Santee City Council
September 14, 2022

City of Santee
Mobility Elemen
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 contro 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
Collector Road with Two-Way Left Turn Lane (TWLTL)
Collectors are feeder or connector roadways that complement the arterial network, but are of lesser capacity, with two or four lanes and striped turning lanes. Collectors typically have signalized or “Stop” sign control at intersections with other circulation element streets.

The following Mobility Element roadways have been designated as Collector Roads with TwoWay Left Turn Lane:
 Carlton Hills Boulevard, between Swanton Drive and Lake Canyon Road;  Carlton Oaks Drive, between West Hills Parkway and Stoyer Drive;  Cottonwood Avenue, between Park Avenue and Prospect Avenue;  Cuyamaca Street, between northern terminus and Princess Joann Road;  El Nopal, between Magnolia Avenue and eastern city limits;  Fanita Drive, between Prospect Avenue and southern city limits;  Graves Avenue, between Prospect Avenue and southern city limits;  Halberns Boulevard, between Lake Canyon Road and Stoyer Drive;  Mast Boulevard, between Magnolia Avenue and Los Ranchitos Road (with no Mast Boulevard extension option);
 Mesa Road, between Mission Gorge Road and Prospect Avenue;  Olive Lane, between Mission Gorge Road and Prospect Avenue;  Prospect Avenue, between Mesa Road and Magnolia Avenue;  N. Woodside Avenue, between Woodside Avenue and eastern city limits;  S. Woodside Avenue, between Woodside Avenue and eastern city limits.

City of Santee
Mobility Element
 Rancho Fanita Drive, between Mission Gorge Road and Big Rock Road;  Riverpark Drive, between Willow Pond Road and Cuyamaca Street;  Riverwalk Drive, between Cuyamaca Street and Park Center Drive;  Rumson Drive, between western terminus and Pebble Beach Drive;  Settle Road, between Ganley Road and Lake Canyon Road;  Shadow Hill Road, between S. Woodside Avenue and Ruocco Drive;  Strathmore Drive, between northern terminus and Settle Road;  South Slope Drive, between Prospect Avenue and Mesa Heights Road;  Stoyer Drive, between Carlton Hills Boulevard and Carlton Oaks Drive;  Summit Avenue between Magnolia Avenue and Princess Joann Road;  Timberlane Way, between Woodglen Vista and Beck Drive;  Tyler Street, between northern terminus and southern terminus;  Wethersfield Road, between Rumson Drive and Inverness Road;  Willow Pond Road, between Carlton Oaks Drive and Mission Creek Drive; and  Woodglen Vista Road, between Cuyamaca Street and Magnolia Avenue.

Parkway
Parkway are  roadways  requiring  unique  design applications where  standard  designs  cannot  be utilized  because  of  steep  terrain,  right‐of‐way  constraints,  special  development  needs  and/or other  special  conditions.  Due  to  significant  variation  among  parkway  cross‐sections,  a  typical cross‐section is not provided.  The following Mobility Element roadways have been designated as Parkway:
 Cottonwood Avenue*, between Street “A” and Riverview Parkway;  Fanita Parkway*, between northern terminus and Mast Boulevard;  Magnolia Avenue*, between Cuyamaca Street and Princess Joann Road;  Park Center Drive, between Mast Boulevard and Street “A”;  Riverview Parkway, between Mission Gorge Road and Magnolia Avenue;  Street “A”*, between Park Center Drive and Magnolia Avenue;  Town Center Parkway*, between Mission Gorge Road and Riverview Parkway. *  The  Mobility  Element  identifies  general  and  approximate  locations  for  future  routes  to  be dedicated  and  constructed  pursuant  to  development.  Precise  alignment  and  design  of  these routes will require in depth study at the time that future development occurs.

Multi‐Modal Corridors
To  support AB  1358 (the Complete Streets Act) and create a vibrant  town center, a  system  of multi‐modal  corridors  was  developed  in  the  town  center  area  with  mixed  land  uses  and  a regionally significant transit center to encourage walking, biking and riding transit. The following roadway  segments  were  designated  to  be  Multi‐Modal  Corridors  since  they  provides connectivity between the town center / transit center and the surrounding residential land uses:
 Prospect Avenue, between Olive Lane and Magnolia Avenue;

City of Santee
Mobility Element
 Rancho Fanita Drive, between Mission Gorge Road and Big Rock Road;  Riverpark Drive, between Willow Pond Road and Cuyamaca Street;  Riverwalk Drive, between Cuyamaca Street and Park Center Drive;  Rumson Drive, between western terminus and Pebble Beach Drive;  Settle Road, between Ganley Road and Lake Canyon Road;  Shadow Hill Road, between S. Woodside Avenue and Ruocco Drive;  Strathmore Drive, between northern terminus and Settle Road;  South Slope Drive, between Prospect Avenue and Mesa Heights Road;  Stoyer Drive, between Carlton Hills Boulevard and Carlton Oaks Drive;  Summit Avenue between Magnolia Avenue and Princess Joann Road;  Timberlane Way, between Woodglen Vista and Beck Drive;  Tyler Street, between northern terminus and southern terminus;  Wethersfield Road, between Rumson Drive and Inverness Road;  Willow Pond Road, between Carlton Oaks Drive and Mission Creek Drive; and  Woodglen Vista Road, between Cuyamaca Street and Magnolia Avenue.

Parkway
Parkway are  roadways  requiring  unique  design applications where  standard  designs  cannot  be utilized  because  of  steep  terrain,  right‐of‐way  constraints,  special  development  needs  and/or other  special  conditions.  Due  to  significant  variation  among  parkway  cross‐sections,  a  typical cross‐section is not provided.  The following Mobility Element roadways have been designated as Parkway:
 Cottonwood Avenue*, between Street “A” and Riverview Parkway;  Fanita Parkway*, between northern terminus and Mast Boulevard;  Magnolia Avenue*, between Cuyamaca Street and Princess Joann Road;  Park Center Drive, between Mast Boulevard and Street “A”;  Riverview Parkway, between Mission Gorge Road and Magnolia Avenue;  Street “A”*, between Park Center Drive and Magnolia Avenue;  Town Center Parkway*, between Mission Gorge Road and Riverview Parkway. *  The  Mobility  Element  identifies  general  and  approximate  locations  for  future  routes  to  be dedicated  and  constructed  pursuant  to  development.  Precise  alignment  and  design  of  these routes will require in depth study at the time that future development occurs.

Multi‐Modal Corridors
To  support AB  1358 (the Complete Streets Act) and create a vibrant  town center, a  system  of multi‐modal  corridors  was  developed  in  the  town  center  area  with  mixed  land  uses  and  a regionally significant transit center to encourage walking, biking and riding transit. The following roadway  segments  were  designated  to  be  Multi‐Modal  Corridors  since  they  provides connectivity between the town center / transit center and the surrounding residential land uses:
 Prospect Avenue, between Olive Lane and Magnolia Avenue; • Cuyamaca Street, between northern terminus and Chaparral Drive; Lake Canyon Road;

RECREATION ELEMENT
Santee General Plan
Santee, California - 4-10 -
development in the East Elliot area of the City of San Diego could place a demand on City park facilities in this area of the City.

Recreational facilities in this quadrant include the Santee Lakes Regional Park, Mast Park, West Hills Park, Carlton Hills Golf Course, West Hills High School and three elementary school playgrounds. This quadrant of the City is also adjacent to, and served by, existing and planned recreational opportunities and facilities in Mission Trails Regional Park.

The completion of the Mast Boulevard bridge extension and the recent approval of a new pedestrian access into the Santee Lakes on the east side of the bridge has given residents in this area easier access to recreational facilities at the lakes and in the rest of the City.

This area will also be close to planned park facilities in the Fanita Ranch area, particularly the planned community park which will be located at the northern end of Carlton Hills Blvd. This area will also benefit from establishment of a trails system in the Fanita Ranch and connections to regional trail systems linking Mission Trails with Goodan Ranch and the Sycamore Canyon Open Space Preserve.

Northeast Quadrant - The area north of Mission Gorge Road and east of Cuyamaca Street contains a good amount of recreational acreage. Included are Woodglen Vista Park, Town Center Community Park (under construction) and elementary and high school facilities.

The Parks and Recreation Facilities Master Plan
identifies a need for additional passive and active
recreational facilities in this quadrant. As is the
case with the northwest quadrant, this area of the
City will also benefit from future park facilities in
the Fanita Ranch. This quadrant will also have
access to planned trails, a designated school site,
and a new Community Park in the Fanita Ranch
and within the City’s planned Multiple Species
Conservation Program Subarea Plan.

Southwest Quadrant - The southwest quadrant of the City, south of Mission Gorge Road and west of Cuyamaca Street, contains a large amount of regional park acreage (Mission Trails Regional Park) but limited local public parkland acreage and facilities. Big Rock Park, the Renzulli school site (with softball facilities) and two elementary school playgrounds comprise the existing recreational facilities. Another potential recreational area exists along Forester Creek. A trail linking with the San Diego River and a bicycle rest stop are being included in the design of the future flood control improvements planned for the creek.

The City’s Parks and Recreation Facilities Master Plan concludes that additional active recreational facilities may be needed in the future to serve this area.

TRAILS ELEMENT
Santee General Plan
Santee, California
- 5-17 -
Other Areas
Town Center Specific Plan Area - The Town Center Specific Plan was adopted in 1986 and contains extensive trail systems for bicycle, pedestrian and equestrian users. Except for routes along the San Diego River, Cuyamaca Street and Cottonwood Avenue, no trails are proposed in this Element for the Town Center area. This area is master planned through the Town Center Specific Plan, which contains a
comprehensive trail system which links
destinations within the Town Center area
as well as connecting to the planned trail
network in the rest of the City.

