience within Kumeyaay ancestral territory. The Cultural Resources Monitoring Report shall be submitted to the City of Santee and the South Coastal Information Center.
Applicant; Qualified Archaeologist who
meets or exceeds the Secretary of
Interior’s Professional Qualifications
Standards for Archaeology
City of Santee Department of
Development Services
During grading and for the duration of the
proposed project or until the Qualified
Archaeologist determines monitoring is no
longer necessary
CUL-6: Native American Construction Monitoring. A minimum of one Native American monitor shall be present during ground-disturbing activity for project construction, including but not limited to site clearing, grubbing, trenching, and excavation, for the duration of the proposed project or until the qualified archaeologist determines monitoring is no longer necessary. The Native American monitors shall be of Kumeyaay descent with ancestral ties to the San Diego region and at minimum 1 year of monitoring experience within Kumeyaay ancestral territory. The Native American monitors shall prepare daily logs and submit weekly updates to the qualified archaeologist and the Project Planner at the City of Santee. In addition, the Native American monitors shall prepare and submit a summary statement upon completion of monitoring to include in the Cultural Resources Monitoring Report prepared for the proposed project (see Mitigation Measure CUL-5). The Project Planner at the City of Santee shall review and include the summary statement as part of the cultural resources monitoring report prepared for the proposed project.
Applicant; Native American Monitor of
Kumeyaay descent
City of Santee Department of
Development Services
During grading and for the duration of the
proposed project or until the Qualified
Archaeologist determines monitoring is no
longer necessary
CUL-7: Previously Unidentified Archaeological Resources. If cultural resources are encountered during ground-disturbing activities, work in the immediate area shall be halted, and the qualified archaeologist shall evaluate the resource in consultation with the Native American monitor. If necessary, the evaluation may require preparation of a Treatment Plan and archaeological testing for California Register of Historical Resources or National Register of Historic Places eligibility. If the City of Santee, in consultation with the qualified archaeologist, determines that the discovery is significant and cannot be avoided by the proposed project, additional work, such as the data recovery excavation described in Mitigation Measure CUL-2, shall be completed prior to the resumption of ground-disturbing activities in the immediate area to mitigate any significant impacts to cultural resources.
Applicant; Qualified Archaeologist in
consultation with the Native American
Monitor
City of Santee Department of
Development Services
During grading and for the duration of the
proposed project or until the Qualified
Archaeologist determines monitoring is no
longer necessary
CUL-8: Curation of Archaeological Resources. Upon completion of project construction, archaeological collections that have not been repatriated or buried on site (per Mitigation Measure CUL-11), along with final reports, field notes, and other standard documentation collected, shall be permanently curated at a facility in San Diego County that meets the State Historical Resources Commission’s Guidelines for the Curation of Archaeological Collections.
A qualified archaeologist who meets or exceeds the Secretary of the Interior’s Professional Qualifications Standards for archaeology shall be required to secure a written agreement with a recognized museum repository regarding the final disposition and permanent storage and maintenance of all archaeological resources recovered as a result of the Phase III archaeological investigations and monitoring activities that have not been repatriated or buried on site. The written agreement shall specify the level of treatment (preparation, identification, curation, cataloging) required before the collection would be accepted for storage. The cost of curation is assessed by the repository and is the responsibility of the applicant.
Applicant; Qualified Archaeologist who
meets or exceeds the Secretary of the
Interior’s Professional Qualifications
Standards for archaeology; Applicant
City of Santee Department of
Development Services
Upon completion of project construction
CUL-9: Cultural and Tribal Cultural Impacts Associated with Biological Restoration. Prior to the execution of Mitigation Measures BIO-1, BIO-2, BIO12, and BIO-15, the supervising biologists and applicant shall consult with the City of Santee, a qualified archaeologist who meets the Secretary of Interior’s Professional Qualifications Standards for archaeology, and the Native American groups who have participated in consultation for the proposed project to complete the following tasks to address potential impacts to cultural and tribal cultural resources:
1. After the identification of possible biological restoration areas, the archaeologists and a Native American monitor of Kumeyaay descent with ancestral ties to the San Diego region and at minimum 1 year of monitoring experience within Kumeyaay ancestral territory shall complete a cultural resource records search of the California Historical Resources Information System and in-fill pedestrian surveys of any areas not previously investigated by Atkins (December 2017) or Rincon (May 2020) as part of the proposed project. The survey shall include the biological mitigation area and a 100-foot buffer. The survey shall be carried out using transects spaced no greater than 10 meters apart to be consistent with the standard field methods used by the previous studies (Atkins [December 2017] or Rincon [May 2020]). A Native American monitor shall be present and shall participate in the survey effort. Any cultural and or tribal cultural resources identified during the restoration effort shall be documented using California Department of Parks and Recreation Series 523 forms and be filed at the South Coastal Information Center. A Phase I report that documents the survey locations and the results of the survey and includes California Department of Parks and Recreation Series 523 forms for any resources identified during the survey effort shall be completed by the qualified archaeologist. The report shall be prepared Applicant; Supervising Biologists City of Santee Department of Development Services
Prior to the execution of Mitigation
Measures BIO-1, BIO-2, BIO-12, and BIO15
Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-16 September 2020
Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation in accordance with the California Office of Historic Preservation’s 1990 Archaeological Resource Management Report’s: Recommended Contents and Format and California Environmental Quality Act; California Public Resources Code, Section 21084.1; and California Environmental Quality Act Guidelines, Section 15126.4(b). The final report shall be electronically submitted to the City of Santee and the South Coastal Information Center.
2. If human remains are identified on the surface during the pedestrian survey, the location of the human remains and a 50-foot buffer shall be avoided.
Steps outlined in Mitigation Measure CUL-10 shall be followed in the event human remains are identified.
3. If a resource not containing human remains cannot be feasibly avoided, then a Phase II evaluation of the resource shall occur to determine the eligibility of the resource for listing on the California Register of Historical Resources. The Phase II evaluation shall be implemented by a qualified archaeologist who meets the Secretary of Interior’s Professional Qualifications Standards for archaeology and observed by a Native American monitor. If the resource is recommended eligible by the qualified archaeologist and the City of Santee concurs with the recommendation, Mitigation Measure CUL-2 shall be carried out.
Following completion of Mitigation Measure CUL-2, Mitigation Measures CUL-3 through CUL-8, CUL-10, and CUL-11 shall be implemented. If the resource is recommended ineligible by the qualified archaeologist, and the City of Santee concurs with the recommendation, no further testing shall be required. A determination of eligibility shall be made by the qualified archaeologist in consultation with the City of Santee and Native American groups who have consulted on the proposed project. Upon completion of the determination of eligibility, Mitigation Measures CUL-5 through CUL-11 shall be implemented.
CUL-10: Discovery of Human Remains. If human remains are found, State of California Health and Safety Code, Section 7050.5, states that no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to California Public Resources Code, Section 5097.98. In the event of an unanticipated discovery of human remains, the County Coroner must be notified immediately. If the human remains are determined to be prehistoric, the coroner will notify the Native American Heritage Commission, which will determine and notify a most likely descendant. The most likely descendant shall complete the inspection of the site within 48 hours of being granted access and shall provide recommendations for the treatment of the remains.
Applicant; Construction Contractor;
Qualified Archaeologist in consultation
with the Native American Monitor
City of Santee Department of
Development Services
During grading and ongoing
CUL-11: Treatment and Disposition of Tribal Cultural Resources. The applicant shall relinquish ownership of all non-burial related tribal cultural resources collected during the grading monitoring program and to the extent performed by the applicant, from any previous archaeological studies or excavations on the project site to the most likely descendant tribe for proper treatment and disposition per the Cultural Resources Mitigation and Monitoring Program (Mitigation Measure CUL-4). Any burial related tribal cultural resources (as determined by the most likely descendant) shall be repatriated to the most likely descendant as determined by the Native American Heritage Commission pursuant to California Public Resources Code, Section 5097.98. If none of the consulting tribes accept the return of the cultural resources, then the cultural resources shall be subject to the curation requirements stipulated in Mitigation Measure CUL-8) In the event that curation of tribal cultural resources is required by a superseding regulatory agency, curation shall be conducted by an approved facility and the curation shall be guided by the State Historical Resources Commission’s Guidelines for the Curation of Archaeological Collections. In the event the superseding agency is a Federal agency, Title 36 of the Code of Federal Regulations, part 79 shall be followed.
In the event on-site reburial of culturally affiliated material is preferred by the Native American groups consulting on the proposed project, the applicant, in consultation with the most likely descendant, shall designate a location on the project site where reburial will take place. The reburial shall take place in a location where future construction shall not impact the buried material, such as an area designated as open space for the proposed project; therefore, a cap shall not be required. The on-site reburial location shall be selected prior to the start of construction. The reburial of material shall take place following the completion of ground disturbance for the proposed project and shall be observed by the most likely descendant or a Native American monitor representing the most likely descendant and a qualified archaeologist who meets the Secretary of Interior’s Professional Qualifications Standards for archaeology. The location of the reburial shall be documented using a California Department of Parks and Recreation Series 523 form completed by the qualified archaeologist who observed the reburial. The qualified archaeologist shall submit the location to the City of Santee and the location and forms to the South Coastal Information Center.
Applicant; Qualified Archaeologist in
consultation with the Native American
Monitor
City of Santee Department of
Development Services
Following completion of grading
Section 4.6 Geology, Soils, and Paleontological Resources GEO-1: Geotechnical Recommendations. Prior to the issuance of a grading permit, the applicant shall demonstrate that the recommendations and specifications contained in the geotechnical investigations conducted for the project site and off-site areas have been incorporated into the final project design and construction documents as minimum project requirements to the satisfaction of the City of Santee Development Services Director. The recommendations are discussed in detail in the following reports prepared by Geocon Consultants, Inc. in 2020: Geotechnical Investigation for Fanita Ranch – Fanita Commons, Orchard Village, and Vineyard Village; Geotechnical Investigation for Fanita Ranch – Fanita Parkway Widening and Extension Station 9+35 to 111+50; and Geotechnical Investigation for Fanita Ranch – Off-Site Improvement to Cuyamaca Street. The geotechnical recommendations include but are not limited to general geotechnical recommendations, recommendations for the Special Use area, soil and excavation characteristics, terrace drains, grading, seismic design criteria, slope stability, corrosive potential, foundation and concrete slab on-grade, retaining walls and lateral loads, slope maintenance, site drainage and moisture protection, Fanita Parkway flexible pavement, Cuyamaca Street pavement design, Lake Canyon Road Pavement section recommendations, grading plan review, and recommended grading specifications.
Applicant City of Santee Department of
Development Services
Prior to the issuance of a grading permit
Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-17 September 2020
Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation GEO-2: Paleontological Monitoring Program. To address potentially significant impacts to paleontological resources, a monitoring program shall be implemented and involve the following:
1. Preconstruction Personnel and Repository: Prior to the commencement of construction, a qualified project paleontologist shall be retained to oversee the mitigation program. A qualified project paleontologist is a person with a doctorate or master’s degree in paleontology or related field and who has knowledge of the County of San Diego paleontology and documented experience in professional paleontological procedures and techniques.
In addition, a regional fossil repository, such as the San Diego Natural History Museum, shall be designated by the City of Santee to receive any discovered fossils.
2. Preconstruction Meeting: The project paleontologist shall attend the preconstruction meeting to consult with the grading and excavation contractors concerning excavation schedules, paleontological field techniques, and safety issues.
3. Preconstruction Training: The project paleontologist shall conduct a paleontological resource training workshop to be attended by earth excavation personnel.
4. During-Construction Monitoring: A project paleontologist or paleontological monitor shall be present during all earthwork in formations with moderate to high paleontological sensitivity. A paleontological monitor (working under the direction of the project paleontologist) shall be on site on a full-time basis during all original cutting of previously undisturbed deposits of Pleistocene terrace deposits (moderate paleontological potential), ancient landslide deposits (moderate paleontological potential), Stadium Conglomerate (high paleontological potential), and Friars Formation (high paleontological potential) to inspect exposures for unearthed fossils. Areas to be monitored shall include but would not be limited to the majority of the proposed Orchard Village and Vineyard Village footprints and approximately the southern half of the Fanita Commons footprint, the improvements to Fanita Parkway in the vicinity of Lake Canyon Road and northward, and the northern half and southernmost end of the off-site extension of Cuyamaca Street.
5. During-Construction Fossil Recovery: If fossils are discovered, the project paleontologist (or paleontological monitor) shall recover them. In most cases, fossil salvage can be completed in a short period of time. However, some fossil specimens (e.g., a bone bed or a complete large mammal skeleton) may require an extended salvage period. In these instances, the project paleontologist (or paleontological monitor) has the authority to temporarily direct, divert, or halt grading to allow recovery of fossil remains in a timely manner.
6. Post-Construction Treatment: Fossil remains collected during monitoring and salvage shall be cleaned, repaired, sorted, and cataloged.
7. Post-Construction Curation: Prepared fossils, along with copies of all pertinent field notes, photos, and maps, shall be deposited in the designated fossil repository.
8. Post-Construction Final Report: A final summary paleontological mitigation report that outlines the results of the mitigation program shall be completed and submitted to the City of Santee within 2 weeks of the completion of each construction phase of the proposed project. This report shall include discussions of the methods used, stratigraphic section(s) exposed, fossils collected, inventory lists of cataloged fossils, and significance of recovered fossils.
Applicant; Qualified Project Paleontologist City of Santee Department of Development Services
Preconstruction meetings; duration of
grading
Section 4.7 Greenhouse Gas Emissions
GHG-1: Solar Panels. Prior to the issuance of building permits, the applicant or its designee shall provide evidence to the City of Santee that the project shall include both fixed-position rooftop photovoltaic (PV) solar energy panels on residential structures and commercial buildings, and in the Special Use area PV panels mounted on racks that have motorized tilt positions that follow the sun unless the installation is infeasible due to poor solar resources established in a solar feasibility study prepared by a qualified solar consultant submitted to City. The proposed project shall provide on-site PV renewable energy generation with a total design capacity of at least 12.147 megawatts (MW) for the Preferred Land Use Plan with School, or 12.083 MW capacity for the Land Use Plan without School at full buildout.
Applicant or its designee City of Santee Department of
Development Services
Prior to issuance of building permits
GHG-2: Recycling and Composting Services. Prior to issuance of building permits, the applicant or its designee shall provide the following evidence to the City of Santee:
Between 2020 and 2030, at least 70 percent of construction and demolition waste is diverted, and Starting in 2030, at least 80 percent of construction and demolition waste is diverted.
Long term, at least 90 percent of the waste generated at the proposed project shall be diverted. To achieve this mandate, the proposed project shall include but not be limited to the following:
Recycling containers in all multi-family residential communities and non-residential buildings, and Composting containers and compost collection services in commercial and office facilities.
Applicant or its designee City of Santee Department of
Development Services
Prior to issuance of building permits
GHG-3: Water Conservation. Prior to issuance of building permits, the applicant or its designee shall provide evidence to the City of Santee that the proposed project will implement water conservation strategies that are designed to be as efficient as possible with potable water supplies and will achieve at least 20 percent indoor and outdoor water reduction compared to the average statewide water consumption rate at the time of project approval.
Applicant or its designee City of Santee Department of
Development Services
Prior to issuance of building permits
GHG-4: All-Electric Homes. Prior to the issuance of building permits, the applicant or its designee shall provide evidence to the City of Santee that the proposed project will include all-electric homes. No natural gas shall be provided to the residential portion of the proposed project.
Applicant or its designee City of Santee Department of
Development Services
Prior to issuance of building permits
Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-18 September 2020
Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation GHG-5: On-Site Tree Planting. Prior to the issuance of the precise grading permit for each phase, landscape and irrigation plans shall show evidence of tree planting in support of the overall master tree planting plan that requires at least 26,705 trees and at least 237.4 acres of bushes and hedges on site.
Applicant or its designee City of Santee Department of
Development Services
Prior to the issuance of the precise
grading permit for each phase
GHG-6: Private Electric Vehicles. Prior to the issuance of the certificate of occupancy for the 500th low-density residential (LDR) unit, the applicant or its designee shall provide evidence to the City of Santee that one electric vehicle has been provided with the purchase of a LDR unit until a total of 100 electric vehicles have been delivered.
Applicant or its designee City of Santee Department of
Development Services
Prior to the issuance of the certificate of
occupancy for the 500th low-density
residential unit
Section 4.8 Hazards and Hazardous Materials
HAZ-1: Groundwater Well Abandonment. Prior to issuance of a grading permit, the applicant shall provide documentation to the City of Santee Development Services Department showing the proper abandonment of the on-site groundwater well located approximately 800 feet northeast of the Padre Dam Municipal Water District Ray Stoyer Water Recycling Facility, in accordance with the County of San Diego’s Well Ordinance (Section 67.441 of the Regulatory Ordinances). Section 67.441 outlines the permit application requirements and conditions for the purpose of construction, repair, reconstruction, and destruction of any well. These requirements include but are not limited to locational information, waste disposal systems, drainage patterns, depth of the wells, and completion of work. This section also includes the conditions of approval for a permit that must be adhered to by the applicant.
Applicant City of Santee Department of
Development Services
Prior to issuance of a grading permit
Section 4.12 Noise
NOI-1: Construction Access Road Speed Limitations. As a condition of approval for the proposed project, the applicant shall not seek to increase the posted speed limit on Fanita Parkway south of Ganley Road from the existing posted speed limit of 40 miles per hour to the post-project improvement design speed of 50 miles per hour until the building construction phase of Phase 1 is complete. The speed limit for construction-related traffic shall be stipulated in project construction documents, including the grading plans and the contract with the construction contractor. Construction-related traffic shall not exceed existing posted speed limits.
Applicant; Construction Contractor City of Santee Department of Development Services
Project approval; ongoing until the building
construction phase of Phase 1 is complete
NOI-2: Vendor Trip Route Limitations. During building construction activities, the construction contractor shall prohibit the use of Magnolia Avenue for medium-duty and heavy-duty truck trips. During building construction activities, all trucks shall access the site via Fanita Parkway and Cuyamaca Street only.
Additionally, medium- and heavy-duty truck trips shall be limited on Fanita Parkway. Truck trips shall be limited to 170 one-way trips (85 two-way trips) on Fanita Parkway during Phase 1 building construction activities and to a maximum of 140 one-way trips (70 two-way trips) on Fanita Parkway during simultaneous building construction activities and project operation. These requirements shall be included in project construction documents, including the grading plan and the contract with the construction contractor. Prior to issuance of a grading permit, temporary signage prohibiting proposed project truck access shall be installed at the Magnolia Avenue and Mast Boulevard intersection.
Applicant; Construction Contractor City of Santee Department of Development Services
Construction documents; prior to issuance
of the grading permit
NOI-3: Roadway Construction Notification. In accordance with Section 5.04.090 of the Santee Municipal Code, the construction contractor shall provide written notification to any existing uses within 300 feet of roadway construction activities. The notification shall be provided no later than 10 days before the start of construction activities. The notice shall describe the nature of the construction activities, including the expected duration, and provide a point of contact to resolve noise complaints. If a complaint is received, construction noise shall be monitored by a qualified acoustical consultant at the nearest affected receptor for the duration of a normal day of construction. If the hourly average monitored noise level from construction exceeds a normal conversation level (65 A-weighted decibels) at the nearest sensitive receptor or the ambient noise level at the receptor if the ambient noise level exceeds 65 A-weighted decibels, construction activities in the immediate area of the affected receptor shall cease. Construction shall not resume until activities can be adjusted or noise reduction measures are implemented to reduce noise at the affected receptor to below normal conversation levels (65 A-weighted decibels) or the ambient noise level at the receptor if the ambient noise level exceeds 65 A-weighted decibels. Monitoring results shall be submitted to the Director of Development Services prior to the resumption of construction activities. Measures to reduce noise shall include but not be limited to the following:
Stationary construction noise sources, such as temporary generators, shall be located as far from nearby noise-sensitive receptors as possible. Trucks shall be prohibited from idling along streets serving the construction site where noise-sensitive residences are located. Construction equipment shall be outfitted with properly maintained, manufacturer-approved or recommended sound abatement tools on air intakes, combustion exhausts, heat dissipation vents, and the interior surfaces of engine hoods and power train enclosures. Construction laydown and vehicle staging areas shall be positioned (to the extent practical) as far from noise-sensitive land uses as feasible. Simultaneous operation of construction equipment shall be limited, or construction time within an hour shall be limited, to reduce the average noise level. Temporary noise barriers, such as noise blankets, shall be implemented around the perimeter of the construction area to minimize construction noise at affected receptors.
Applicant; Construction Contractor City of Santee Department of Development Services
No later than 10 days before the start of
construction activities
Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-19 September 2020
Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation NOI- 4: Nighttime Noise Sound Management Plan. The construction contractor shall be required to obtain authorization from the Director of Development Services for any construction activities that would occur between 7:00 p.m. and 7:00 a.m. As part of the authorization process, the construction contractor shall prepare a Sound Management Plan to be included in construction documents, including the grading plan and construction contract. The Sound Management Plan shall include all or a combination of the measures listed in Mitigation Measure NOI-3, as deemed necessary by a qualified acoustical engineer, to minimize noise at nearby receptors. In addition to the measures listed in Mitigation Measure NOI-3, construction activities that must take place between 7:00 p.m. and 7:00 a.m. that could generate high noise levels at residences shall be scheduled during times that would have the least impact on sensitive receptor locations, such as the evening hours between 7:00 p.m. and 10:00 p.m. rather than the nighttime hours between 10:00 p.m. and 7:00 a.m.
Applicant; Construction Contractor City of Santee Department of Development Services
Construction documents; prior to issuance
of the grading permit
NOI-5: Special Use Area Noise Measures. The following requirements for the Special Use area shall be included as conditions of approval in the development review permit between the applicant and the City of Santee:
Any electronic or automatic gate installed at Special Use area access points shall not generate noise levels that exceed 65 A-weighted decibels at the access point. The site operator shall provide specifications from the manufacturer prior to gate installation, and the site operator agreement shall include proper maintenance of the gate. Proper maintenance shall include response within 1 business day to complaints received by the site operator from residents or received from the City as a result of a complaint regarding nuisance noise as a result of disrepair. The response shall detail measures that the site operator will take to address the complaint and a timeline, such as a scheduled maintenance appointment. Use of the Special Use area as a storage facility shall limit access to the site to the hours of 7:00 a.m. to 7:00 p.m., with the exception of a special afterhours pickup and drop-off location. Stored property shall be relocated to or from the after-hours location during normal business hours because access to the regular storage facilities shall be restricted to 7:00 a.m. to 7:00 p.m. The after-hours location shall be secured with an additional access gate that can only be opened with a temporary gate code provided through pre-arrangement with the site operator. The after-hours location shall be more than 125 feet from the nearest existing receptors and shall be screened from existing receptors by the regular storage facilities.
Applicant or designee City of Santee Department of
Development Services
Project approval; ongoing during operation
NOI-6: Noise Barrier Installation. A permanent noise barrier shall be installed on the western side of Fanita Parkway from Mast Boulevard to the project site and on the eastern side of Cuyamaca Street from Mast Boulevard to El Nopal in conjunction with proposed improvements to these roadways. The noise barriers shall be designed by a qualified acoustical engineer. The applicant shall submit an analysis to the Director of Development Services prior to the start of construction that demonstrates that the proposed noise barriers would reduce traffic noise exposure at residential receptors to 65-A-weighted-decibel community noise equivalent level or below on Fanita Parkway and Cuyamaca Street. The noise level on Magnolia Avenue is estimated to exceed 65 Aweighted decibels without project traffic. Noise barriers shall be installed concurrently with the following proposed roadway improvements:
Extension and widening of Fanita Parkway prior to the commencement of building construction activity on site Extension and widening of Cuyamaca Street prior to issuance of the first certificate of occupancy Applicant; Qualified Acoustical Engineer City of Santee Department of Development Services
Extension and widening of Fanita
Parkway prior to the commencement of
building construction activity on site
Extension and widening of Cuyamaca
Street prior to issuance of the first
certificate of occupancy
NOI-7: On-Site Ambient Noise Exposure. Prior to issuance of a building permit for any first-row Low Density Residential units or Active Adult units that would be located adjacent to Fanita Parkway and first-row multi-family residential units located adjacent to Cuyamaca Street in the Village Center, the applicant shall prepare an acoustical analysis ensuring that interior noise levels due to exterior noise sources would be at or below 45-A-weighted-decibel day-night average sound level. The analysis shall be submitted to the Director of Development Services for approval. One or a combination of the following measures shall be incorporated as necessary to ensure interior noise would be at or below 45-A-weighted-decibel day-night average sound level
1. Use non-noise-sensitive structures such as garages to shield noise-sensitive areas
2. Orient bedrooms away from noise sources
3. Limit opening and penetrations on portions of buildings impacted by noise
4. Apply noise insulation to walls, roofs, doors, windows, and other penetrations
5. Enclose patios or balconies using a clear material, such as glass
6. Install dual-paned windows
For some units, it may be necessary for the windows to be able to remain closed to ensure that interior noise levels meet the interior standard of 45-Aweighted-decibel day-night average sound level. Consequently, a ventilation or air conditioning system shall be required for these units to provide a habitable interior environment with the windows closed.