Multiple Species Conservation Program
Subarea Plan area - Once adopted, this
planned preserve area will cover onequarter of the City, including areas within the Fanita Ranch, along the San
Diego River and other areas discussed
separately in this Element. The majority
of the land within the City’s preserve
plan is under private ownership and is not currently accessible to City residents. The preserve will be established incrementally and presents an opportunity to provide access to an extensive system of existing unimproved trails. While some of the trail system in the preserve, such as the portion within the Fanita Ranch, will be planned as part of development, much of the remaining system will be established as preserve lands are acquired. The City should place a priority on using existing trail alignments in the preserve to minimize impacts to existing landforms and habitat. Establishment of a trail system in the preserve will be consistent with the City’s Multiple Species Conservation Program Subarea Plan and Implementing Agreement.

Fanita Ranch - The Fanita Ranch will contain
an extensive trail system. Except for a route
along Cuyamaca Street, no trails are proposed
in this Element for Fanita Ranch, although
future connections to trails within the Ranch
are established. This area will be master
planned and it is intended that when tThe
Specific Plan for Fanita Ranch, in conjunction
with the Multiple Species Conservation
Program, will establish aplan is adopted it will
contain its own trail system plan that will
integrate with planned trails in the restother parts of the City. The Trails Element may be amended at the time of master plan adoption to reflect the added trails within Fanita Ranch.

Provision of a trails system is one of the “Essential Elements” for the Fanita Ranch discussed in the Land Use Element.

CONSERVATION ELEMENT
Santee General Plan
Santee, California
- 6-11 -
riparian vegetation. The channel has been improved as a fully naturalized earthen channel between Mast Park and Cuyamaca Street and ongoing sand mining occurs in the stretch east of Magnolia Avenue.

Riparian/wetland communities are considered to be significant wildlife habitat, particularly for bird species including the Least Bell’s Vireo. This resource is declining rapidly in San Diego County and should be protected and enhanced in order to preserve the diverse native wildlife that it supports. There are over 300 acres of wetland vegetation communities in the City, concentrated primarily along the San Diego River and Sycamore Creek. Very little riparian vegetation remains along Forester Creek, although restoration and habitat enhancement are planned as part of the City’s Forester Creek Improvement Project. Freshwater aquatic vegetation is found around man-made ponds in Sycamore Canyon (Santee Lakes) and the San Diego River bed. This freshwater habitat is considered valuable to wildlife particularly in combination with streamside woodlands.

There are several areas within the City of Santee that remain relatively undisturbed by urban development and contain adequate resources to support
"high interest" floral or fauna species. These areas are depicted in Figure 6-3, and described below.

San Diego River - This corridor bisects the City from east to west, containing approximately 1,000 acres of natural and disturbed habitat. This corridor also functions as an important continuous wildlife corridor through the City.

Tributaries to the San Diego River (e.g., Sycamore and
Forester Creek) are important complements to this habitat, although habitat value in Forester Creek is somewhat
degraded. Sand extraction in the central and eastern portion of the San Diego River has both disturbed (through
mining) and enhanced (through ponding) valuable aquatic habitats.

Sycamore Canyon - This drainage is the most biologically significant tributary to the San Diego River within the City of Santee. The man-made Santee Lakes and water treatment ponds along Sycamore Creek, which parallel the northwestern City boundary, provide important aquatic and woodland habitat for a variety of wildlife similar to the San Diego River.

Santee Recreational Lakes are considered one of the more popular areas for bird watching in San Diego County. The adjacent woodland drainages and brush cover slopes also are identified as excellent wildlife habitat.

Fanita Ranch - This area occupies 2,5892,638 acres of the northern quadrant of the City, including portions of Sycamore Canyon. The property contains a diverse mix of vegetation communities including coastal sage scrub, chaparral, vernal pools, freshwater marsh, riparian woodland, and native and non-native grasslands. Sensitive species known to occur on the site include the California gnatcatcher, Cooper’s hawk, San Diego horned lizard,

COMMUNITY ENHANCEMENT ELEMENT
Santee General Plan
- 9-19 - Santee, California
Open space in the presently undeveloped hillside areas should be strategically maintained for hazard avoidance, maintenance of views and resource protection. Site plans and structure designs proposed for existing undeveloped hillside areas should be sensitive to these open space functions and incorporate open space uses as part of the development proposal.

Landforms and Views - Topographic features should be respected and alteration of landforms kept to a minimum except where public safety concerns are overriding and remedial landform alterations are required. Where sensitive resources are known to exist, landform alteration shall be minimized to the maximum extent feasible. In this regard, proper siting of land uses in terms of their grading, access and site planning requirements is critical to the success of maintaining topographic resources. Rock outcrops or other unique physical features add points of interest and unique design opportunities. As such, they too should be considered for integration into development proposals as focal points or as part of natural open space systems.

Maintenance of high quality views should be considered in the siting and design features of hillside projects and strategic location of open space. Development within the urban area must frame and enhance view opportunities and not block or create significant negative visual impacts on existing community-level viewsheds.

Surface Water
San Diego River Corridor - The San Diego River corridor provides a major focus for community design within Santee and it should be properly utilized to define an overall theme, character and design strategy for the City. Emphasis should be placed on maintaining and enhancing the existing scenic and environmental resources of the river corridor.

New development along the river corridor should utilize the design elements this natural system presents. Introduction of water elements, greenbelts, view orientation to the river and passive water uses that complement the river system should be included in design proposals to create a varied but consistent theme and character for river corridor development. The ongoing implementation of the Santee River Park Plan must balance the need to maintain the integrity of the natural systems with other community needs.

Sycamore Creek/Santee Lakes Regional Park - The Sycamore Creek/Santee Recreational Lakes corridor supports a wide range of recreational uses, preserves significant habitat, vegetation and open space and provides high quality views. Maintenance of these functions needs to be an integral part of community design strategies. Furthermore, strengthening of its linkage to the San Diego River System should be considered as part of a citywide strategy to enhance water features.

Forester Creek - Forester Creek should play a major role in the development of a contiguous water element system throughout the City. The improvement of Forester Creek should be a model of urban stream restoration, balancing the need for flood control with habitat creation, enhancement of water quality and community recreational needs.

COMMUNITY ENHANCEMENT ELEMENT
Santee General Plan
Santee, California - 9-26 -
Policy 16.4 The City shall respect the natural stream processes of the San Diego River and its tributaries and ensure that flood control improvements along existing watercourses/channels avoid concrete channelization whenever possible and retain the natural character of the corridor through planting or preservation of native vegetation.

Policy 16.5: The City shall integrate habitat enhancement with recreation opportunities along the San Diego River and its tributaries wherever feasible and practical in meeting recreation and conservation needs.

Objective 17.0 Balance development with natural resource protection needs.

Policy 17.1 The City should provide for the preservation of significant habitat and vegetation in strategic locations along watercourses and in undeveloped hillside areas.

Policy 17.2 The City should promote the incorporation of unique and significant natural resource features (vegetation, habitat, rock outcrops) into development plans.

Policy 17.3 The City will consider special grading standards for master planned communities in hillsides that promote a compact development footprint. Such grading standards shall focus on the edges of the development area and along slopes which are visible from public rights-ofway while allowing for more efficient grading methods within the less visible areas of the development.

8.0 Implementation

8.1 Human Relations
The City shall work with a Human Relations Board, or similar committee or board to develop an on-going strategic plan that strengthens collaborative relationships with other organizations and could include the implementation of programs throughout the community that target youth and the disadvantaged, the development of a crisis intervention program, and the distribution of informational materials.

8.2 Man-made Features
Housing
Architecture
 Vary heights of residential buildings when more than one story to include both one and two story elements.
 Maximize design features which reflect an indoor/outdoor relationship, taking advantage of the conducive climate.
 Ensure architectural mass and form is compatible with adjacent structures and maintenance of views.

Exhibit D: Revised General Plan Guiding Principles
for the development of Fanita Ranch.

Guiding Principle 1: The Specific Plan should include a comprehensively planned, high architectural quality, mixed-use Village Center that allows for housing, retail, office and services uses.

Guiding Principle 2: The Specific Plan shall provide a community-focused Village Center that includes provisions for public parks, residential, office, commercial development and institutional uses such as schools, fire station, branch post office, and other civic and community uses.

Guiding Principle 3: The plan shall allow for a diversified mix of housing types and sizes.

Guiding Principle 4: The Land Use Plan, Mobility Plan, Trails and Open Space Plan, and Illustrative Site Plan shall be sensitive to the preservation of natural land forms and sensitive habitat areas by clustering development to minimize the development footprint and by establishing site specific design standards which provide for development in harmony with the environment.

Guiding Principle 5: 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.

Guiding Principle 6: The Specific 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.

Guiding Principle 7: The Specific Plan should contain mini-parks, neighborhood parks, and a community park as required by the recommendations of the Recreation Element of the General Plan.

Guiding Principle 8: The plan shall contain a small working farm that demonstrates the use of permaculture techniques.

Guiding Principle 9: The Specific Plan shall include the extension of Fanita Parkway along the western boundary of the property.

Guiding Principle 10: The Specific Plan shall include the extension of Cuyamaca Street into the site, ultimately connecting with Fanita Parkway consistent with the General Plan.

Guiding Principle 11: The Specific Plan shall include a comprehensive system of trails as part of the overall Mobility Plan. Trails shall link with the proposed trails outside the Fanita Ranch, which is consistent with the objectives and standards set forth within the City’s adopted Trails Element to the General Plan. Access to Sycamore 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.

Guiding Principle 12: The Fanita Ranch area shall not be subdivided until a Specific Plan is adopted by the City of Santee.

Guiding Principle 13: To ensure that proposed development is appropriate, the Specific Plan shall contain schematic or illustrative development plans which show prototypical circulation systems, all proposed land uses, and potential residential product types. 1 Exhibit E,
EIR Table 4.10-1
Table 4.10-1. Project Consistency with Proposed Guiding Principles for Fanita Ranch Proposed Guiding Principles (General Plan Amendment) Consistency Analysis with Proposed Guiding Principles

1. The Specific Plan shall include a comprehensively
planned, high architectural quality mixed-use Village
Center that allows for housing retail, office and service uses.