Applicant or designee; Qualified Acoustical
Engineer
City of Santee Department of
Development Services
Prior to issuance of a building permit for
any first-row Low Density Residential units
or Active Adult units that would be located
adjacent to Fanita Parkway and first-row
multi-family residential units located
adjacent to Cuyamaca Street in the Village
Center
NOI-8: Vibration Best Management Practices. Prior to the commencement of construction activities that would involve use of a vibratory roller (or equivalent equipment) within 75 feet of a residence, the applicant shall retain a qualified acoustician to identify best management practices to be implemented by the construction contractor to reduce vibration levels to below 80 vibration decibels at the nearest residence. The best management practices shall be included in project construction documents, including the grading plan and contract with the construction contractor. Practices may include but are not limited to the following:
Use only properly maintained equipment with vibratory isolators Operate equipment as far from sensitive receptors as possible Use rubber-tired vehicles as opposed to tracked vehicles Applicant; Qualified Acoustician;
Construction Contractor
City of Santee Department of
Development Services
Prior to the commencement of
construction activities that would involve
use of a vibratory roller (or equivalent
equipment) within 75 feet of a residence
Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-20 September 2020
Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation NOI-9: Construction Vibration Notification. The construction contractor shall provide written notification to receptors within 75 feet of construction activities at least 3 weeks prior to the start of any construction activities that would require the use of a vibratory roller or equivalent equipment. The notice would inform them of the estimated start date and duration of daytime vibration-generating construction activities. This notification shall include information warning about the potential for impacts related to vibration-sensitive equipment. The City of Santee shall provide a phone number for the affected receptors to call if they have vibration-sensitive equipment on their property. If a complaint is received, a vibration monitoring program will be implemented within 2 working days to reduce vibration to below 80 vibration decibels at the nearest receptor. The vibration monitoring plan shall be prepared and administered by a qualified vibration consultant and submitted to the Director of Development Services for approval. The vibration monitoring plan shall include the location of the vibration monitor, the vibration instrumentation used, a data acquisition and retention plan, and an exceedance notification and reporting procedures. The program shall include but not be limited to the following:
Monitor vibration during construction activities with a seismograph or other instrument capable of measuring and recording displacement and frequency, particle velocity, or acceleration at the closest residence to the construction area Use equipment that includes dampeners or other modifications to reduce vibration Use of alternative non-vibratory equipment where available Limit simultaneous operation of equipment.
Applicant; Construction Contractor;
Qualified Vibration Consultant
City of Santee Department of
Development Services
Three weeks prior to the start of any
construction activities that would require
the use of a vibratory roller or equivalent
equipment
Section 4.16 Transportation
TRA-1: Construction Traffic Control Plans. Prior to beginning construction, work zone traffic control plans and construction transportation management plans shall be prepared in accordance with all applicable requirements of the City of Santee and County of San Diego encroachment permits and applicable City of Santee and County of San Diego plans, ordinances, and policies. The plans shall include provisions for the following:
The applicant shall comply at all times with the following work hour requirements:
No site work, building construction, or related activities, including equipment mobilization shall be permitted to start on the project prior to 7:00 a.m. and all work for the day shall be completed by 7:00 p.m., subject to the satisfaction of the City Engineer. No work is permitted on Sundays or City holidays.
No deliveries, including equipment drop-off and pick-up, shall be made to the project except between the hours of 8:00 a.m. and 6:00 p.m., Monday through Saturday, excluding Sundays and City holidays, subject to the satisfaction of the City Engineer. Deliveries of emergency supplies or equipment necessary to secure the site or protect the public would be permitted. If the applicant fails or is unable to enforce compliance with their contractors, subcontractors and materials suppliers regarding the specified work hours, additional reduction of work hours shall be imposed by the City Department of Development Services. In addition to the above, the applicant shall erect one or more signs stating the work hour restrictions. Signs shall be installed as required, in the vicinity of the project construction trailer if a job site trailer is used, or at such other locations as may be deemed appropriate by the Department of Development Services. The sign shall be a minimum of 24 inches by 36 inches and shall be weatherproofed. The sign content shall be provided by the Department of Development Services.
Coordinate with public transit providers (where necessary). Provide off-site construction worker parking areas and shuttles for workers to/from the job site, if necessary. Implement standard safety practices, including installing appropriate barriers between work zones and transportation facilities, placement of appropriate signage, and use of traffic control devices.
Coordinate with the jurisdictions prior to construction to determine specific traffic handling layouts. Protect traffic by using flaggers, warning signs, lights, and barricades to guide vehicles through or around construction zones. Restore roadway capacity to the extent feasible during hours when construction activities are not occurring, which could include the use of street plates or temporary paving.
Clean and restore roadways upon completion of work.
Limit the length of open trenches to the length allowed by County of San Diego and City of Santee encroachment permits. Implement construction schedules and techniques that minimize roadway closures, including the number of cross streets and side streets that may be blocked or otherwise impacted by construction activities. Detours for cyclists and pedestrians when bike lanes or sidewalks must be closed. Install steel plates over open trenches in inactive construction areas to maintain existing bicycle and pedestrian access after construction hours. Coordinate with local schools prior to construction within close proximity of school property to ensure entryways are not blocked during peak drop-off and pick-up times.
Applicant City of Santee Department of
Development Services; County of San
Diego
Prior to beginning construction
Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-21 September 2020
Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation Enforce speed limits of construction vehicles on all streets. Notify emergency response providers of street closures at least one week prior to closures and include the location, date, time and duration of the closure. Abide by encroachment permit conditions, which shall supersede conflicting provisions in the plans. In addition, vendor trip limitations shall be imposed, which would prohibit vendor truck trips on Magnolia Avenue and require all truck traffic to use Fanita Parkway or Cuyamaca Street for site access. Additionally, medium- and heavy-duty truck trips shall be limited on Fanita Parkway. Truck trips shall be limited to 170 one-way trips (85 two-way trips) on Fanita Parkway during Phase 1 building construction activities and to a maximum of 140 one-way trips (70 two-way trips) on Fanita Parkway during simultaneous building construction activities and project operation. Worker vehicle trips would be allowed on all roadways.
TRA-2: Princess Joann Road/Cuyamaca Street Intersection (Year 2035 Cumulative). As part of the proposed project, this intersection would be constructed as a project design feature. By year 2035, with ambient growth assumed from buildout of the Santee General Plan land uses, a cumulative impact would occur.
Therefore, to mitigate the cumulative impact, prior to occupancy of the 890th equivalent dwelling unit the proposed project shall install a traffic signal, provide protected southbound left-turn phasing and provide the following lane geometry: southbound – 1 left lane, 1 thru lane; westbound – 1 shared left lane/right lane; and northbound – 1 thru, 1 right lane. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 890th equivalent
dwelling unit
TRA-3: Ganley Road/Fanita Parkway Intersection (Direct and Year 2035 Cumulative). Prior to occupancy of the 1,917th equivalent dwelling unit, the proposed project shall install a traffic signal at this intersection and provide southbound/northbound left-turn protected phasing. Provide the following lane geometry: southbound – 1 left lane, 1 shared thru/right-turn lane; northbound – 1 left lane, 1 thru lane, 1 right lane; westbound – 1 left lane, 1 shared thru lane/right lane; and eastbound – 1 shared left lane/thru lane/right lane. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 1,917th
equivalent dwelling unit
TRA-4: Woodglen Vista Drive/Cuyamaca Street Intersection (Direct and Year 2035 Cumulative). Prior to occupancy of the 1,563rd equivalent dwelling unit, the proposed project shall install a traffic signal at this intersection and provide north–south protected phasing and east–west permissive phasing. The following lane geometry shall be provided: southbound – 1 left lane, 1 thru lane; northbound – 1 left lane, 1 thru lane, 1 right lane; westbound – 1 shared left lane/thru lane/right lane; and eastbound – 1 shared left lane/thru lane/right lane. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 1,563rd
equivalent dwelling unit
TRA-5: El Nopal/Cuyamaca Street Intersection (Direct and Year 2035 Cumulative). Prior to occupancy of the 1,091st equivalent dwelling unit, the proposed project shall install a traffic signal at this intersection and provide north–south protected phasing and east–west permissive phasing. The following lane geometry shall be provided: southbound – 1 left lane, 1 thru lane, 1 shared thru lane/right lane; northbound – 1 left lane, 1 thru lane, 1 shared thru lane/right lane; eastbound – 1 shared left lane/thru lane/right lane; westbound – 1 shared left lane/thru lane/right lane. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 1,901st
equivalent dwelling unit
TRA-6: El Nopal/Los Ranchitos Road Intersection (Direct and Year 2035 Cumulative). Prior to occupancy of the 2,654th equivalent dwelling unit, the project shall restripe the westbound approach at this intersection to provide the following lane geometry: 1 left lane, 1 thru lane. However, since this intersection is located within the County of San Diego’s jurisdiction, the City of Santee is without jurisdiction to ensure the construction of the recommended improvements. Therefore, the impact would be considered significant and unavoidable.
Applicant City of Santee Department of
Development Services; County of San
Diego
Prior to occupancy of the 2,654th
equivalent dwelling unit
TRA-7: Lake Canyon Road/Fanita Parkway Intersection (Direct and Year 2035 Cumulative). Prior to occupancy of the 1,828th equivalent dwelling unit, the proposed project shall install a traffic signal at this intersection and provide northbound–southbound protected phasing. The following lane geometry shall be provided: southbound – 1 left lane, 2 thru lanes; northbound –1 thru lane, 1 shared thru lane/right lane; and westbound – 1 left lane, 1 shared left lane/right lane. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 1,828th
equivalent dwelling unit
TRA-8: Beck Drive/Cuyamaca Street Intersection (Direct and Year 2035 Cumulative). Prior to occupancy of the 236th equivalent dwelling unit, the proposed project shall install a traffic signal and provide northbound–southbound protected phasing. The following lane geometry shall be provided:
southbound – 1 left lane, 1 thru lane, 1 shared thru lane/right lane; northbound – 1 left lane, 1 thru lane, 1 shared thru lane/right lane; eastbound – 1 shared left lane/thru lane/right lane; and westbound – 1 shared left lane/thru lane/right lane. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 236th equivalent
dwelling unit
TRA-9: Mast Boulevard/State Route 52 Westbound Ramps Intersection (Direct and Year 2035 Cumulative). Prior to occupancy of the 442nd equivalent dwelling unit, the proposed project shall widen the westbound approach at the intersection to provide the following lane geometry: westbound – 1 shared thru-right lane; and 2 right lanes, consistent with the improvements proposed in the Santee General Plan Mobility Element. However, since this intersection is within the City of San Diego’s and the California Department of Transportation’s jurisdictions, the City of Santee is without jurisdiction to ensure the construction of the recommended improvements. Therefore, the impact would considered significant and unavoidable.
Applicant City of Santee Department of
Development Services; City of San Diego;
California Department of Transportation
Prior to occupancy of the 442nd equivalent
dwelling unit
Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-22 September 2020
Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation TRA-10: Mast Boulevard/West Hills Parkway Intersection (Direct and Year 2035 Cumulative). Prior to occupancy of the 88th equivalent dwelling unit, the proposed project shall widen the intersection to provide the following lane geometry: eastbound – 1 left lane, 3 thru lanes, 1 right lane; westbound – 2 left lanes, 2 thru lanes, 1 shared thru lane/right lane; northbound – 2 left lanes, 1 shared thru lane/right lane; and southbound – 1 shared thru lane/left lane, 1 right lane. However, since this intersection is within the City of San Diego’s and the California Department of Transportation’s jurisdictions, the City of Santee is without jurisdiction to ensure the construction of the recommended improvements. Therefore, the impact is considered significant and unavoidable.
Applicant City of Santee Department of
Development Services; City of San Diego;
California Department of Transportation
Prior to occupancy of the 88th equivalent
dwelling unit
TRA-11: Mast Boulevard/Fanita Parkway Intersection (Direct and Year 2035 Cumulative). Prior to occupancy of the 2,064th equivalent dwelling unit, the proposed project shall widen the intersection to provide dual southbound right-turn lanes and restripe the eastbound approach to provide dual eastbound leftturn lanes. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 2,064th
equivalent dwelling unit
TRA-12: Mast Boulevard/Cuyamaca Street Intersection (Direct and Year 2035 Cumulative). Prior to occupancy of the 1,268th equivalent dwelling unit, the proposed project shall widen the intersection to provide the following lane geometry: southbound – 1 left lane, 2 thru lanes, 1 right lane; and eastbound – 2 left lanes, 2 thru lanes, 1 right lane. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 1,268th
equivalent dwelling unit
TRA-13: Riverford Road/State Route 67 Southbound Ramps Intersection (Direct and Year 2035 Cumulative). Prior to the occupancy of the 442nd equivalent dwelling unit, the proposed project shall install a traffic signal at this intersection. However, since this intersection is within the County of San Diego’s and the California Department of Transportation’s jurisdictions, the City of Santee is without jurisdiction to ensure the construction of the recommended improvements. Therefore, the impact would be considered significant and unavoidable.
Applicant City of Santee Department of
Development Services; County of San
Diego; California Department of
Transportation
Prior to occupancy of the 442nd equivalent
dwelling unit
TRA-14: Riverford Road/Woodside Avenue Intersection (Direct and Year 2035 Cumulative). Prior to occupancy of the 442nd equivalent dwelling unit, the proposed project shall restripe the westbound approach to provide the following lane geometry: 1 thru lane, 1 right lane. However, since this intersection is within the County of San Diego’s jurisdiction, the City of Santee is without jurisdiction to ensure the construction of the recommended improvements.
Therefore, the impact would be considered significant and unavoidable.
Applicant City of Santee Department of
Development Services; County of San
Diego
Prior to occupancy of the 442nd equivalent
dwelling unit
TRA-15: West Hills Parkway/Mission Gorge Road Intersection (Year 2035 Cumulative). Prior to occupancy of the 237th equivalent dwelling unit, the proposed project shall contribute an 18.5 percent fair share toward restriping the intersection to provide the following lane geometry: westbound – 1 left lane, 1 thru lane, 1 shared thru lane/right lane, 1 right lane, consistent with the improvements proposed in the Santee General Plan Mobility Element. This improvement is not currently identified in the City of Santee Proposed Capital Improvement Program Five-Year Budget, Fiscal Year 2017–2018 through Fiscal Year 2021– 2022. Therefore, the applicant shall coordinate with the City to initiate a capital improvement program project for the proposed project and future development to pay into. This impact would be considered significant and unavoidable until a funding mechanism is established for the proposed improvement.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 237th equivalent
dwelling unit
TRA-16: Mission Gorge Road/Carlton Hills Boulevard Intersection (Direct and Year 2035 Cumulative). The intersection of Mission Gorge Road/Carlton Hills Boulevard is currently built to its ultimate Santee General Plan Mobility Element configuration and extends to the limits of the existing right-of-way. To widen this intersection, sidewalks would need to be removed or reduced in width, which would result in impacts to non-vehicular modes of travel (pedestrians). Planning and environmental laws recognize the importance of planning for all modes of transportation, including pedestrians, bicyclists, transit riders, and motorists. As such, widening the roadway by removing sidewalks is considered infeasible due to policy considerations. Another option for intersection widening would involve the expansion of current rights-of-way through additional property acquisition. Property acquisitions, however, are considered environmentally, financially, and socially infeasible. In many cases, property acquisitions would require demolition of existing buildings, which would generate additional environmental impacts associated with construction, such as air quality, noise, greenhouse gas emissions, solid waste, and traffic.
Commercial buildings abutting the sidewalks would be displaced for additional rights-of-way, causing a direct impact to existing land owners and tenants. For these reasons, mitigation measures that do not require widening were evaluated.
Prior to occupancy of the 560th equivalent dwelling unit, the proposed project shall install an Adaptive Traffic Signal Control system along Mission Gorge Road between Fanita Drive and Town Center Parkway. Adaptive Traffic Signal Control is a traffic management strategy in which traffic signal timing changes, or adapts, based on actual traffic demand. It employs hardware and software to provide real-time adjustments to the signal timing plan based on actual traffic demand. Adaptive traffic signals or “smart” signals communicate with each other and dynamically adjust signal timings, memorize traffic patterns, improve traffic flow, and reduce vehicle stops. The improved conditions resulting from implementation of an Adaptive Traffic Signal Control system are evidenced by a decrease in overall travel time through the subject corridor. Therefore, implementation of an Adaptive Traffic Signal Control system would result in a decrease in overall travel time, similar to the benefit that physical widening of the street would provide from increased physical capacity. However, implementation of Adaptive Traffic Signal Control along Mission Gorge Road would not reduce impacts at this intersection to below significant levels.
Therefore, this impact would be significant and unavoidable.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 560th equivalent
dwelling unit
TRA-17: Mission Gorge Road/Cuyamaca Street Intersection (Direct and Year 2035 Cumulative). Prior to occupancy of the 2,123rd equivalent dwelling unit, the proposed project shall widen the intersection to provide a dedicated northbound right-turn lane consistent with the improvements proposed in the Santee General Plan Mobility Element. This improvement is identified in the City of Santee Proposed Capital Improvement Program Five-Year Budget, Fiscal Year 2017–2018 through Fiscal Year 2021–2022, ensuring that it has a funding mechanism. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 2,123rd
equivalent dwelling unit
Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-23 September 2020
Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation TRA-18: Buena Vista Avenue/Cuyamaca Street Intersection (Direct and Year 2035 Cumulative). Prior to occupancy of the 206th equivalent dwelling unit, the proposed project shall restripe the westbound approach to provide the following lane geometry: westbound – 1 left lane, 1 shared left lane/thru lane/right lane. The signal shall be modified to provide split phasing in the east–west direction. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 206th equivalent
dwelling unit
TRA-19: El Nopal: Magnolia Avenue to Los Ranchitos Road (Year 2035 Cumulative). This segment of El Nopal is currently built to its ultimate Santee General Plan Mobility Element classification. Widening along this roadway would be infeasible given the lack of available right-of-way and residential driveways that front this segment.
However, “spot” improvements shall be implemented prior to occupancy of the 224th equivalent dwelling unit. A westbound left-turn lane at the Los Ranchitos Road intersection shall be provided to improve the through flow of vehicles along this segment. Dedicated turn pockets on El Nopal shall be provided to allow for turning vehicles to decelerate and queue outside of the thru lanes. The removal of turning vehicles from thru-traffic lanes have been identified in literature published by the Transportation Research Board as one of several principals that improve “the safety and operations of an arterial roadway” (2014 Transportation Research Board Report S2-C05-RW).
However, even with the identified “spot” improvements, this impact would be significant and unavoidable.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 224th equivalent
dwelling unit
TRA-20: El Nopal: Los Ranchitos to Riverford Road (Direct and Year 2035 Cumulative). This segment of El Nopal is in the County of San Diego and is currently built to its ultimate Mobility Element classification. Widening along this roadway would be infeasible given the lack of available right-of-way and residential driveways that front this segment. However, “spot” improvements shall be implemented prior to occupancy of the 864th equivalent dwelling unit. A westbound left-turn lane at the Los Ranchitos Road intersection shall be provided to improve the through flow of vehicles along this segment. Dedicated turn pockets shall be provided on El Nopal to allow for turning vehicles to decelerate and queue outside of the thru lanes. The removal of turning vehicles from thrutraffic lanes have been identified in literature published by the Transportation Research Board as one of several principals that improve “the safety and operations of an arterial roadway” (2014 Transportation Research Board Report S2-C05-RW). In addition, there is a cumulative development (Parkside, formerly Hillside Meadows) in the County of San Diego that proposes to construct a parallel route to Riverford Road, Hillside Meadows Drive, that would intersect El Nopal and connect to Mast Boulevard in the south. Completion of this roadway could relieve traffic congestion on this segment of El Nopal approaching Riverford Road by rerouting trips to Mast Boulevard. However, the timing of completion of this roadway network improvement is unknown, is proposed by a private development project, and cannot be assured. In addition, since this segment is located within the County of San Diego’s jurisdiction, the City of Santee is without jurisdiction to ensure the construction of the recommended improvements. Therefore, the impact would be significant and unavoidable.
Applicant City of Santee Department of
Development Services; County of San
Diego
Prior to occupancy of the 864th equivalent
dwelling unit
TRA-21: Mast Boulevard: State Route 52 to West Hills Parkway (Direct). Implementation of Mitigation Measure TRA-9, Mast Boulevard/State Route 52 Westbound Ramps Intersection (Direct and Year 2035 Cumulative), prior to occupancy of the 1,917th equivalent dwelling unit to improve the access to State Route 52 westbound by providing one shared thru lane/right lane and dual right lanes would mitigate the impact along this segment by facilitating the flow of vehicles from Mast Boulevard onto State Route 52 westbound. However, since this segment is located within the City of San Diego’s jurisdiction, the City of Santee is without jurisdiction to ensure the construction of the recommended improvements. Therefore, the impact would be significant and unavoidable.
Applicant City of Santee Department of
Development Services; City of San Diego
Prior to occupancy of the 1,917th
equivalent dwelling unit
TRA-22: Carlton Oaks Drive: Fanita Parkway to Carlton Hills Boulevard (Direct and Year 2035 Cumulative). This segment of Carlton Oaks Drive is currently built to its ultimate Santee General Plan Mobility Element classification and extends to the limits of the existing right-of-way. To widen the roadway prior to occupancy of the 1,843rd equivalent dwelling unit, sidewalks or bicycle facilities would need to be removed or reduced in width, which would result in impacts to non-vehicular modes of travel (pedestrians and bicyclists). Planning and environmental laws recognize the importance of planning for all modes of transportation, including pedestrians, bicyclists, transit riders, and motorists. As such, widening the roadway by removing sidewalks and bicycle facilities is considered infeasible due to policy considerations. Another option for roadway widening would involve the expansion of current right-of-way through additional property acquisition. In many cases, property acquisitions would require demolition of existing buildings, which would generate additional environmental impacts associated with construction such as air quality, noise, greenhouse gas emissions, solid waste, and traffic. Residences would be displaced for additional right-of-way causing a direct impact to existing residents. For these reasons, mitigation measures for the impacted roadway segments along Carlton Oaks Drive are considered infeasible. Therefore, no additional improvements are recommended and the impact to the roadway would remain significant and unavoidable.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 1,843rd
equivalent dwelling unit
TRA-23: Fanita Parkway: Ganley Road to Lake Canyon Road (Direct and Year 2035 Cumulative). Prior to occupancy of the 1,485th equivalent dwelling unit, the proposed project shall widen this segment of Fanita Parkway to a three-lane parkway with a raised median with one northbound lane and two southbound lanes. The information presented in the Fanita Ranch Traffic Impact Analysis (LLG 2020) indicates that this mitigation to construct Fanita Parkway to three lanes would result in acceptable level of service conditions based on peak-hour intersection, arterial, and queueing analyses between the signalized intersections of Ganley Road and Lake Canyon Road. Nonetheless, in the abundance of caution, a monitoring programconsistent with Section 21.3.2, Fanita Parkway Monitoring Program, in the Traffic Impact Analysis, shall be established to identify the need for a fourth lane along this segment should certain traffic thresholds bemet. The monitoring program shall be implemented by collecting various data metrics along the roadway based on the following three thresholds: (1) average daily volumes regularly exceed 13,000 average daily traffic, as defined in the monitoring program; (2) the PM peak-hour intersection delay in the northbound direction at the Fanita Parkway/Ganley Road intersection regularly exceeds 20 seconds, as defined in the monitoring program; and (3) peak-hour arterial operations along this segment of Fanita Parkway are equal to or lower than 28 miles per hour taking into account intersection delay at Ganley Road, as defined in the monitoring program. Once the 13,000 average daily traffic threshold 1 is met and the monitoring program commences, if one of the two remaining thresholds (i.e., thresholds 2 and 3) are met, the fourth lane shall be constructed to the satisfaction of the City Engineer. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 1,485th
equivalent dwelling unit
Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-24 September 2020
Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation TRA-24: Fanita Parkway: Lake Canyon Road to Mast Boulevard (Direct and Year 2035 Cumulative). Prior to occupancy of the 1,264th equivalent dwelling unit, the proposed project shall widen this section of Fanita Parkway as a four-lane parkway with a raised median with two northbound lanes and two southbound lanes. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 1,264th
equivalent dwelling unit
TRA-25: Cuyamaca Street: Woodglen Vista Drive to El Nopal (Year 2035 Cumulative). Prior to occupancy of the 118th equivalent dwelling unit, the proposed project shall improve this street segment to its ultimate Santee General Plan Mobility Element classification of a four-lane major street.
Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 118th equivalent
dwelling unit
TRA-26: Cuyamaca Street: El Nopal to Mast Boulevard (Direct and Year 2035 Cumulative). Prior to occupancy of the 1,302nd equivalent dwelling unit, the proposed project shall reconstruct the median and restripe Cuyamaca Street from El Nopal to Mast Boulevard to four-lane major street standards consistent with the Santee General Plan Mobility Element. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 1,302nd
equivalent dwelling unit
TRA-27: Cuyamaca Street: Mission Gorge Road to State Route 52 Ramps (Direct and Year 2035 Cumulative). Implementation of Mitigation Measure TRA-17, Mission Gorge Road/Cuyamaca Street Intersection (Direct and Year 2035 Cumulative), at the intersection of Mission Gorge Road/Cuyamaca Street and Mitigation Measure TRA-18, Buena Vista Avenue/Cuyamaca Street Intersection (Direct and Year 2035 Cumulative), at the intersection of Cuyamaca Street/Buena Vista Avenue prior to occupancy of the 2,650th dwelling unit would mitigate this segment impact by improving traffic flow at the key signalized intersections along the segment. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 2,650th dwelling
unit
TRA-28: Riverford Road: Riverside Drive to State Route 67 Ramps (Direct and Year 2035 Cumulative). The existing section of Riverford Road between Riverside Drive and the San Diego River bridge is primarily a three-lane roadway (two northbound lanes and one southbound lane) with a two-way left-turn lane. South of the bridge at North Woodside Avenue, it is a two-lane roadway. To mitigate the proposed project’s impact, prior to occupancy of the 673rd equivalent dwelling unit the proposed project shall restripe Riverford Road to provide a second southbound lane between Riverside Drive and the San Diego River. Currently, there are two southbound lanes on Riverford Road south of the Riverside Drive intersection for approximately 480 feet after which it merges into one lane. The two southbound lanes are proposed to be extended by an additional 320 feet to create additional segment capacity. The current on-street parking and the Class II bike lane in the southbound direction are proposed to be maintained. The proposed 320 feet of widening on the 1,780-foot segment amounts to approximately 18 percent of the roadway. The Year 2035 Project volume of 530 average daily trips compared to the total Year 2035 volume of 25,430 is approximately 2 percent of the future traffic on this segment. Thus, the proposed project’s contribution to widen 18 percent of the roadway more than exceeds the proposed project’s contribution to the future traffic volumes of 2 percent. However, since this segment is within the County of San Diego’s jurisdiction, the City of Santee is without jurisdiction to ensure the construction of the recommended improvements. Therefore, the impact would be significant and unavoidable.
Applicant City of Santee Department of
Development Services; County of San
Diego
Prior to occupancy of the 673rd equivalent
dwelling unit
TRA-29: State Route 52: Santo Road to Mast Boulevard: Eastbound PM Peak Hour (Direct and Year 2035 Cumulative). The applicant has privately funded a Caltrans Project Study Report – Project Development Support (PSR-PDS) for the evaluation of potential improvements to the SR-52 corridor by Caltrans intended to relieve congestion. Caltrans can and should complete its evaluation and implement all feasible improvements along the impacted corridor. Insofar as SR-52 is within the exclusive jurisdiction of Caltrans, the City of Santee is without jurisdiction to implement any such improvements.
Therefore, the impact is considered significant and unavoidable.
Applicant City of Santee Department of
Development Services; Caltrans
Completion of PSR-PDS
TRA-30: State Route 52: Santo Road to Mast Boulevard: Westbound AM Peak Hour (Direct and Year 2035 Cumulative). The applicant has privately funded a Caltrans Project Study Report – Project Development Support (PSR-PDS) for the evaluation of potential improvements to the SR-52 corridor by Caltrans intended to relieve congestion. Caltrans can and should complete its evaluation and implement all feasible improvements along the impacted corridor. Insofar as SR-52 is within the exclusive jurisdiction of Caltrans, the City of Santee is without jurisdiction to implement any such improvements.
Therefore, the impact is considered significant and unavoidable.
Applicant City of Santee Department of
Development Services; Caltrans
Completion of PSR-PDS
Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-25 September 2020
Fanita Ranch Project
Biological Resources Mitigation Measures Tables
BIO-1: Preserve Management Plan
Table 4.3-9. Restoration Requirement for Temporary Impacts to Sensitive Upland Vegetation Communities
Vegetation Community
Temporary
Impacts
(On Site)
Temporary
Impacts
(Off Site)
Mitigation
Ratio1
Total
Restoration
Requirement
(Acres)
Scrub and Chaparral
Diegan Coastal Sage Scrub 33.09 0.45 1:1 33.54
Diegan Coastal Sage Scrub (Disturbed) 4.20 1.54 1:1 5.74 Diegan Coastal Sage Scrub/Valley Needlegrass
Grassland
0.50 0.09 1:1 0.60
Diegan Coastal Sage Scrub/Valley Needlegrass
Grassland (Disturbed)
1.48 0.94 1:1 2.41
Diegan Coastal Sage Scrub–Baccharis-dominated 0.62 — 1:1 0.62 Granitic Southern Mixed Chaparral 45.53 — 1:1 45.53
Scrub and Chaparral Subtotal 85.43 3.03 — 88.44
Grasslands, Vernal Pools, Meadows, and Other Herb Communities Valley Needlegrass Grassland 7.92 — 2:1 15.85
Valley Needlegrass Grassland (Disturbed) 5.84 — 2:1 11.68 Non-Native Grassland 11.40 0.21 1:1 11.61
Grasslands Subtotal 25.16 0.21 — 39.14
Total Acreage2 110.59 3.24 — 127.6
Notes:
1 Mitigation ratios are based on Table 5-14 in the Draft Santee MSCP Subarea Plan (City of Santee 2018). 2 Totals may not sum due to rounding.
Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-26 September 2020
Fanita Ranch Project
BIO-3: Narrow Endemic Plant Species
Table 4.3-10. Mitigation Requirements for Impacts to Sensitive Plant Species Species/Status
(Federal/State/CNPS/
Draft Santee
MSCP Subarea Plan)
Total
Individuals
Individuals
Impacted
(Percent
Impacted)
Habitat
Preserve
Individuals
(Percent
Conserved)
Individuals
Needed to Meet
the 80%
Conservation
Requirement
Translocation
Requirement1
(Individuals)
Coulter’s saltbush
(Atriplex coulteri)
2 None/None/1B.2/None
65 15 (23%) 50*(77%) 52 2
San Diego goldenstar
(Bloomeria clevelandii)
2 None/None/1B.1/
Covered
18,318 7,964 (44%) 10,354 (56%) 14,654 4,300
Variegated dudleya
(Dudleya variegata)
3 None/None/1B.2/
Covered NE
8,942 786 (9%) 8,156 (91%) 7,154 0
San Diego barrel
cactus (Ferocactus
viridescens)
3 None/None/2B.1/
Covered
4,856 585 (12%) 4,270 (88%) 3,885 0
Willowy monardella
(Monardella viminea)
FE/CE/1B.1/Covered
1,622 1
** (<1%) 1,621 (99%) 1,298 0
Notes: CNPS = California Native Plant Society; MSCP = Multiple Species Conservation Program; NE = narrow endemic 1 The number of individuals proposed for translocation is the minimum needed to meet 80 percent preservation. It is likely that more individuals will be translocated to ensure translocation success.
2 Species that require translocation to meet 80 percent preservation. 3 This species meets the 80 percent preservation; however, individuals occurring within the impact area will be targeted for collection and translocation. *
It should be noted that these individuals do not occur with the Habitat Preserve. However, since they occur in the impact neutral area and will not be impacted with project implementation, they are considered preserved. ** All impacts to the 49 individuals occurring along existing retained trails and adjacent to proposed trail creation areas would be avoided through the maintenance and management of trails as outlined in the Public Access Plan (Appendix D).
Status Legend
Federal
FE: Federally listed as endangered
State
CE: State-listed as endangered
CRPR: California Rare Plant Rank (previously known as the CNPS List) 1B: Plants rare, threatened, or endangered in California and elsewhere 2B: Plants rare, threatened, or endangered in California, but more common elsewhere 4: Plants of limited distribution – a watch list
Threat Rank
.1 – Seriously threatened in California (over 80 percent of occurrences threatened/high degree and immediacy of threat) .2 – Fairly threatened in California (20–80 percent occurrences threatened/moderate degree and immediacy of threat) Draft Santee MSCP Subarea Plan (City of Santee 2018)
Covered: Draft Santee MSCP Subarea Plan Covered Species Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-27 September 2020
Fanita Ranch Project
BIO-12: Vernal Pool Mitigation Plan.
Table 4.3-11. Mitigation Requirements for Impacts to Vernal Pools Vernal Pool Type Impacts
Mitigation
Ratio1
Mitigation
Acreage
Mitigation Credits
(Habitat Preserve)
Total Mitigation
Requirement2
(Acres)
Natural Vernal Pool 0.02 4:1 0.09 0.10 +<0. 01
Street Rut – containing
plant indicator species
0.03 3:1 0.08 0.13 +0. 05
Street Rut – containing
wildlife indicator species
0.36* 2:1 0.72 0.17 -0.56
Total Acreage 0.41* — 0.90 0.40** 0.50
Notes: Totals may not sum due to rounding.
1 Mitigation ratios are based on the Draft Santee MSCP Subarea Plan (City of Santee 2018). 2 Mitigation shall include both rehabilitation/enhancement of existing features within the Habitat Preserve and creation of new features. The exact breakdown by mitigation type shall be included in the Vernal Pool Mitigation Plan. * This total includes 0.01 acre of off-site impacts.
** This acreage shall be included within the Habitat Preserve and shall be subject to long-term management and monitoring as directed by the Draft Santee Multiple Species Conservation Program Subarea Plan (City of Santee 2018).
BIO-18: Restoration of Suitable Habitat for Quino Checkerspot Butterfly and Hermes Copper Butterfly
Table 4.3-12. Mitigation Scenario Based on the 2009 Extrapolation Model for Impacts to Suitable Habitat for Quino Checkerspot Butterfly
Suitable Habitat Model
Impact
Acreage
Mitigation Acreage Credits (Habitat
Preserve Suitable Habitat)1
Ratio of Mitigation Achieved with
On-Site Habitat Preserve
2009 Extrapolation Model 581.39 1,096.57 1.9:1
Notes:
1 This is the total acreage included within the Habitat Preserve and shall be subject to long-term management and monitoring as directed by the Preserve Management Plan.
Table 4.3-13. Mitigation Scenario Based on the 1-Kilometer Model (All Known Observations) for Impacts to Suitable Habitat for Quino Checkerspot Butterfly Suitable Habitat Model Impact Acreage Mitigation Acreage Credits Ratio of Mitigation Acheived1 1-Kilometer (all known observations) 396.53
218.22* 0.6:1
878.35** 2.2:1
Total Suitable Habitat in the Habitat Preserve2 1,096.57 Notes:
1 Two mitigation ratios are provided based on (1) the amount of suitable habitat within the 1-kilometer buffer that overlaps the Habitat Preserve and (2) the remaining suitable habitat within the Habitat Preserve (based on the 2009 extrapolation model) outside the 1-kilometer buffer. 2 This is the total suitable habitat acreage included within the entire Habitat Preserve (based on the 2009 extrapolation model) and shall be subject to long-term management and monitoring as directed by the Preserve Management Plan. * Mitigation acreage available in the 1-kilometer buffer that overlaps the Habitat Preserve. ** This total represents the amount of remaining suitable habitat available in the Habitat Preserve (based on the 2009 extrapolation model) outside the 1-kilometer buffers.
Mitigation Monitoring and Reporting Program
Final Revised EIR MMRP-28 September 2020
Fanita Ranch Project
Table 4.3-14. Mitigation Scenario Based on the 1-Kilometer Model (Without the 2005 Observation) for Impacts to Suitable Habitat for Quino Checkerspot Butterfly Suitable Habitat Model Impact Acreage Mitigation Acreage Credits Ratio of Mitigation Acheived1 1-Kilometer (Without the 2005
Observation) 3.82
7.39* 1.9:1
1,089.18** 285:1
Total Suitable Habitat within the Habitat Preserve2 1,096.57 Notes:
1 Two mitigation ratios are provided based on (1) the amount of suitable habitat within the 1-kilometer buffer that overlaps the Habitat Preserve and (2) the remaining suitable habitat in the Habitat Preserve (based on the 2009 extrapolation model) outside the 1-kilometer buffer. 2 This is the total suitable habitat acreage included in the entire Habitat Preserve (based on the 2009 extrapolation model) and shall be subject to long-term management and monitoring as directed by the Preserve Management Plan. * Mitigation acreage available within the 1-kilometer buffer that overlaps the Habitat Preserve. ** This total represents the amount of remaining suitable habitat available in the Habitat Preserve (based on the 2009 Extrapolation model) outside the 1-kilometer buffer.