The land use plan and development regulations in Chapter 3 of the Fanita Ranch Specific Plan would establish a Village Center in each Village that permits a mix of housing, retail, and office uses. Chapter 6 provides design guidance for the buildings in the Village Centers and establishes a unique design theme that supports the overall community’s agrarian design theme.

2. The Specific Plan shall provide a community-focused
Village Center that includes provisions for public parks, residential, office, commercial development and
institutional uses such as schools, fire station, branch post office, and other civic and community uses.

The Fanita Commons Village Center would include a
centralized community hub that would provide housing and everyday retail, services, and civic uses. The Village Center would be located near the proposed school site, parks, and the Farm.

3. The plan shall allow for a diversified mix of housing types and sizes.

Chapter 3 of the Fanita Ranch Specific Plan establishes Village Center, Medium Density Residential, Low Density Residential, and Active Adult land use designations that would allow for a diversified mix of housing types ranging from stacked flats to single-family residences in a variety of configurations and sizes to accommodate a variety of
incomes, ages, and abilities and an array of life stages and interests.

4. The Land Use Plan, Mobility Plan, Trails and Open
Space Plan, and Illustrative Site Plan shall be sensitive to the preservation of natural land forms and sensitive habitat areas by clustering development to minimize the development footprint and by establishing site specific design standards which provide for development in
harmony with the environment.

Development would be clustered into three villages to avoid the most sensitive habitat areas on the site, preserve known wildlife corridors, and maintain a contiguous and connected open space system. The prominent hilltop in Fanita Commons would be preserved in the planned Community Park. Where development would occur on hillsides, grading would be
efficient to minimize the grading footprint. Special contour grading techniques would be used at edges and transitions, and landform grading techniques would be used on steep
slopes that are visible from the public rights-of-way, identified in the Fanita Ranch Specific Plan as “Public Interest” slopes.

In the Habitat Preserve, existing trail alignments would be used to the greatest extent possible. New trails would be added at select locations in the Habitat Preserve to provide connections for recreation, fuel modification and habitat enhancement, and restoration purposes. Trail locations would be carefully coordinated to minimize potential conflicts with sensitive habitat areas.

5. 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 steep slopes visible
from the public rights-of-way.

Within the hillside areas where development would occur, grading would be efficient to minimize the grading footprint.

Special contour grading techniques would be utilized at edges and transitions to closely mimic the natural contour intervals, and landform grading techniques would be used on steep
slopes that are visible from the public rights-of-way to recreate and mimic the flow of natural contours and drainages within the natural surroundings.
2 Table 4.10-1. Project Consistency with Proposed Guiding Principles for Fanita Ranch Proposed Guiding Principles (General Plan Amendment) Consistency Analysis with Proposed Guiding Principles

6. The Specific 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.

Development would be clustered into three villages to
preserve approximately 63 percent of the site as Habitat Preserve and other open space. Within the development
footprint, low-impact development techniques are proposed to manage stormwater runoff. Advanced treated water would
provide a local, reliable, and sustainable water supply to the Specific Plan Area. Water-efficient landscaping, weatherbased irrigation controllers, and water-efficient appliances, fixtures and water closets in all buildings would further conserve water and energy. Energy efficiency would be
achieved by planting shade trees, installing energy efficient appliances and utilizing passive building design techniques to minimize heat islands and conserve energy. Solar panels on buildings, on carports, and in other potential locations throughout the community would generate electricity. A
comprehensive network of trails and sidewalks would be
provided to promote walkability, which would be enhanced by tree-lined walkways, pedestrian-oriented architecture, and other pedestrian-focused amenities.

7. The Specific Plan shall contain mini-parks, neighborhood parks, and a community park as required by the
recommendations of the Recreation Element of the
General Plan.

Chapter 7 of the Fanita Ranch Specific Plan describes the proposed system of parks and recreation facilities, which consists of Mini-Parks, Neighborhood Parks, and a Community Park consistent with the Santee General Plan.

8. The plan shall contain a small working farm that
demonstrates the use of permaculture techniques.

The Fanita Ranch Specific Plan designates 38.2 acres of land for Agricultural uses, including 27.3 acres of consolidated area for the development of a centralized Farm in Fanita Commons.

In addition, many of the parks and recreation areas would incorporate edible landscape materials and community
gardens. Education programs for homeowners to encourage the use of sustainable and edible vegetation on individual lots would be provided at the Farm. The preferred nearby K–8 school site would provide the school district with the
opportunity to incorporate agricultural activities into the education curriculum and explore “farm lab” opportunities, which would give students access to healthy, locally grown food, school gardens, and educational opportunities.

9. The Specific Plan shall include the extension of Fanita Parkway along the western boundary of the property.

The Fanita Ranch Specific Plan provides street improvement standards in Chapter 4, Mobility, that include the extension of Fanita Parkway along the western boundary of the Specific Plan Area.

10. The Specific Plan shall include the extension of
Cuyamaca Street into the site, ultimately connecting with Fanita Parkway consistent with the General Plan.

In Chapter 4, the Fanita Ranch Specific Plan provides street improvement standards that include the extension of
Cuyamaca Street into the Specific Plan Area, connecting to Fanita Parkway via a new collector street.
3 Table 4.10-1. Project Consistency with Proposed Guiding Principles for Fanita Ranch Proposed Guiding Principles (General Plan Amendment) Consistency Analysis with Proposed Guiding Principles

11. The Specific Plan shall include a comprehensive system of trails as part of the overall Mobility Plan. Trails shall link with the proposed trails outside Fanita Ranch, which is consistent with the objectives and standards set forth
within the City’s adopted Trails Element to the General Plan. Access to Sycamore 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.

Chapter 4 of the Fanita Ranch Specific Plan establishes an extensive trail system that includes multi-purpose trails and sidewalks along the roads and trails in the Open Space areas and Habitat Preserve. This pedestrian circulation system would provide a variety of connections throughout the Specific Plan Area, including access to the Habitat Preserve on the project site and the adjacent open space areas such as
Goodan Ranch/Sycamore Canyon County Preserve. Trail
access would be subject the requirements and provisions of the NCCP design guidelines and standards.

12. The Fanita Ranch area shall not be subdivided until a Specific Plan is adopted by the City of Santee.

The Fanita Ranch Specific Plan includes provisions for
subsequent entitlement applications, including all subdivisions within the Specific Plan Area, which cannot occur until after the adoption of the Fanita Ranch Specific Plan.

13. To ensure that proposed development is appropriate, the Specific Plan shall contain schematic or illustrative
development plans which show prototypical circulation
systems, all proposed land uses, and potential residential product types.

Prototypical circulation systems are provided in Chapter 4 of the Fanita Ranch Specific Plan. Proposed residential product types for applicable land use districts are described in Chapter 3 of the Fanita Ranch Specific Plan and further described in Chapter 6.
1 ORDINANCE NO. 580

AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF SANTEE, CALIFORNIA ADDING CHAPTER 13.20 “SPECIFIC PLAN DISTRICT” TO TITLE 13 AND AMENDING CHAPTER 13.04
“ADMINISTRATION” OF THE SANTEE MUNICIPAL CODE, AND APPROVING

THE FANITA RANCH SPECIFIC PLAN
(CASE FILES R2017-1 AND SP2017-1)
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 TO PROJECT NUMBERS: GPA2017-2,
TM2017-3, P2017-5, P2020-2, DR2017-4, AEIS2017-11)
APPLICANT: HOMEFED FANITA RANCHO LLC
WHEREAS, California Government Code Section 65450 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; and WHEREAS, on September 23, 2020, the City Council adopted Resolution No. 094-2020 approving a General Plan Amendment (GPA) to change the land use designations for the Fanita Ranch property from PD – Planned Development, R –1 – Low Density Residential, and HL – Hillside/Limited Residential to SP – Specific Plan; and
WHEREAS, the Santee Municipal Code currently does not include “Specific Plan (SP)” as a zoning district; and
WHEREAS, the amendment to Chapter 13.04 will add a Specific Plan (SP) base zone to the list of zoning districts in the City, and WHEREAS, the addition of Chapter 13.20, “Specific Plan District,” is necessary to reflect the Specific Plan (SP) zone district in the zoning regulations; and
WHEREAS, the Specific Plan District is included in the zoning regulations to establish the process for the preparation, adoption and amendment of a specific plan; and
WHEREAS, the Fanita Ranch Specific Plan implements the goals, policies and objectives of the Santee General Plan; and
2 WHEREAS, pursuant to California Public Utilities Code section 21670, notice of HomeFed Fanita Rancho LLC’s Fanita Ranch project (“Project”) application was provided to the San Diego County Regional Airport Authority (“Authority”); Authority correspondence dated November 14, 2018, confirmed that the Project site lies outside of the Airport Influence Area of the adopted Airport Land Use Compatibility Plan (ALUCP) for Gillespie Field and poses no conflict with the ALUCP; and
WHEREAS, the City Council has certified the Final Revised Environmental Impact Report (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 and Reporting Program for the Fanita Ranch project.

NOW THEREFORE, the City Council of the City of Santee hereby ordains as follows:

Section 1. The City Council finds in its independent judgment that the proposed amendment to the Santee Municipal Code has been fully analyzed in the Final Revised EIR.

Section 2. The City Council finds, in accordance with Santee Municipal Code Section 13.04.050, that the addition of a new zone district is consistent with the Santee General Plan and Title 13 “Zoning” because it:

A. Provides a tool for the development of more defined land use, development standards, infrastructure, and design guidelines within specific plan areas, and
B. Furthers the implementation of the goals, objectives and policies of the Santee General Plan.

Section 3. Chapter 13.04 “Administration” is hereby amended and Chapter

13.20 “Specific Plan District” is hereby added to Title 13 of the Santee Municipal Code, to read as set forth in Exhibit A.

Section 4. The Santee Zone District Base Map, that is the City’s official zoning map, is hereby amended to remove the Planned Development (PD), Low Density Residential (R-1), and Hillside/Limited Residential (HL) districts as depicted on Exhibit B and add the “SP - Specific Plan” District as depicted on Exhibit C.

Section 5. The City Council finds that the Fanita Ranch Specific Plan is in conformance with the goals, policies, and objectives of the General Plan and other 3 adopted goals and policies of the City. The Fanita Ranch Specific Plan is hereby approved and adopted as depicted in Exhibit D.

Section 6. If any section, subsection, phrase, or clause of this ordinance is for any reason held to be invalid or unconstitutional by any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council hereby declares that it would have passed this ordinance and each section, subsection, phrase or clause thereof irrespective of the fact that any one or more sections, subsections, phrases, or clauses be declared unconstitutional.

Section 7. This Ordinance shall become effective thirty (30) days after its adoption.

Section 8. The City Clerk is directed to publish notice of this Ordinance as required by law.

INTRODUCED AND FIRST READ at a Regular Meeting of the City Council of the City of Santee, California, on the 23rd day of September, 2020, and thereafter ADOPTED at Regular Meeting of said City Council held on the 14th day of October, 2020, by the following vote to wit:

AYES:

NOES:

ABSENT:

APPROVED:
_____________________
JOHN W. MINTO, MAYOR
ATTEST:
_______________________________

ANNETTE ORTIZ, CMC, CITY CLERK
Exhibits A: Amendments to Title 13 – Zoning
B: Existing Zone District Map
C: Proposed Zone District Map
D: Fanita Ranch Specific Plan
1 Exhibit A
Amendments to Title 13 – “Zoning”
Title 13 (“Zoning”) of the Santee Municipal Code is hereby amended to add a “Specific Plan District” to Section 13.04 (“Administration”) and Chapter 13.20 (“Specific Plan District”) as shown below:

Chapter 13.04 (“Administration”)
Section 13.04.020.A, titled “Zoning Districts”, is hereby amended to add the Specific Plan District, shown as underlined text below:

Table Excerpt
District Title
Other Districts
Park/Open Space P/OS
Town Center TC
Residential Business RB
Planned Development PD
Specific Plan SP
Chapter 13.20 Specific Plan District
Chapter 13.20 is hereby added to Title 13 to establish a “Specific Plan District”, as follows:

Section 13.20.010 Purpose and Intent
Purpose. This chapter establishes the process for the preparation, adoption, and amendment of a specific plan. The specific plan provides a tool for the development of more specific land use, infrastructure, and/or design or development standards for properties requiring special treatment or consideration. The specific plan is a policy and regulatory tool for implementation of the goals and policies of the Santee General Plan.

Section 13.20.020 SP - Specific Plan District Applicability The provisions of this chapter shall apply to the preparation, review, and adoption of all specific plans prepared for all real property within the City. The standards of this chapter, and eligibility for a specific plan, shall only apply to projects composed of a minimum of five acres of contiguous property. Any project of less than five acres shall not be eligible for a specific plan.
2 Section 13.20.030 SP - Specific Plan District Designation The SP – Specific Plan District requires the preparation of a specific plan for future development of an area within the City. 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 (California Government Code Section 65450). This district 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, financing plans and a development agreement.

Section 13.20.040 General Provisions.

A. Applicant-Generated. The preparation of a specific plan, and concurrent zoning and / or general plan amendment(s), may be started by an applicant or property owner. The use of a specific plan is appropriate where site-specific regulation beyond the scope of this title would be beneficial based upon features or unique characteristics of the property, such as innovative development in the form of buildings, construction, design, or use combinations.

B. General Plan Consistency. All uses shall be consistent with the intent of the Santee General Plan and this title. Any specific plan proposal shall include a statement of the relationship of the specific plan to the general plan.

C. Regulating Document. A specific plan may either supplement or supersede land use regulations of this title, including all previously adopted ordinances, standards, and guidelines. Upon adoption of a specific plan and requisite zoning / general plan amendments, the specific plan shall replace and take precedence over the zoning regulations of this title for the subject property. Where the regulations of a specific plan are silent, the zoning code regulations and all adopted ordinances, regulations, standards, and guidelines of the City shall apply, as deemed appropriate by the Director of the Department of Development Services.

D. Specific plans shall contain planning policies and regulations, and may combine zoning regulations and other regulatory requirements into one document.

Specific plans shall provide a fiscal assessment, identification of required public improvements, public improvement and development phasing, financing plans and a development agreement.
3 Section 13.20.050 Required Content.

A specific plan shall provide regulations and design standards governing the minimum and maximum development parameters of all real property within the identified specific plan area. A specific plan shall include a statement of its relationship and consistency with the general plan, and compliance with Article 8 of Chapter 3 of the California Government Code, commencing with Section 65450, and as may be amended by the State. The city maintains full authority and discretion to determine how a specific plan will be prepared. At minimum, a specific plan shall address the following:

A. Purpose. State the relationship to the goals and policies of the general plan.

B. Setting. State the existing and regional setting to establish the conditions and reasons for the project.

C. Proposed Land Uses. Establish the distribution, type, definitions of, and regulations for all proposed land uses.

D. Development Standards. Establish all regulating policies, including all the following standards for all building types:

1. Building height, setbacks, massing, and design standards;

2. Lot area, width, and depth;

3. Maximum number of dwelling units and the maximum residential density of the specific plan area and designated land uses consistent with the general plan;

4. Usable open space provisions and requirements within the development;

5. Off-street parking and loading facilities;

6. Architectural and site planning design and development standards, which may include design themes or similar architectural treatments to control future construction of buildings on parcels covered by the adopted plan; and

7. Signage requirements, if different from the standards of this title, to be addressed by a unique sign program codified in the specific plan.

E. Site Planning. Establish a comprehensive map of all streets, open spaces, private and public property, and land uses for all affected properties, consistent with the intent of the general plan and this title.

1. Provide site planning at the perimeter of the area boundaries for the mutual protection of the specific plan and the surrounding properties.

2. Site orientation to use available solar, wind, and natural setting benefits of the site, and to retain natural features and amenities found on site. 4 3. Provide landscape architectural concept plans and standards, including project entries, streetscapes, fencing details, lighting, signage, and street furniture.

F. Infrastructure. Identify the proposed distribution, extent, intensity, and location of major components of public and private circulation/transportation, drainage, energy, sewers, solid waste disposal, water, and other essential facilities proposed.

1. Include physical and fiscal plans for the construction, improvement, or extension of transportation facilities, public utilities, and all other public facilities/services required to serve the specific plan area.

2. All public rights-of-way within or abutting the development shall remain within applicable City specifications unless authorized by the Director of Development Services.

3. Include layout and design of private streets and alleys; such private facilities shall be privately owned and maintained without public cost and maintenance responsibility for their intended purpose.

4. Consideration of other forms of access, such as pedestrian ways, paseos, courts, plazas, driveways, trails, or open public parking areas may be made at the time of specific plan consideration by the City.

G. Maintenance. Provisions ensuring the continued maintenance of private property, grounds, and all common areas.

H. Phasing. Development phasing for the full life of the project and anticipated schedule, including start date and completion of each construction phase.

I. Text and Graphics. A textual document incorporating graphics, including an executive summary and any additional information identified by the Director as pertinent to conveying the development intent, standards, and outcomes of the specific plan.

Section 13.20.060 Specific Plan Review Process.

A. A Specific Plan District shall be established upon application of a property owner, and subject to the following provisions:

1. Submission of a Specific Plan for approval by the City Council pursuant to this chapter.

2. Determination by the City Council that the establishment of the District and approval of the Specific Plan shall:
5 (i) Provide for the development of a comprehensively planned community within the District that is superior to development otherwise allowable under alternate regulations.
(ii) Provide for development within the District in a manner consistent with the General Plan.
(iii) Provide for the construction, improvement, or extension of transportation facilities, public utilities, and public services required by development with the District.
(iv) Address any other subjects which in the judgment of the City are necessary or desirable for implementation of the General Plan.

Section 13.20.070 Environmental Review
A specific plan, which qualifies as a project under the California Environmental Quality Act (CEQA), shall be subject to environmental review in accordance with CEQA and City of Santee environmental review application requirements.

Section 13.20.080 Public Hearings and Approval
A. Public Hearings. The specific plan process is considered a discretionary action.

Public hearings shall be held consistent with the public hearing procedures and requirements of Santee Municipal Code Section 13.04.100.

B. Approval. The specific plan shall be adopted by ordinance or resolution of the City Council, in compliance with state law (California Government Code Section 65453). The City Council’s action to adopt a specific plan shall be accompanied by findings that the specific plan is in conformance with the goals, policies, and objectives of the general plan and other adopted goals and policies of the City.

C. Incorporation Upon Approval. An application for a specific plan and official Zoning District Base Map amendment shall be subject to review and approval in the same manner as prescribed in Section 13.04.050, “Amendments”. Upon specific plan approval, the Zoning District Base Map shall be updated by the letters “SP” followed by reference letters identifying each separate District. The specific plan as approved by the City Council shall be incorporated into this title upon approval.
6 D. Specific Plan Fee. The City Council may impose a specific plan fee surcharge on development permits within the specific plan area, in compliance with state law (California Government Code Section 65456).

Section 13.20.090 Specific Plan Amendments
A specific plan may be amended in the same manner as a zoning amendment, as provided by Section 13.04.050 for a change of district boundaries or for a change in the regulations applicable within a district.