Table 4.3-15. Mitigation Requirements for Impacts to Suitable Habitat for Hermes Copper Butterfly
Habitat Type Impact Acreage Mitigation Ratio1 Mitigation Acreage Mitigation Acreage
Credits (Habitat
Preserve)
Redberry Buckthorn within 15 feet of California Buckwheat Potentially Suitable
Habitat
44.73 1:1 44.73 79.29
Potentially Suitable
Habitat, Previously
Occupied
8.25 2:1 16.50 15.48
Total Acreage 52.98 — 61.23 94.772
Notes:
1 Mitigation ratios are based on the Draft Santee Multiple Species Conservation Program Subarea Plan (City of Santee 2018). 2 This acreage will be included in the Habitat Preserve and will be subject to long-term management and monitoring as directed by the Preserve Management Plan.
60139.18028\33205922.2
RESOLUTION NO. 094-2020
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTEE, CALIFORNIA ADOPTING A GENERAL PLAN AMENDMENT, CASE FILE GPA2017-2,
RELATING TO THE FANITA RANCH SPECIFIC PLAN
APN'S: 374-030-02; 374-050-02; 374-060-01; 376-010-06; 376-020-03; 376-030- 01; 378-020-46, 50, 54; 378-030-08; 378-210-01; 378-210-03, 04; 378-210-10, 11; 378-220-01; 378-381-49; 378-382-58; 378-391-59; 378-392-61, 62; 380-031-18; 380-040-43, 44
(RELATED CASE FILES: SP2017-1, R2017-1, TM2017-3, P2017-5, P2020-2, DR2017-4, AEIS2017-11)
APPLICANT: HOMEFED FANITA RANCHO LLC
WHEREAS, the General Plan of the City of Santee (“City”) specifies the location of various land uses and districts within the City, and includes “Areas for Special Study” for large properties intended for comprehensive master-planned development; and WHEREAS, Fanita Ranch is identified in the General Plan as the largest Area for Special Study in the City, consisting of 2,638 acres at the northern end of the City, which represents a large area of development potential for which “Guiding Principles” have been developed; and
WHEREAS, the “Guiding Principles” for Fanita Ranch have been included in the General Plan since 1984, originally described as “Essential Elements”; and WHEREAS, the majority of the Fanita Ranch property has been designated either as Specific Plan or PD – Planned Development in the Land Use Element of the General Plan since 1984, and small portions of the site are designated HL – Hillside Limited Residential and R1– Low Density Residential; and
WHEREAS, on August 29, 2018, HomeFed submitted a complete application for a master-planned development on Fanita Ranch consisting of 2,949 residential units; commercial uses, a school, parks, a community farm, a Special Use area, and 1,650-acre Habitat Preserve. In the event that the school site is not acquired for public or private school uses within two years of filing of the final map for the phase in which the site is located, the underlying MDR land use designation may be implemented and the maximum total number of units permitted in the Specific Plan area shall be 3,008 units; and WHEREAS, a General Plan Amendment (GPA) is required to change the land use designation from PD – Planned Development, R1 – Low Density Residential, and HL – Hillside/Limited Residential to SP – Specific Plan, as reflected in Exhibits A and B attached hereto; and
RESOLUTION NO. 094-2020
2 WHEREAS, the “SP” land use designation requires the preparation of a Specific Plan for future development of such designated areas within the City; and WHEREAS, Section 8.2 of the General Plan, as modified herein with thirteen (13) Guiding Principles, furthers the Land Use, Conservation, Recreation, Trails, Mobility and Housing Elements of the General Plan; and
WHEREAS, the goal of the Land Use Element is to “Promote development of a well-balanced and functional mix of residential, commercial, industrial, open space, recreation, and civic uses that will create and maintain a high-quality environment”. Along with this goal are various objectives and policies that were considered and incorporated into the Fanita Ranch Specific Plan; and
WHEREAS, the California Environmental Quality Act (CEQA) provides opportunities for members of the public, agencies, and Native American Tribes to provide input on the environmental review aspects of the Fanita Ranch project prior to City Council’s consideration of the proposed project; and
WHEREAS, after deeming the project complete on August 29, 2018 in accordance with California Government Code Section 65943, the City issued a Notice of Preparation on November 8, 2018, of a Draft Revised Environmental Impact Report (EIR) and a public scoping meeting was held on November 29, 2018 to solicit input on the scope and content of the environmental information for the Draft Revised EIR; and WHEREAS, on May 29, 2020, the City issued a Notice of Availability of the Draft Revised EIR and established a 45-day public review period, beginning on May 29, 2020 and ending on July 13, 2020; and
WHEREAS, on May 8, 2019, the Santee City Council conducted a public workshop on the Fanita Ranch applications and development plan including a review of three proposed villages, a habitat preserve, parks, a public school (kindergarten through eighth grade), a working farm, roadway extensions, and trails; and WHEREAS, on September 11, 2019, the Santee City Council conducted a second public workshop on Fanita Ranch providing an overview of the project’s transportation and circulation network as it relates to the City’s Mobility Element, and the proposed internal street network; and
WHEREAS, on October 23, 2019, the Santee City Council conducted a third public workshop on Fanita Ranch parks, trails and open space features, including a proposed community park and farm, eight neighborhood parks, numerous mini-parks, trails, and an “AgMeander” providing access to scenic qualities of the property and farm-related learning opportunities; and
RESOLUTION NO. 094-2020
3 WHEREAS, on February 12, 2020, the Santee City Council conducted a fourth public workshop on Fanita Ranch focused on fire safety, prevention and protection, as well as service-level requirements for fire and law enforcement personnel; and WHEREAS, the General Plan Land Use Element identifies Fanita Ranch as one of the Areas for Special Study, and imparts sixteen (16) Guiding Principles for the development of the property; and
WHEREAS, the Guiding Principles are proposed to be amended to align with the development concepts of the Fanita Ranch Specific Plan while ensuring that standards of quality remain for the public health, safety and welfare of the community; and WHEREAS, various Guiding Principles are revised to remove the references to “Planned Development” and replace those with references to the Fanita Ranch Specific Plan; and
WHEREAS, Guiding Principle one (1) is revised to reflect the land uses proposed by the Fanita Ranch Specific Plan, eliminating the business or office park concept with research and development; high technology uses, medical complex, executive headquarters and similar office and business uses because of the lack of demand for such uses in Santee and East County; and
WHEREAS, Guiding Principle two (2) is revised to reflect the land uses proposed by the Fanita Ranch Specific Plan, amending the Fanita Center concept with a new mix of residential, commercial, civic (fire station), institutional (school) uses and parks in three villages; and
WHEREAS, Guiding Principle three (3) is revised to eliminate references to residential lot sizes ranging from 6,000 to 20,000 square feet because the Fanita Ranch Specific Plan proposes clustered, small lot development in order to preserve natural habitat areas; and
WHEREAS, Guiding Principle four (4) is revised to update references to General Plan Elements, and to establish that clustered development minimizes the development footprint for preservation of natural land forms; and
WHEREAS, Guiding Principle five (5), regarding the grading concept, is revised because the Fanita Ranch Specific Plan proposes to minimize development footprints; and
WHEREAS, Guiding Principle six (6), regarding alternative residential design and grading requirements, is replaced with new language regarding smart growth and clustering to align with the proposed Fanita Ranch Specific Plan; and WHEREAS, Guiding Principle seven (7), regarding the southern portion of Fanita Ranch south of the SDG&E powerline, identified as a regional park containing no less RESOLUTION NO. 094-2020
4 than 400 acres, is eliminated because the Fanita Ranch Specific Plan i) proposes a variety of parks to serve the community north of the SDG&E powerline; ii) envisions the land adjacent to the SDG&E powerline as a habitat preserve to supplement preserved lands in the surrounding vicinity; and iii) supports clustered development to minimize the overall development footprint within the proposed Specific Plan boundary; and WHEREAS, Guiding Principle eight (8), regarding park facilities, is renumbered as Guiding Principle seven (7) with new park facility guidance to align with the recommendations of the General Plan Recreation Element and the proposed Fanita Ranch Specific Plan park proposals; and
WHEREAS, Guiding Principle nine (9), regarding an 18-hole golf course with a hotel/conference complex, or a recreational facility based around a man-made lake, is renumbered as Guiding Principle eight (8) and land uses are modified with an agrarian theme, with a small working farm conceived as the centerpiece of the proposed Specific Plan; and
WHEREAS, Guiding Principles ten (10) and eleven (11), regarding the extension of Fanita Parkway and Cuyamaca Street respectively, are substantially the same and are renumbered as Guiding Principles nine (9) and ten (10) respectively; and WHEREAS, Guiding Principle twelve (12), regarding circulation improvements, is eliminated because i) circulation improvements are discussed in proposed (new) Guiding Principles 9, 10, and 11; and ii) the Fanita Ranch Specific Plan provides street improvement standards in Chapter 4, Mobility; and
WHEREAS, Guiding Principle thirteen (13), regarding trails, is renumbered as Guiding Principle eleven (11), and is revised to reference the Fanita Ranch Mobility Plan, General Plan Trails Element and requirements of the Multiple Species Conservation Program Subarea Plan; and
WHEREAS, Guiding Principle fourteen (14), regarding a Comprehensive Implementation Element to a include cost revenue assessment, identification of required public improvements, a phasing plan for public improvements and land use, a financing plan for public improvements and a Development Agreement, is eliminated because public improvements and their phasing are addressed i) in Chapter 10 of the Fanita Ranch Specific Plan entitled “implementation”; ii) in the conditions of discretionary permit approval; and iii) in the Fanita Ranch Development Agreement between the City of Santee and applicant; and
WHEREAS, Guiding Principle fifteen (15), which states that the Fanita Ranch area shall not be subdivided (except for the Sports Park property), until a Planned Development is adopted by the City of Santee, is renumbered as Guiding Principle twelve (12), and is revised to delete the Sports Park and Planned Development references because i) a Sports Park property is not proposed by the Fanita Ranch Specific Plan; and ii) the SP – Specific Plan land use designation replaces the PD – Planned Development, RESOLUTION NO. 094-2020
5 R1 – Low Density Residential, and HL – Hillside/Limited Residential land use designations; and
WHEREAS, Guiding Principle sixteen (16), is renumbered as Guiding Principle thirteen (13), and is revised to require illustrative development plans for all land uses rather than for circulation and residential product types only; and WHEREAS, future development within the Fanita Ranch Specific Plan area will occur in a manner consistent with the Guiding Principles of the General Plan Land Use Element, amended to incorporate the development concepts of the Specific Plan; and WHEREAS, conforming changes to the General Plan, to incorporate the residential development of the Fanita Ranch Specific Plan, will be made as part of the sixth Cycle Housing Element currently under preparation with an anticipated adoption date prior to April 15, 2021; and
WHEREAS, the proposed General Plan Amendments are comprehensively reflected in Exhibit C attached hereto; and
WHEREAS, the revised Guiding Principles for the development of the Fanita Ranch site implement goals, objectives and policies of the Santee General Plan, and are shown on Exhibit D attached hereto; and
WHEREAS, on September 11, 2020, the Director of Development Services published a notice of public hearing on General Plan Amendment GPA2017-2, and related case files R2017-1, TM2017-3, SP-2017-1, P2017-5, P2020-2, DR2017-4 and AEIS2017-11, to be held on September 23, 2020; and
WHEREAS, on September 23, 2020, the City Council held a duly advertised public hearing on GPA2017-2 and the related case files; and
WHEREAS, the City Council considered the staff report, all recommendations by staff, the Final Revised EIR, the entire record, and all public testimony; and WHEREAS, The City Council has certified the Final Revised EIR pursuant to the California Environmental Quality Act and adopted Findings of Fact, a Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program for the Fanita Ranch project. The City Council hereby incorporates by reference, as if fully set forth herein, Resolution 093-2020 certifying the Final Revised EIR and adopting the Findings of Fact, and Statement of Overriding Considerations and Mitigation Monitoring andReporting Program for the Fanita Ranch project.
NOW, THEREFORE, BE IT RESOLVED by the City of Santee City Council, after considering the evidence presented at the public hearing, as follows:
RESOLUTION NO. 094-2020
6 SECTION 1: The City Council finds that General Plan Amendment GPA2017-2, including proposed text, map revisions and amended Guiding Principles furthers the goals, objectives, policies of the General Plan, based upon the following key points, and more fully described in Table 4.10-2 of the Final Revised EIR, incorporated herein by reference:
A. Promotes smart growth, clustering and sustainability principles to conserve resources, reduce impacts on the environment, and promote active lifestyles (Land Use, Conservation, Trails Elements);
B. Provides village centers with a mix of land uses including public facilities, open space, residential and commercial uses (Land Use Element); C. Encourages a range of housing types and sizes to respond to the City’s housing demands, and appeal to a diverse range of incomes and ages (Housing Element); D. Implements a comprehensive Fire Protection Plan that results in a fire safe and fire aware community (Safety Element);
E. Provides a highly connected complete streets system that supports various modes of transportation (Mobility Element);
F. Provides a public trail system that accommodates a variety of users that connects villages and community amenities, protects sensitive habitat areas and provides linkages to local and regional parks and trails (Trails Element); G. Provides a public Community Park, Neighborhood Parks and Mini Parks that satisfy the Parkland Dedication requirements of the General Plan (Recreation Element); and
H. Establishes a habitat preserve to protect natural biological resources and ensures continued support for sensitive species and their habitats through implementation of a long-term preserve management plan (Conservation Element).
I. Respects natural views of the site from public vantage points (Community Enhancement Element).
J. Results in a development that will minimize noise levels through various sound attenuation measures that include walls and landscaping along roads, speed limitations through traffic calming features (Noise Element).
SECTION 2: The Santee City Council further finds that the proposed Fanita Ranch Guiding Principles in the Land Use Element amendment (Exhibit D) are consistent with the General Plan as described in Table 4.10-1 of the Final Revised EIR, attached hereto as Exhibit E.
RESOLUTION NO. 094-2020
7 SECTION 3: The Santee City Council further finds that the GPA2017-2 is consistent with the “Adjacent Land Use Compatibility Guide” of the Land Use Element because: i) the Fanita Ranch site is bordered by existing Santee residential neighborhoods to the south and the unincorporated residential communities of Lakeside and Eucalyptus Hills to the east; ii) Sycamore Canyon County Preserve and Goodan Ranch Regional Park are to the north; and iii) Marine Corps Air Station Miramar and Padre Dam Municipal Water District facilities, including Santee Lakes Recreation Preserve, lie west of the proposed Specific Plan area. These existing uses are buffered by natural open space areas which will be included in a Habitat Preserve ultimately managed in accordance with a Subarea Plan of the region-wide Multiple Species Conservation Program.
SECTION 4: The General Plan Amendment to the Santee General Plan, to establish a Specific Plan land use designation as depicted on Exhibit B and as further shown in Exhibit C, is hereby approved. The City Clerk is directed to i) add the revised Land Use Map and remove the existing Land Use Map as depicted in Exhibits A and B respectively and ii) add the underlined text and remove stricken text as shown in Exhibit C to incorporate the Fanita Ranch General Plan Amendment into the Santee General Plan.
ADOPTED by the City Council of the City of Santee, California, at a regular meeting thereof held this 23rd day of September, 2020 the following roll call vote to wit:
AYES:
NOES:
ABSTAIN:
ABSENT:
APPROVED:
________________________________
JOHN W. MINTO, MAYOR
ATTEST:
____________________________________
ANNETTE ORTIZ, CITY CLERK, MBA, CMC
RESOLUTION NO. 094-2020
8 Exhibits A: Existing General Plan Land Use Map.
B: Proposed General Plan Land Use Map.
C. Fanita Ranch General Plan Amendment.
D. Revised General Plan Guiding Principles for the development of Fanita Ranch.
E. EIR Table 4.10-1: Project Consistency with Proposed Guiding Principles for Fanita Ranch.
EXHIBIT C
FANITA RANCH
GENERAL PLAN AMENDMENT
City of Santee
List of Amendments
The following is a list of the proposed Santee General Plan Amendments by Element:
Chapter 1, Land Use Element. Update:
Figure 1-1 to designate Fanita Ranch as Specific Plan (SP) and add SP to the legend.
Page1-16, “FanitaRanch”Section to correctthe acreage for the Fanita RanchSpecificPlanArea and to remove references to the term “move up” housing.
“Planned Development” with “Specific Plan” for Fanita Ranch.
Development” land use designation, add the “Specific Plan” land use designation with the Fanita Ranch acreage, and update the percentages accordingly.
City of Santee Mobility Element, adopted by City Council on October 25, 2017 as an update to Chapter 3, Circulation Element. Update
permitted with an approved Specific Plan.” This language allows for specially designed street sections within the Specific Plan Area to address the unique topographic conditions of the site, establish a unique design character, and accommodate emergency evacuation and emergency vehicle access.
Drive, and add a new bullet: “Fanita Parkway, between Ganley Road and Lake Canyon”.
terminus and Princess Joann Road” from the list of Collector Roads with Two-way Left Turn Lane.
and Chaparral Drive” and revise the third bullet to read:” Fanita Parkway, between northern terminus and Lake Canyon”.
Figure 7-1: Buildout Roadway Classifications to reflect revisions to the text.
Figure 7-2: Planned Bicycle Network to reflect revisions to the text.
Chapter 4, Recreation Element. Update:
Boulevard.
designated school site and community park.
Chapter 5, Trails Element. Update:
Figure 5-1: Trails Plan to add a planned bike path on Cuyamaca Street north of Chaparral Drive and revise the proposed planned bike path alignment on Fanita Parkway.
to the Specific Plan and the MSCP Subarea Plan.
Chapter 6, Conservation Element. Update:
Chapter 8, Safety Element. Update:
Figure 8-1 to add future fire station and future water tanks within Fanita Ranch.
Chapter 9, Community Enhancement Element. Update:
areas where known sensitive resources occur.
grading standards in hillsides that promote compact development, focuses on landform grading in slopes that are visible from public rights-of- way, and permits efficient grading techniques in less visible areas of development.
FANITA RANCH
GGENERAL PLAN AMENDMENT
Updated General Plan Pages
City of Santee
AAugust 2020
LAND USE ELEMENT
Santee General Plan
Santee, California
- 1-9 -
Commercial Land Use - A preliminary market analysis of existing and potential commercial, office and industrial development in the City of Santee was undertaken as part of an update to the General Plan. The report, City of Santee
General Plan Update Market Analysis, appears in
its entirety in the Technical Appendices to the
General Plan Environmental Impact Report.
The study concluded that the City continues to
export a significant amount of retail sales to other
communities, particularly in the convenience
goods, eating and drinking establishments and auto
dealers and auto supply categories. The recent
completion of the Trolley Square commercial center at 425,000 square feet of space, is expected to fulfill much of this need. The study also found that the City is a significant importer of revenues in the home improvement and general merchandising categories.
Another of the study’s findings was that the development of the Fanita Ranch is critical towill benefit the City’s financial future as it would generate an estimated $39 million dollars (2000 dollars) inadditional retail sales, with as estimated 30 million dollars staying in the City, and would provide a significant stock of new and higher end housing which would be beneficial in the City’s efforts to attract higher end firms and employers.
Office Land Use - Office development in Santee has not been significant historically, however, interest in East County and Santee in particular has grown in recent years. Existing office development in the City encompasses about 200,000 square feet, located at various sites along Mission Gorge Road and Cuyamaca Street. With the City’s desire to focus future office development in the Town Center and Fanita Ranch areas, existing office designated properties were evaluated in the update process to determine if alternative land use designations were appropriate.
The market analysis prepared for the General Plan Update concluded the Town Center was an excellent location for the City’s future office and Research and Development type development due to its excellent regional location, easy freeway access, good inventory of available land, and availability of restaurants and other amenities in close proximity.
In August of 2000, the City Council adopted an Office Park Overlay, which covers an approximately 110-acre area in the City’s Town Center, on the south side of the San Diego River. The following year the City, in conjunction with the County of San Diego, a developer was selected to develop this area in accordance with a master plan for a comprehensive office-park development including office, residential and ancillary commercial uses. In 2001, the San Diego Economic Development Commission released a report that identified the City’s Fanita Ranch and Town Center areas as two of the best locations for future office park development uses in San Diego County. The first phase of that project occurred with the breaking of ground for the new Hartford Insurance building in the summer of 2002.
LAND USE ELEMENT
Santee General Plan
Santee, California - 1-16 -
To address these concerns the City adopted the Town Center Specific Plan in October of 1986 to guide the development of the Town Center area. The plan envisions a comprehensively planned, mixed use development of commercial, office, residential, recreational and open space uses over 706 acres in the center of the City. Since the plan was adopted, almost one million square feet of retail and office uses have been developed, along with over 400 residential units. In addition, the multiple-award winning Santee Multi-modal transit station has been completed along with over four miles of pedestrian paths providing alternative transportation modes linking land uses within the Town Center.
A successful revegetation of a portion of the San Diego River has been completed and the area has been occupied by the Least Bell’s Vireo, an endangered riparian songbird.
Construction is underway on the City’s 55-acre Town Center Community Park on the north side of the river and a Master Plan is underway for development of a 100-plus acre office park and mixed-use development on the south side of the river.
In 2000, the City Council adopted an Office Park Overlay over approximately 110 acres in Town Center, south of the river. The intent of the overlay is to encourage the development of a high technology business campus that can take advantage of the proximity to freeways and the multi-modal transit station. The master plan for this area will also include a higher density residential component that will allow employees of the business park to live near work, one of the basic principles of Smart Growth.
Fanita Ranch - The 2,589-acre Fanita Ranch exhibits varied topography, scenic resources, and significant vegetation and habitats. With 2,638 acres of land, It it is the largest single ownership area in the City and represents an area of tremendous development potential.
Potential natural hazards related to slope stability and geologic resources also exist within this area.
According to the market
analysis prepared for the
General Plan Update, the
development of the Fanita
Ranch will have a significant
positive economic impact on
the rest of the City, through the
increased property taxes, and
the sales taxes generated by
increased sales at local
businesses. The Ranch also is
the only remaining area in the
City where significant numbers of move-upnew housing can be built. A good supply of move-up new housing is not only needed to provide opportunities for existing residents, but is also a factor in attracting high technology and office users to the City’s planned office and technology parks.
LAND USE ELEMENT
Santee General Plan
Santee, California - 1-18 -
6.0 Goal
Promote development of a well-balanced and functional mix of residential, commercial, industrial, open space, recreation, and civic uses that will create and maintain a high quality environment.
3. Regionally there is a shortage of development sites in the established office and industrial markets. The City’s Town Center represents is an excellent location for significant businesspark development for office and
Research and Development firms due the
excellent regional access via SR52 and the San
Diego Trolley, a good inventory of available
land of significant size and adjacent amenities
such as restaurants and retail shops.
4. The City is a exporting a significant share
of retail sales to stores outside the City.
Specific areas of weakness are auto sales
and supplies, convenience goods and eating and drinking establishments. The City is a net importer of sales in the general merchandising and home improvement categories.
5. Significant improvement in sales and local capture can result with the completion of the SR52 freeway.
6. With the completion of currently approved projects such as the Trolley Square, the City can support approximately 25 acres of additional retail development and a significant level of office/industrial development through the year 2015.
7. The development of the Fanita Ranch is critical to the City’s economic future by providing an estimated $30 million dollars in local retail sales, as well as providing the high-enda mix of new housing stock needed to attract high-end office and R and D firms commercial and industrial employment opportunities to the City.
7.0 Objectives and Policies
Objective 1.0 Continue implementation of the Town Center Specific Plan which provides for retail commercial, office, recreational and other appropriate uses to establish a focal point for the City.
Policy 1.1 The City shall encourage the continued use of public/private partnerships in the development and implementation of the Town Center Specific Plan.
Policy 1.2 The City shall incorporate residential development into any master plan for the Edgemoor property on the south side of the San Diego River to take advantage of the proximity of the multi-modal transit station.
LAND USE ELEMENT
Santee General Plan
Santee, California
- 1-29 -
development in a manner which may not be possible under standard land use designations and their corresponding zones.
While the PD designation does not, in itself, limit the extent or mix of development to occur, other provisions within the General Plan may do so for particular properties. All development which takes places pursuant to the Planned Development designation shall be consistent with the General Plan.
SP – Specific Plan
This designation requires the preparation of a Specific Plan for future development of an area within the City. California State law authorizes cities to prepare and adopt specific plans for the systematic implementation of the general plan for all or part of the area covered by the general plan (Government Code Section 65450). This designation is intended for select properties within the City where a variety of development opportunities may be viable and where the City wishes to encourage innovative and very high-quality development. Specific plans shall contain planning policies and regulations, and may combine zoning regulations, capital improvement programs, detailed development regulations, and other regulatory requirements into one document, which are designed to meet the unique needs of a specific area. Specific plans shall provide a fiscal assessment, identification of required public improvements, public improvement and development phasing and financing plans and a development agreement.
TC – Town Center
This designation is intended to provide the City with a mixed-use activity center which is oriented towards and enhances the San Diego River. This designation shall be developed in accordance with the Town Center Specific Plan including community commercial, civic, park/open space and residential uses. The intent of the Specific Plan is to provide the City with detailed land uses and appropriate development regulations that are consistent with the General Plan.
8.2 Areas for Special Study
The following development guidelines for the Fanita Ranch Specific Plan, Rattlesnake Mountain Planned Development (PD), and Carlton Oaks Planned Development (PD)PD designations on the Land Use Plan provide a framework to assure that these unique and significant areas will be developed and preserved with:
1. Standards of quality for community appearance and function;
2. Compatibility of development of land and structures that ensures public health, safety and welfare; and
3. Policies that minimize grading, preserve significant biological resources, preserve ridgelines and view corridors, and provide for recreational amenities.