FANITA RANCH

SPECIFIC PLAN

CITY OF SANTEE
MAY 2020

EXHIBIT D
Prepared for:

City of Santee
10601 Magnolia Avenue
Santee, CA 92071
(619) 258-4100
Contact: Melanie Kush/Marni Borg
Applicant:

HomeFed Fanita Rancho LLC
1903 Wright Place, Suite 220
Carlsbad, CA 92008
(760) 918-8200
Contact: Jeff O’Connor/Tom Blessent

FANITA RANCH

SPECIFIC PLAN
May 2020 i
Table of Contents
Chapter 1: Introduction

1.1 Project Location and Regional Context..............................................................................................1-1

1.2 Regulatory Context ...............................................................................................................................1-3

1.2.1 Specific Plan Authority .........................................................................................................1-3

1.2.2 Specific Plan Purpose ............................................................................................................1-3

1.2.3 Relationship to the Santee General Plan.............................................................................1-4

1.2.4 Relationship to the Santee Zoning Ordinance...................................................................1-8

1.2.5 Airport Compatibility ...........................................................................................................1-8

1.2.6 Relationship to Other City Documents..............................................................................1-9

1.2.7 Legal Significance and CEQA ..............................................................................................1-9

1.3 Document Organization.......................................................................................................................1-9

1.3.1 Specific Plan Organization ...................................................................................................1-9

1.3.2 Technical Studies and Supporting Documents............................................................... 1-10

1.4 Development Approvals.................................................................................................................... 1-12 Chapter 2: Community Vision

2.1 Fanita Ranch History ............................................................................................................................2-1

2.2 Specific Plan Objectives........................................................................................................................2-2

2.2.1 Land Use Planning and Community Design Objectives..................................................2-2

2.2.2 Mobility Objectives................................................................................................................2-3

2.2.3 Recreation and Open Space Objectives..............................................................................2-3

2.2.4 Resource Conservation Objectives......................................................................................2-3

2.2.5 Economic Objectives.............................................................................................................2-4

2.3 Community Vision................................................................................................................................2-5 Table of Contents
ii May 2020
Fanita Ranch Specific Plan
Chapter 3: Land Use & Development Regulations

3.1 Land Use Plan ........................................................................................................................................3-1

3.1.1 Land Use Plan Description...................................................................................................3-1

3.1.2 Site Utilization Plan...............................................................................................................3-4

3.2 Land Use Designations and Development Regulations................................................................ 3-11

3.2.1 Village Center (VC)............................................................................................................ 3-12

3.2.2 Medium Density Residential (MDR)............................................................................... 3-16

3.2.3 Low Density Residential (LDR)........................................................................................ 3-20

3.2.4 Active Adult (AA)............................................................................................................... 3-24

3.2.5 School (S) Overlay .............................................................................................................. 3-28

3.2.6 Parks (CP, NP and MP)...................................................................................................... 3-29

3.2.7 Open Space (OS)................................................................................................................. 3-31

3.2.8 Agriculture (A) Overlay..................................................................................................... 3-32

3.2.9 Special Use (SU).................................................................................................................. 3-36

3.2.10 Habitat Preserve (HP)........................................................................................................ 3-40

3.2.11 Regulations Applying to Multiple Land Use Designations ........................................... 3-41

3.2.11.1 Projections, Encroachments and Height Exceptions ................................... 3-41

3.2.11.2 Accessory Dwelling Units ............................................................................... 3-42

3.2.11.3 Accessory Uses and Structures ....................................................................... 3-42

3.2.11.4 California Rooms.............................................................................................. 3-43

3.2.11.5 Reciprocal Use Easements ............................................................................... 3-44

3.2.11.6 Equipment Screening........................................................................................ 3-44

3.2.11.7 Trash Enclosures................................................................................................ 3-45

3.2.11.8 Fencing, Walls and Landscaping ..................................................................... 3-45

3.2.11.9 Parking................................................................................................................ 3-47

3.2.11.10 Performance Standards..................................................................................... 3-51

3.2.11.11 Signage................................................................................................................ 3-52

3.2.11.12 Stormwater Low Impact Development Standards........................................ 3-53 May 2020 iii
Table of Contents
Chapter 4: Mobility

4.1 Mobility Plan..........................................................................................................................................4-1

4.1.1 Regional Access......................................................................................................................4-1

4.1.2 Complete Streets....................................................................................................................4-1

4.1.3 Traffic Calming Plan..............................................................................................................4-5

4.1.4 Bicycle Circulation.............................................................................................................. 4-15

4.1.5 Pedestrian Circulation ....................................................................................................... 4-17

4.1.6 Alternative Vehicles & Ride-sharing ................................................................................ 4-24

4.1.7 Transit................................................................................................................................... 4-26

4.2 Street Corridor & Landscape Standards.......................................................................................... 4-28

4.2.1 Fanita Parkway - 4-Lane Parkway/Major Arterial (Mast Boulevard to Lake Canyon Road) ..............................................................................................................................4-30

4.2.2 Fanita Parkway - 3-Lane Parkway (Lake Canyon Road to Ganley Road)................4-32

4.2.3 Fanita Parkway - 2-Lane Parkway Type II (Ganley Road to Street “E”)...................4-34

4.2.4 Fanita Parkway - 2-Lane Parkway Type III (Street “E” to Street “N”).......................4-36

4.2.5 Cuyamaca Street, Off-Site - 4-Lane Major Arterial (Mast Boulevard to Chaparral Drive)..............................................................................................................................4-38

4.2.6 Cuyamaca Street, On & Off-Site - 2-Lane Parkway Type I (Chaparral Drive to Street “A”/Street “W”)..............................................................................................................4-40

4.2.7 Cuyamaca Street - Residential Collector Type V (Street “A”/Street “W” to Street “T”) ................................................................................................................................4-42

4.2.8 Cuyamaca Street - Village Collector (Street “T” to Fanita Parkway)........................4-44

4.2.9 Magnolia Avenue, Off-Site - Collector Type IV (Existing Terminus to Cuyamaca Street)..............................................................................................................................4-46

4.2.10 Residential Collector Type I (Fanita Parkway to Cuyamaca Street).........................4-48

4.2.11 Residential Collector Type II (Through Habitat Preserve - Streets “V” and “W”).4-50

4.2.12 Residential Collector Type III........................................................................................... 4-52

4.2.13 Residential Collector Type VII ......................................................................................... 4-54

4.2.14 Residential Street ................................................................................................................ 4-56

4.2.15 Carlton Hills Boulevard (Private Street).......................................................................... 4-58

4.2.16 Split Residential Street (One-Way)................................................................................... 4-60

4.2.17 Private Residential Street................................................................................................... 4-62

4.2.18 Village Streets...................................................................................................................... 4-64

4.2.19 Private Residential Driveway ............................................................................................ 4-67

4.3 Trail Corridor & Landscape Standards............................................................................................ 4-69 iv May 2020
Fanita Ranch Specific Plan
Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan

5.1 Community Organization and Landscape Theme............................................................................5-1

5.2 Gateways.................................................................................................................................................5-5

5.2.1 Cuyamaca Street Gateway.....................................................................................................5-5

5.2.2 Fanita Parkway Gateway .......................................................................................................5-7

5.3 Landmarks..............................................................................................................................................5-9

5.4 Villages....................................................................................................................................................5-9

5.4.1 Fanita Commons................................................................................................................. 5-11

5.4.2 Orchard Village ................................................................................................................... 5-18

5.4.3 Vineyard Village.................................................................................................................. 5-25

5.5 Community-Wide Street Landscape Palette................................................................................... 5-32

5.6 Brush Management/Fuel Modification ........................................................................................... 5-42

5.7 Habitat Restoration Program............................................................................................................ 5-42

5.8 Walls and Fencing .............................................................................................................................. 5-43

5.9 Conceptual Lighting Plan.................................................................................................................. 5-47 Chapter 6: Architectural Design Guidelines

6.1 Architectural Styles...............................................................................................................................6-1

6.2 Building Typologies ........................................................................................................................... 6-26

6.2.1 Single Family Detached Homes........................................................................................ 6-28

6.2.2 Detached Cluster Homes................................................................................................... 6-30

6.2.3 Attached/Semi-Detached Homes..................................................................................... 6-34

6.2.4 Attached Buildings ............................................................................................................. 6-39

6.2.5 Community Buildings........................................................................................................ 6-42

6.3 Building Design.................................................................................................................................. 6-43

6.3.1 Building Placement and Orientation ............................................................................... 6-43

6.3.2 Form and Massing..........................................................................................................6-45

6.3.3 Garage Placement and Parking Areas.............................................................................. 6-46

6.3.4 Roof Considerations........................................................................................................... 6-47

6.3.5 Articulation and Details..................................................................................................... 6-49

6.3.6 Materials and Colors.......................................................................................................... 6-52

6.3.7 Functional Elements........................................................................................................... 6-52

6.3.8 Loading, Service and Trash Storage Areas ...................................................................... 6-53 May 2020 v
Table of Contents
Chapter 7: Parks, Recreation & Open Space

7.1 Parks, Recreation and Open Space Objectives..................................................................................7-1

7.2 Park Land Dedication...........................................................................................................................7-2

7.3 Park and Recreation Concepts.............................................................................................................7-7

7.3.1 Community Park ...................................................................................................................7-7

7.3.2 Neighborhood Parks .......................................................................................................... 7-12

7.3.3 Village Green....................................................................................................................... 7-14

7.3.4 Mini-Parks........................................................................................................................... 7-17

7.3.5 AgMeander.......................................................................................................................... 7-19

7.3.6 Linear Parks......................................................................................................................... 7-22

7.3.7 Typical Vista Points and Trailheads.................................................................................. 7-25

7.4 Other Recreation and Open Space Areas........................................................................................ 7-27 Chapter 8: Grading, Utilities & Services

8.1 Grading Plan ..........................................................................................................................................8-1

8.2 Drainage and Stormwater Management.............................................................................................8-5

8.3 Sewer.......................................................................................................................................................8-7

8.4 Water.......................................................................................................................................................8-9

8.4.1 Recycled Water/Advanced Treated Water....................................................................... 8-11

8.4.2 Water Conservation............................................................................................................ 8-12

8.5 Dry Utilities......................................................................................................................................... 8-12

8.6 Fire Protection .................................................................................................................................... 8-13

8.6.1 Fire Station........................................................................................................................... 8-13

8.6.2 Fire Protection Plan............................................................................................................ 8-13

8.6.2.1 Fuel Modification Zones .................................................................................. 8-14

8.6.2.2 Other Vegetation Management ...................................................................... 8-15

8.6.2.3 Fuel Modification Maintenance and Compliance Inspection..................... 8-16

8.6.3 Wildland Evacuation Plan................................................................................................. 8-16

8.6.4 Construction Fire Protection Plan ................................................................................... 8-17

8.7 Law Enforcement................................................................................................................................ 8-17