LAND USE ELEMENT
Santee General Plan
Santee, California - 1-30 -
Fanita Ranch - The Fanita Ranch planned developmentSpecific Plan will be developed in a manner consistent with the Guiding Principles described below:
1. The Planned DevelopmentSpecific Plan may should include a comprehensively planned, high architectural qualitybusiness or office park, mixed-use Village Center that allows for housing, retail, office and service uses. The business or office park shall include such uses as research and development, high technology uses, medical complex, executive headquarters or other similar office or business uses.
2. The Planned DevelopmentSpecific Plan shall include provide a community -focused Village Center (Fanita Center) which that includes provisions for public parks, residential, office, commercial development and institutional uses such as schools, fire station, branch library or, branch post office, and other civic and community uses.
3. The plan shall allow for a diversified contain a mix of housinge types and sizes. on lot sizes distributed as follows:
6,000 sq. ft. lots – 20 percent of total lots
10,000 sq. ft. lots – 20 percent of total lots
20,000 sq. ft. lots – 60 percent of total lots or greater
4. The Land Use Plan, Administrative Mobility Plan, Circulation Plan, Trails and Open Space Plan, and Illustrative Site Plan shall be sensitive to the preservation of natural open space and the preservation of existing natural major land forms and sensitive habitat areas by clustering development to minimize the development footprint and by establishing.
The purpose of this requirement is to protect the major ridgeline and viewshed amenities, to minimize erosion, provide for public safety, protect natural resources and to establish site specific design standards which provide for development in harmony with the environment. The planned development will utilize contour grading techniques which are consistent with these objectives while providing opportunities for creative product design.
5. Other than within the northeastern sector of the site, the General Plan guidelines for hillside development should be used as the basis of the planned development’s conceptual grading. Consideration may be given to permit grading of isolated steep slopes or along transition edges of steep slopes. Mass terracing should be avoided in favor of individual pad grading, wherever possible. The Specific Plan shall permit grading of steep slopes to minimize the development footprint. The plan should include site specific design standards that are sensitive to transitional edges between steep slopes and natural topography where feasible, particularly at the edges of the development area and along slopes visible from the public rights-of-way.
6. The planSpecific Plan shall incorporate smart growth, clustering, and sustainability principles, as practicable, to preserve open space, minimize the consumption of natural resources, conserve water and energy, and promote walkable development.may consider
LAND USE ELEMENT
Santee General Plan
Santee, California
- 1-31 -
alternative residential design and grading requirements which are sensitive to the existing topography and out of the City's viewshed.
7. A southern portion of Fanita Ranch, primarily southerly of the SDG&E power line, shall be identified as a regional park and contain no less than 400 acres.
8.7. The Planned Development shouldSpecific Plan should , subject to population demand, contain mini-parks, neighborhood parks, and two a community parks as required by the recommendations of the Recreation Element of the General Plan. Dedication of a Sports Park, (accessed by Carlton Hills Boulevard), to the City of Santee will fulfill the requirements of one community park.
9.8. The plan shall contain a small working farm that demonstrates the use of permaculture techniques.championship level, minimum 6,800-yard, par 70-75, 18-hole golf course, including support facilities. A hotel/conference complex shall be included in conjunction with the golf-course facility. An alternative plan may also be designated which, in lieu of a golf course and hotel/conference facility, includes a recreational facility based around a man-made lake, using non-reclaimed water, and which is approximately 200 acres in area.
10.9. The Planned DevelopmentSpecific Plan shall include the extension of Fanita Parkway along the western boundary of the property.
11.10. The Planned DevelopmentSpecific Plan shall include the extension of Cuyamaca Street into the site, ultimately connecting with Fanita Parkway consistent with the General Plan.
12. Additional circulation facilities for the planned development areas shall be considered.
The traffic and phasing analysis shall specifically address the following elements:
a. Extension of Magnolia Avenue north and west to connect with Cuyamaca Street extension.
b. The provision of a connecting road between the project and State Route 67. c. The extension of Carlton Hills Boulevard from its present terminus northward through the site to the developed area.
d. The participation in and extension of Mast Boulevard east and/or west to connect with State Highways 67 or 52 and Mission Gorge Road.
e. A four-lane surface street (Fanita Parkway) along the western boundary.
13.11. The Planned DevelopmentSpecific Plan shall include a Comprehensive Trails Elementcomprehensive system of trails designed as part of the overall Mobility Plan.
Trails shallto link with the proposed trails outside the Fanita Ranch, which is consistent
LAND USE ELEMENT
Santee General Plan
Santee, California - 1-32 -
with the objectives and standards set forth within the City's adopted Trails Element to the General Plan. Access to Sycamore Park Canyon County Preserve shall be provided to Santee residents. Trail access shall be subject to the Natural Community Conservation Planning (NCCP) design guidelines and standards.
14. The Planned Development shall include a Comprehensive Implementation Element, which shall consist of:
1) A cost revenue assessment.
2) Identification of required public improvements.
3) A phasing plan for the public improvements and land use. 4) A financing plan for the public improvements.
5) A Development Agreement.
Regarding phasing, all public improvements and land uses shall be phased according to detailed phasing plan as mentioned above (14.3). Public improvements shall be constructed prior to or simultaneously with their projected need. The plan shall contain performance standards or other measurements for determining the timing for all public improvements.
Performance standards may include any appropriate means of measurement to determine when a given public improvement is deemed necessary by the City. Private land uses shall be phased to insure that land uses deemed desirable by the City (i.e. golf courses, estate units, executive units, etc.) will be included within the earliest phases of the Fanita Ranch.
15.12. The Fanita Ranch area shall not be subdivided (except for the Sports Park property) until a Planned DevelopmentSpecific Plan is adopted by the City of Santee.
16.13. To ensure that proposed development is appropriate for a given, site, the Planned Developmentthe Specific Plan shall contain schematic or illustrative development plans which show prototype prototypical circulation systems, all proposed land uses, and potential residential product types for each area designated by residential development. - 1-31 (continued) -
City of Santee
Mobility Element
Parkway
Median 4 lanes 15,000 21,000 30,000 35,000 40,000
w/ TWLTL 2 lanes w/ TWLTL 5,000 7,000 10,000 13,000 15,000 - 2 lanes 4,000 5,500 7,500 9,000 10,000
Collector
w/ TWLTL 2 lanes w/ TWLTL 5,000 7,000 10,000 13,000 15,000 Industrial Collector 2 lanes 2,500 3,500 5,000 6,500 8,000 Residential
Collector 2 lanes 2,500 3,500 5,000 6,500 8,000
Non-Circulation Element
Industrial Local 2 lanes - - 2,200* - -
Residential Local 2 lanes - - 2,200* - -
Cul-De-Sac Street 2 lanes - - 300* - -
Hillside Street 2 lanes - - 700* - -
Notes:
TWLTL = Two-way left-turn lane.
*represents design capacity of non-CE road. LOS does not apply to non-CE roads.
The following cross-sections display the typical sections (features, dimensions, etc.) for each classification. Cross-sections are intended to demonstrate general feasibility of proposed network buildout, however, actual improvements will require additional engineering studies and design work and shall be to the satisfaction of the City Engineer.
Prime Arterial
Prime Arterial are six lanes or larger divided roadways with raised, landscaped medians to control turning movements that cross other arterials at grade with signalized intersections.
Prime Arterials also have an increased landscaped parkway width between the right-of-way and curb.
Notes:
1. Class II bike lanes currently exist along Mission Gorge Road, between SR-52 Ramps and Fanita Drive, and these bike lanes will remain under the Preferred Plan.
2. Parkways (for non-contiguous sidewalks) and/or wider sidewalks may be required where necessary on Prime Arterial facilities.
3. Town Center Specific Plan or Mission Gorge Road Design Standards apply where applicable.
City of Santee
Mobility Element
Parkway
Median 4 lanes 15,000 21,000 30,000 35,000 40,000
w/ TWLTL 2 lanes w/ TWLTL 5,000 7,000 10,000 13,000 15,000 - 2 lanes 4,000 5,500 7,500 9,000 10,000
Collector
w/ TWLTL 2 lanes w/ TWLTL 5,000 7,000 10,000 13,000 15,000 Industrial Collector 2 lanes 2,500 3,500 5,000 6,500 8,000 Residential
Collector 2 lanes 2,500 3,500 5,000 6,500 8,000
Non-Circulation Element
Industrial Local 2 lanes - - 2,200* - -
Residential Local 2 lanes - - 2,200* - -
Cul-De-Sac Street 2 lanes - - 300* - -
Hillside Street 2 lanes - - 700* - -
Notes:
TWLTL = Two-way left-turn lane.
*represents design capacity of non-CE road. LOS does not apply to non-CE roads.
The following cross-sections display the typical sections (features, dimensions, etc.) for each classification. Cross-sections are intended to demonstrate general feasibility of proposed network buildout, however, actual improvements will require additional engineering studies and design work and shall be to the satisfaction of the City Engineer.
Prime Arterial
Prime Arterial are six lanes or larger divided roadways with raised, landscaped medians to control turning movements that cross other arterials at grade with signalized intersections.
Prime Arterials also have an increased landscaped parkway width between the right-of-way and curb.
Notes:
1. Class II bike lanes currently exist along Mission Gorge Road, between SR-52 Ramps and Fanita Drive, and these bike lanes will remain under the Preferred Plan.
2. Parkways (for non-contiguous sidewalks) and/or wider sidewalks may be required where necessary on Prime Arterial facilities.
3. Town Center Specific Plan or Mission Gorge Road Design Standards apply where applicable.
Additional or modified street
sections are permitted with an approved Specific Plan.
City of Santee
Mobility Element
The following Mobility Element roadways have been designated as Prime Arterials. Cuyamaca Street, between Town Center Parkway and Prospect Avenue; Magnolia Avenue, between Mission Gorge Road and Prospect Avenue; and Mission Gorge Road, between SR-52 and Riverview Parkway.
Major Arterial
Major Arterials are four to six lane divided roadways with landscaped raised medians to control turning movements and that cross other arterials at grade with signalized intersections.
Note:
1. Parkways (for non-contiguous sidewalks) and/or wider sidewalks may be required where necessary on Major Arterial facilities.
The following Mobility Element roadways have been designated as Major Arterials. Carlton Hills Boulevard, between Lake Canyon Road and Mission Gorge Road; Cuyamaca Street, between Princess Joann Road and Town Center Parkway; Cuyamaca Street, between Prospect Avenue and southern city limits; Fanita Drive, between Mission Gorge Road and Prospect Avenue; Magnolia Avenue, between Princess Joann Road and Mission Gorge Road; Magnolia Avenue, between Prospect Avenue and southern city limits; Mast Boulevard, between SR-52 and Magnolia Avenue;
Mast Boulevard, between Magnolia Avenue and eastern city limits (with Mast Boulevard extension option)
Mission Gorge Road, between western City limits and SR-52; Mission Gorge Road, between Riverview Parkway and Magnolia Avenue; Woodside Avenue, between Magnolia Avenue and SR-67.
City of Santee
Mobility Element
The following Mobility Element roadways have been designated as Prime Arterials. Cuyamaca Street, between Town Center Parkway and Prospect Avenue; Magnolia Avenue, between Mission Gorge Road and Prospect Avenue; and Mission Gorge Road, between SR-52 and Riverview Parkway.
Major Arterial
Major Arterials are four to six lane divided roadways with landscaped raised medians to control turning movements and that cross other arterials at grade with signalized intersections.
Note:
1. Parkways (for non-contiguous sidewalks) and/or wider sidewalks may be required where necessary on Major Arterial facilities.
The following Mobility Element roadways have been designated as Major Arterials. Carlton Hills Boulevard, between Lake Canyon Road and Mission Gorge Road; Cuyamaca Street, between Princess Joann Road and Town Center Parkway; Cuyamaca Street, between Prospect Avenue and southern city limits; Fanita Drive, between Mission Gorge Road and Prospect Avenue; Magnolia Avenue, between Princess Joann Road and Mission Gorge Road; Magnolia Avenue, between Prospect Avenue and southern city limits; Mast Boulevard, between SR-52 and Magnolia Avenue;
Mast Boulevard, between Magnolia Avenue and eastern city limits (with Mast Boulevard extension option)
Mission Gorge Road, between western City limits and SR-52; Mission Gorge Road, between Riverview Parkway and Magnolia Avenue; Woodside Avenue, between Magnolia Avenue and SR-67.
Chaparral Drive
• Fanita Parkway, between Ganley Road and Lake Canyon Road;