8.8 Solid Waste and Recycling ................................................................................................................ 8-17

8.8.1 Solid Waste and Recycling................................................................................................. 8-17

8.8.2 Material Conservation and Waste Reduction................................................................. 8-18

8.9 Education............................................................................................................................................. 8-19 vi May 2020
Fanita Ranch Specific Plan
Chapter 9: Open Space, Conservation & Sustainability

9.1 Conservation Overview........................................................................................................................9-1

9.2 Habitat Preserve.....................................................................................................................................9-3

9.2.1 Habitat within Fanita Ranch ................................................................................................9-3

9.2.2 MSCP Subarea Plan...............................................................................................................9-3

9.2.3 Fanita Ranch Preserve Management Plan..........................................................................9-4

9.2.4 Preserve Management Objectives........................................................................................9-4

9.2.5 Preserve Management Plan Strategies ...............................................................................9-5

9.3 Open Space.............................................................................................................................................9-5

9.4 Cultural Resource Protection...............................................................................................................9-6

9.5 Smart Growth and Sustainable Community......................................................................................9-6

9.5.1 Open Space Conservation ....................................................................................................9-7

9.5.2 Land Use, Transportation and Community Design..........................................................9-7

9.5.3 Energy, Atmosphere and Building System Performance..................................................9-9

9.5.4 Water Conservation and Water Quality .......................................................................... 9-10

9.5.5 Material Conservation, Recycling and Waste Reduction.............................................. 9-11 Chapter 10: Implementation

10.1 Introduction........................................................................................................................................ 10-1

10.2 Required Public Improvements........................................................................................................ 10-1

10.3 Phasing................................................................................................................................................. 10-2

10.4 Public Improvements Financing ...................................................................................................... 10-4

10.4.1 Special Assessment Districts............................................................................................. 10-4

10.4.2 Mello-Roos Community Facilities Act of 1982 ............................................................. 10-5

10.4.3 Business Improvement Districts....................................................................................... 10-5

10.4.4 Community Service Districts............................................................................................ 10-5

10.5 Operation and Maintenance ............................................................................................................. 10-6

10.6 Administration and Implementation............................................................................................... 10-8

10.6.1 Severability........................................................................................................................... 10-8

10.6.2 Conflicts and Clarifications............................................................................................... 10-8

10.6.3 Substantial Conformance .................................................................................................. 10-9

10.6.4 Subdivisions Standards and Procedures ....................................................................... 10-10

10.6.5 Development Review ....................................................................................................... 10-10

10.6.5.1 Applicability..................................................................................................... 10-10

10.6.5.2 Preliminary Review Procedures.................................................................... 10-10

10.6.5.3 Formal Development Review Procedures.................................................... 10-11 May 2020 vii
Table of Contents

10.7 Specific Plan Modifications and Amendments............................................................................. 10-13

10.7.1 Administrative Amendments (Minor Modifications)................................................. 10-13

10.7.2 Formal Amendments ....................................................................................................... 10-16

10.8 Monitoring and Updates ................................................................................................................. 10-16 Appendix A: Definition of Terms
Appendix B: Fanita Ranch Street Design
viii May 2020
Fanita Ranch Specific Plan
Exhibit 1.1: Project Location and Context......................................................................................................1-2 Exhibit 2.1: Development Concept..................................................................................................................2-6 Exhibit 3.1: Land Use Plan ................................................................................................................................3-2 Exhibit 3.2: Site Utilization Plan.......................................................................................................................3-5 Exhibit 3.3: Special Use Area Concept Plan................................................................................................. 3-37 Exhibit 4.1: Circulation Plan.............................................................................................................................4-2 Exhibit 4.2: Conceptual Traffic Calming Plan ...............................................................................................4-6 Exhibit 4.3.1: Conceptual Traffic Calming Gateway Design ........................................................................4-9 Exhibit 4.3.2: Conceptual Roundabout Design........................................................................................... 4-10 Exhibit 4.3.3: Conceptual Chicane Design .................................................................................................. 4-11 Exhibit 4.3.4: Conceptual Raised Crosswalk ............................................................................................... 4-12 Exhibit 4.3.5: Conceptual Intersection Pop-outs & On-Street Parking ................................................... 4-13 Exhibit 4.3.6: Other Conceptual Traffic Calming Devices......................................................................... 4-14 Exhibit 4.4: Bicycle Circulation Plan ............................................................................................................ 4-16 Exhibit 4.5: Pedestrian Circulation Plan ...................................................................................................... 4-18 Exhibit 4.6: Enhanced Pedestrian Crossings ............................................................................................... 4-19 Exhibit 4.7: Southerly Bridge Crossing Detail............................................................................................. 4-21 Exhibit 4.8: Regional Trail Context............................................................................................................... 4-22 Exhibit 4.9: Alternative Vehicle Circulation Plan ...................................................................................... 4-25 Exhibit 4.10: Conceptual Transit Plan .......................................................................................................... 4-27 Exhibit 4.11: Planting Styles........................................................................................................................... 4-29 Exhibit 4.12.1: Fanita Parkway - 4-Lane Parkway/Major Arterial............................................................ 4-31 Exhibit 4.12.2: Fanita Parkway - 3-Lane Parkway ...................................................................................... 4-33 Exhibit 4.12.3: Fanita Parkway - 2-Lane Parkway Type II ......................................................................... 4-35 Exhibit 4.12.4: Fanita Parkway - 2-Lane Parkway Type III........................................................................ 4-37 Exhibit 4.12.5: Cuyamaca Street, Off-Site - 4-Lane Major Arterial .......................................................... 4-39 Exhibit 4.12.6: Cuyamaca Street, On & Off-Site - 2-Lane Parkway Type I.............................................. 4-41 Exhibit 4.12.7: Cuyamaca Street - Residential Collector Type V.............................................................. 4-43 Exhibit 4.12.8: Cuyamaca Street - Village Collector .................................................................................. 4-45 Exhibit 4.12.9: Magnolia Avenue, Off-Site - Collector Type IV................................................................ 4-47 Exhibit 4.12.10: Residential Collector Type I .............................................................................................. 4-49 Exhibit 4.12.11: Residential Collector Type II............................................................................................. 4-51 Exhibit 4.12.12: Residential Collector Type III ........................................................................................... 4-53 Exhibit 4.12.13: Residential Collector Type VII.......................................................................................... 4-55 List of Exhibits
May 2020 ix
Table of Contents
Exhibit 4.12.14: Residential Street................................................................................................................. 4-57 Exhibit 4.12.15: Carlton Hills Boulevard - Private Street........................................................................... 4-59 Exhibit 4.12.16: Split Residential Street (One-Way)................................................................................... 4-61 Exhibit 4.12.17: Private Residential Street.................................................................................................... 4-63 Exhibit 4.12.18: Village Street Type I............................................................................................................ 4-65 Exhibit 4.12.19: Village Street Type II........................................................................................................... 4-65 Exhibit 4.12.20: Village Street Type III ....................................................................................................... 4-66 Exhibit 4.12.21: Private Residential Driveway ............................................................................................ 4-68 Exhibit 4.13: Trails Map.................................................................................................................................. 4-70 Exhibit 4.14.1: Multi-Purpose Trail .............................................................................................................. 4-71 Exhibit 4.14.2: Village Access Trail ............................................................................................................... 4-71 Exhibit 4.14.3: Perimeter Trail....................................................................................................................... 4-72 Exhibit 4.14.4: Village Nature Trail ............................................................................................................... 4-72 Exhibit 4.14.5: Nature Trail ............................................................................................................................ 4-73 Exhibit 4.14.6: Primitive Trail........................................................................................................................ 4-73 Exhibit 4.14.7: SDG&E Service Road ........................................................................................................... 4-74 Exhibit 5.1: Community Organization............................................................................................................5-2 Exhibit 5.2a: Fanita Ranch Illustrative Plan (North).....................................................................................5-3 Exhibit 5.2b: Fanita Ranch Illustrative Plan (South).....................................................................................5-4 Exhibit 5.3: Cuyamaca Street Gateway Concept ............................................................................................5-6 Exhibit 5.4: Fanita Parkway Gateway Concept...............................................................................................5-8 Exhibit 5.5: Conceptual Landmark Imagery................................................................................................ 5-10 Exhibit 5.6: Fanita Commons Illustrative Plan ........................................................................................... 5-12 Exhibit 5.7: Fanita Commons Imagery ........................................................................................................ 5-13 Exhibit 5.8: Fanita Commons Plant Palette ................................................................................................. 5-14 Exhibit 5.9: Orchard Village Illustrative Plan.............................................................................................. 5-19 Exhibit 5.10: Orchard Village Imagery ......................................................................................................... 5-20 Exhibit 5.11: Orchard Village Plant Palette.................................................................................................. 5-21 Exhibit 5.12: Vineyard Village Illustrative Plan........................................................................................... 5-26 Exhibit 5.13: Vineyard Village Imagery........................................................................................................ 5-27 Exhibit 5.14: Vineyard Village Plant Palette ................................................................................................ 5-28 Exhibit 5.15: Community Streets Plant Palette............................................................................................ 5-33 Exhibit 5.16: Exterior Slopes Plant Palette ................................................................................................... 5-37 Exhibit 5.17: Edible / Medicinal Plant Palette ............................................................................................. 5-39 x May 2020
Fanita Ranch Specific Plan
Exhibit 5.18a: Conceptual Wall and Fencing Plan (North)....................................................................... 5-45 Exhibit 5.18b: Conceptual Wall and Fencing Plan (South) ....................................................................... 5-46 Exhibit 5.19: Conceptual Lighting Plan ....................................................................................................... 5-49 Exhibit 7.1a: Conceptual Park, Recreation & Open Space Plan (North) ...................................................7-3 Exhibit 7.1b: Conceptual Park, Recreation & Open Space Plan (South)....................................................7-4 Exhibit 7.2: Community Park Conceptual Plan.............................................................................................7-8 Exhibit 7.3: Typical Neighborhood Park Concept Plans............................................................................ 7-13 Exhibit 7.4: Village Green Concept Plan...................................................................................................... 7-16 Exhibit 7.5: Typical Mini-Park Concept Plan (MP-20).............................................................................. 7-18 Exhibit 7.6: Conceptual AgMeander Plan.................................................................................................... 7-21 Exhibit 7.7: Typical Linear Park Plan............................................................................................................ 7-24 Exhibit 7.8: Typical Vista Point and Trailhead Concept Plan.................................................................... 7-26 Exhibit 8.1: Conceptual Grading Plan.............................................................................................................8-2 Exhibit 8.2: Conceptual Cut & Fill ..................................................................................................................8-3 Exhibit 8.3: Conceptual Storm Drainage Plan................................................................................................8-6 Exhibit 8.4: Conceptual Sanitary Sewer Plan..................................................................................................8-8 Exhibit 8.5: Conceptual Water Plan.............................................................................................................. 8-10 Exhibit 9.1: Habitat Preserve Plan....................................................................................................................9-2 Exhibit 10.1: Conceptual Phasing Plan......................................................................................................... 10-3 Exhibit 10.2: Operation & Maintenance Responsibility Areas.................................................................. 10-7 May 2020 xi
Table of Contents
Table 3.1: Land Use Plan Statistical Summary...............................................................................................3-3 Table 3.2: Site Utilization Plan Statistical Summary .....................................................................................3-6 Table 3.3: Special Use Area Permitted Uses and Statistical Summary..................................................... 3-39 Table 4.1: Street Design Criteria......................................................................................................................4-4 Table 4.2: Traffic Calming Measures...............................................................................................................4-7 Table 4.3: Trail Design ................................................................................................................................... 4-69 Table 6.1: Appropriate Building Typologies by Land Use Designation................................................... 6-27 Table 7.1: Summary of Park and Recreation Land Dedication ...................................................................7-5 Table 7.2: Other Recreation and Open Space Areas.................................................................................. 7-28 Table B.1: Fanita Ranch Specific Plan Streets ...............................................................................................B-3 List of Tables
Intentionally Blank
May 2020 1-1
Chapter 1:

Introduction

1.1 Project Location and Regional Context
The Fanita Ranch Specific Plan Area consists of approximately 2,638 acres of land located in the northwest quadrant of the City of Santee in eastern San Diego County. Santee is located approximately 18 miles east of downtown San Diego and the Pacific Ocean. Santee is accessible via State Route 52 (SR52), which connects to Interstate 5 (I-5) and Interstate 805 (I-805) to the west and State Route 67 (SR67) to the east. SR-67 and State Route 125 (SR-125) both provide connections to Interstate 8 (I-8) south of Santee. From SR-52, Fanita Ranch can be accessed from Fanita Parkway or Cuyamaca Street via Mast Boulevard or the future extension of Magnolia Avenue.

The Specific Plan Area is bordered by existing City of Santee residential neighborhoods to the south and the unincorporated residential communities of Lakeside and Eucalyptus Hills to the east, as illustrated in Exhibit 1.1: Project Location and Context. Sycamore Canyon County Preserve and Goodan Ranch Regional Park are to the north. Goodan Ranch Regional Park is jointly owned by the Cities of Santee and Poway, the County of San Diego and the State of California. These open space areas include existing and potential trail connections into Fanita Ranch including Stowe County Trail, which currently extends through Fanita Ranch along Sycamore Creek. Stowe County Trail also provides access to Mission Trails Regional Park, a 5,800-acre open space preserve in the City of San Diego, located adjacent to the City of Santee’s western corporate limit. Marine Corps Air Station Miramar and Padre Dam Municipal Water District facilities, including Santee Lakes Recreation Preserve, lie west of the Specific Plan Area. Santee Lakes Recreation Preserve consists of recycled water ponds surrounded by campgrounds with tent and recreational vehicle (RV) sites and rental cabins. The facility offers fishing, boating, camping, picnicking and other recreational activities, as well as RV storage. 1-2 May 2020
Fanita Ranch Specific Plan

FANITA RANCH

SPECIFIC PLAN AREA

KEY MAP

SAN DIEGO
SANTEE
BONITA

GRANITE
HILLS

EUCALYPTUS
HILLS

EL CAJON

GILLESPIE
FIELD

GOODAN RANCH/

SYCAMORE CANYON

COUNTY PRESERVE

MISSION TRAILS

REGIONAL PARK

LOUIS STELZER

COUNTY PARK

SAN VICENTE

RESERVOIR
LAKE

JENNINGS

SWEETWATER

RESERVOIR

PACIFIC
OCEAN

MIRAMAR

MIRA MESA
POWAY

FERNBROOK
RAMONA
SPRING
VALLEY
SANTEE
LAKES

PRESERVE
PADRE
DAM
MARINE
CORPS.

AIR STATION

MIRAMAR
15 15
805
805
15 8
5 5
8 52
94 54
52 52
67 125
125
125
125
163
163
Exhibit 1.1: Project Location and Context not to scale
May 2020 1-3
Chapter 1: Introduction

1.2 Regulatory Context

1.2.1 Specific Plan Authority
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). Specific plans contain both 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 needs of a specific area. Specific plans may be adopted by resolution or by ordinance. The Fanita Ranch Specific Plan is regulatory in nature and will be adopted by ordinance by the City of Santee.

The Santee General Plan identifies Fanita Ranch as an area for special study requiring the preparation of a Specific Plan for a variety of reasons, as summarized below:
• The site has varied topography, scenic resources, and significant vegetation and habitats found nowhere else in the City limits.
• 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 exist within this area. • The development of Fanita Ranch will have a significant, positive economic impact on the rest of the City, through increased property taxes and sales taxes generated by increased sales at local businesses.
• Fanita Ranch is the only remaining area in the City where a significant number of new housing units can be built. The project will increase the much needed housing stock in Santee and will offer a variety of home sizes with a range of market rate prices. The additional housing supply and residents could attract new businesses and office users to the City’s planned office and technology parks.

1.2.2 Specific Plan Purpose
The Fanita Ranch Specific Plan provides an opportunity to balance the City’s need for diverse housing types and high-quality amenities, while restoring and preserving sensitive habitat areas. The Specific Plan provides guidance to ensure development occurs thoughtfully and responsibly. The purpose of the Specific Plan is to implement the Santee General Plan, and create a unique community where nature is the defining and unifying theme for the community. Access to fresh and healthy food, lifelong learning, opportunities for active and healthy lifestyles, and a wide range of housing types and 1-4 May 2020
Fanita Ranch Specific Plan
sizes to accommodate a variety of incomes, ages and abilities, and an array of life stages and interests further define the community. The Specific Plan is designed to ensure fiscally sound development by balancing appropriate land uses and providing flexibility in the plan to respond to changing market conditions through the provision of diverse housing types and sizes supported by adequate services and infrastructure. The Specific Plan also provides permitting procedures and development standards, design guidelines, financing mechanisms, maintenance entities and phasing to ensure proper implementation, operation and maintenance of the community over time.

1.2.3 Relationship to the Santee General Plan
The Santee General Plan Map designates Fanita Ranch as “Specific Plan (SP)” and identifies Guiding Principles for the Fanita Ranch Specific Plan Area. These Guiding Principles serve as a basis for the planning decisions that led to the development of the Fanita Ranch Specific Plan. In addition to the Guiding Principles, the Specific Plan is consistent with the applicable goals and policies of the General Plan. A detailed analysis of the goals and policies applicable to Fanita Ranch is provided in the Fanita Ranch Environmental Impact Report (EIR).

The Santee General Plan Guiding Principles for Fanita Ranch, and a brief explanation of how the Specific Plan implements and is consistent with each, follow:

1. The Specific Plan should include a comprehensively planned, high architectural quality, mixed-use Village Center that allows for housing, retail, office and service uses.

Response:

Chapter 3: Land Use & Development Regulations of the Specific Plan establish a Village Center in each Fanita Ranch Village that permits a mix of housing, retail and office uses. Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan establishes a unique design theme which supports the overall Fanita Ranch community’s agrarian design theme, and Chapter 6: Architectural Design Guidelines provides design guidance for buildings within Village Centers.

2. The Specific Plan shall provide a community-focused Village Center that includes provisions for public parks, residential, office, commercial development and institutional uses such as schools, fire station, branch post office, and other civic and community uses.

Response:

The Fanita Commons Village Center will provide a centralized community hub that will provide housing and everyday retail, services and civic uses. The Village Center is located near the proposed school site, fire station, parks and the Farm.

May 2020 1-5
Chapter 1: Introduction

3. The plan shall allow for a diversified mix of housing types and sizes.

Response:

Chapter 3: Land Uses & Development Regulations establishes Village Center, Medium Density Residential, Low Density Residential and Active Adult land use designations that allow for a diversified mix of housing types ranging from stacked flats to single family homes in a variety of configurations and sizes to accommodate a variety of incomes, ages and abilities and an array of life stages and interests.

4. The Land Use Plan, Mobility Plan, Trails and Open Space Plan, and Illustrative Site Plan shall be sensitive to the preservation of natural land forms and sensitive habitat areas by clustering development to minimize the development footprint and by establishing site specific design standards which provide for development in harmony with the environment.

Response:

Development is clustered into three Villages to avoid the most sensitive habitat areas on the site, preserve known wildlife corridors and maintain a contiguous and connected open space system. The prominent hilltop in Fanita Commons has been preserved within the planned Community Park. Where development is proposed on hillsides, grading will be efficient to minimize the grading footprint. Special contour grading techniques will be utilized at edges and transitions and land form grading techniques will be used on steep slopes that are visible from the public rights-of-way, as identified in Chapter 8:

Grading, Utilities & Services. Within the Habitat Preserve, existing trail alignments will be used to the greatest extent possible, with new trails to be added at select locations to provide connections for recreation, fuel modification and habitat enhancement and restoration purposes. Some existing trails will be closed and habitat restored. Trail locations will be carefully coordinated to minimize potential conflicts with sensitive habitat areas.

5. 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 steep slopes visible from the public rights-of-way.

Response:

Within the hillside areas where development is proposed, grading will be efficient to minimize the grading footprint. Special contour grading techniques will be utilized at edges and transitions to closely mimic the natural contour intervals, and land form grading techniques will be used on steep slopes, as identified in Chapter 8: Grading, Utilities & Services, that are visible from the public rights-of-way to recreate and mimic the flow of natural contours and drainages within the natural surroundings. 1-6 May 2020
Fanita Ranch Specific Plan

6. The Specific 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.

Response:

Development is clustered into three efficient Villages to preserve approximately 63% of the site as Habitat Preserve open space. Within the development footprint, low-impact development techniques are proposed to manage storm water runoff. Advanced Treated Water will provide a local, reliable and sustainable water supply to the Specific Plan Area. Water-efficient landscaping, weather-based irrigation controllers, and water efficient appliances, fixtures and water closets in all buildings will further conserve water and energy. Energy efficiency will be achieved by planting shade trees, installing energy efficient appliances and utilizing passive building design techniques to minimize heat islands and conserve energy. Solar panels on buildings, the Special Use Area community-level solar farm, carports and in other potential locations throughout the community will generate electricity. A comprehensive network of trails and sidewalks is provided to promote walkability, which will be enhanced by tree-lined walkways, pedestrian oriented architecture and other pedestrian-focused amenities.

7. The Specific Plan should contain mini-parks, neighborhood parks, and a community park as required by the recommendations of the Recreation Element of the General Plan.

Response:

Chapter 7: Parks, Recreation & Open Space describes the proposed system of parks and recreation facilities, which consists of mini-parks, neighborhood parks and a community park consistent with the General Plan.

8. The plan shall contain a small working farm that demonstrates the use of permaculture techniques.

Response:

The Specific Plan designates 38.2 acres of land for Agricultural uses, including 27.3 acres of consolidated area for the development of a centralized farm in Fanita Commons. In addition, many of the parks and recreation areas are envisioned to incorporate edible landscape materials and community gardens. Education programs for homeowners to encourage the use of sustainable and edible vegetation on individual lots will be provided at the Farm. The nearby K-8 school site will provide the school district with the opportunity to incorporate agricultural activities into the education curriculum and explore “farm lab” opportunities, which will give students access to healthy, locally grown food, school gardens and educational opportunities.

May 2020 1-7
Chapter 1: Introduction

9. The Specific Plan shall include the extension of Fanita Parkway along the western boundary of the property.

Response:

The Specific Plan provides street improvement standards in Chapter 4: Mobility that include the extension of Fanita Parkway along the western boundary of the Specific Plan Area.

10. The Specific Plan shall include the extension of Cuyamaca Street into the site, ultimately connecting with Fanita Parkway consistent with the General Plan.

Response:

The Specific Plan provides street improvement standards in Chapter 4: Mobility that include the extension of Cuyamaca Street into the Specific Plan Area, connecting to Fanita Parkway via a new collector street.

11. The Specific Plan shall include a comprehensive system of trails as part of the overall Mobility Plan. Trails shall link with the proposed trails outside Fanita Ranch, which is consistent with the objectives and standards set forth within the City’s adopted Trails Element to the General Plan.

Access to Sycamore 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.

Response:

Chapter 4: Mobility establishes an extensive trail system that includes multi-purpose trails and sidewalks along the streets and trails in the open space areas and Habitat Preserve. This pedestrian circulation system provides a variety of connections throughout the Specific Plan Area, including access to the Habitat Preserve within Fanita Ranch and the adjacent open space areas such as Goodan Ranch Regional Park and the Sycamore Canyon County Preserve. Trail access will be subject the requirements and provisions of the NCCP design guidelines and standards.

12. The Fanita Ranch area shall not be subdivided until a Specific Plan is adopted by the City of Santee.

Response:

The Specific Plan includes provisions for subsequent entitlement applications, including all subdivisions within the Specific Plan Area, which cannot occur until after the adoption of the Specific Plan. 1-8 May 2020
Fanita Ranch Specific Plan

13. To ensure that proposed development is appropriate, the Specific Plan shall contain schematic or illustrative development plans which show prototypical circulation systems, all proposed land uses, and potential residential product types.

Response:

Prototypical circulation systems are provided in Chapter 4: Mobility. Proposed land uses are described in Chapter 3: Land Uses & Development Regulations. Potential residential product types for applicable land use districts are identified in Chapter 3: Land Use & Development Regulations and further described in Chapter 6, Architectural Design Guidelines.

1.2.4 Relationship to the Santee Zoning Ordinance
The City of Santee Zoning District Map designates the Fanita Ranch property as “Specific Plan (SP).” The “Specific Plan (SP)” designation allows zoning to be administered through the Fanita Ranch Specific Plan. The Fanita Ranch Specific Plan provides a unique set of development standards that allow for creative housing types and use configurations not currently addressed in the City’s existing Zoning Ordinance. Providing a variety of housing and lifestyle choices fulfills a key objective of the Santee General Plan. New and innovative housing types and configurations included in the Specific Plan promote shared amenities, walkability and housing attainability by creating greater energy efficiency and addressing the diverse range of incomes, lifestyles, special needs and household types in Santee and the greater San Diego County region.

1.2.5 Airport Compatibility
Fanita Ranch is located in the vicinity of two airports: Marine Corps Air Station (MCAS) Miramar and Gillespie Field. The Airport Land Use Commission for San Diego County adopted Airport Land Use Compatibility Plans (ALUCPs) for each airport that establish land use compatibility policies and development criteria for new development within Airport Influence Areas to protect these airports from incompatible land uses and provide the City with development criteria that will allow for the orderly growth of the areas surrounding the airports. Compatibility concerns addressed by the ALUCPs include noise, safety, airspace protection, and overflight.

Fanita Ranch abuts the easterly property line of the MCAS Miramar. The Specific Plan Area is within the Federal Aviation Regulations (FAR) Part 77 Outer Boundary, and the easterly portions of the site are within a High Terrain zone; however, only a small northerly portion of the site falls within Review Area 2 of the Airport Influence Area. Since the portion of the site within Review Area 2 will be dedicated as Habitat Preserve and will not be developed, and the remainder of the property is located outside of any Airport Influence Area, the proposed Specific Plan is not subject to any land use restrictions because of MCAS Miramar. In addition, the areas proposed for development fall outside of any Overflight Zones and are not subject to overflight-related disclosure or notification requirements.

May 2020 1-9
Chapter 1: Introduction
Fanita Ranch is located north of Gillespie Field. Southerly portions of the site are located within the Federal Aviation Administration (FAA) Height Notification Boundary and are proposed as Habitat Preserve and Special Use Area. Within this boundary, the FAA shall be notified of any proposed construction or alteration having a height greater than an imaginary surface extending 100 feet outward and 1 foot upward (slope of 100 to 1) from the runway elevation. The Special Use Area also falls within Review Area 2, which requires limitations on the height of structures. Review Area 2 also requires overflight notification documents for residential uses; however, residential uses are not permitted within the Special Use Area, except for a caretaker unit as described in Section 3.2.9: Special Use. If a caretaker unit is proposed, notification in accordance with Review Area 2 requirements will be made.

1.2.6 Relationship to Other City Documents
Wherever this Specific Plan contains provisions which differ from those provisions contained in other adopted City codes and regulations, the Specific Plan shall prevail and supersede the applicable provisions of that Code. Where the Specific Plan is silent on a particular issue, the City of Santee Zoning District Map and Zoning Ordinance shall prevail.

1.2.7 Legal Significance and CEQA
The Fanita Ranch Specific Plan is subject to the California Environmental Quality Act (CEQA). All mitigation measures and monitoring activities identified by the Environmental Impact Report (EIR) prepared for the Specific Plan and incorporated into the Fanita Ranch project shall be implemented through the Specific Plan. All future discretionary permits shall be consistent with the Specific Plan.

1.3 Document Organization

1.3.1 Specific Plan Organization
The Fanita Ranch Specific Plan contains 10 chapters and 2 appendices. Below is a summary of each chapter contained in the Specific Plan:
• Chapter 1: Introduction explains the physical and regulatory setting of the Specific Plan Area, as well as the organization of the Specific Plan.
• Chapter 2: Overview discusses the history of the Specific Plan Area and summarizes the overall vision and inspiration for Fanita Ranch.
• Chapter 3: Land Use & Development Regulations establishes land use designations, permitted uses for each land use designation, and development standards such as setbacks, building height, parking, open space and more.
1-10 May 2020
Fanita Ranch Specific Plan
• Chapter 4: Mobility summarizes the Specific Plan Complete Streets roadway system, establishes Specific Plan street sections unique to Fanita Ranch and addresses alternative modes including walking, biking and transit.
• Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan discusses the community organization, landscape themes and concepts for the three Villages, plant palettes, brush management/fuel modification, walls/fencing and outdoor lighting. • Chapter 6: Architectural Design Guidelines provides guidelines for building typologies, appropriate architectural styles and building design.
• Chapter 7: Parks, Recreation & Open Space describes the various parks and recreational amenities provided in Fanita Ranch, consistent with the applicable goals and objectives of the Santee General Plan Recreation Element and Santee Municipal Code park land dedication requirements. • Chapter 8: Grading, Utilities & Services presents the overall grading concept and identifies major backbone utilities necessary to serve future development within the Specific Plan Area. A description of how public services, including fire protection, law enforcement, education and other public services, will be provided for future residents and businesses is also included. • Chapter 9: Open Space, Conservation & Sustainability explains the wide range of conservation strategies, including habitat and cultural resource protection and water and energy conservation, and sustainability objectives and potential features that may be implemented in Fanita Ranch. • Chapter 10: Implementation discusses the required public improvements, phasing, financing mechanisms and operation and maintenance responsibilities, and explains how the Specific Plan will be administered.
• The Specific Plan appendices include the following:
» Appendix A: Definition of Terms
» Appendix B: Fanita Ranch Street Design

1.3.2 Technical Studies and Supporting Documents
A number of technical studies and supporting documents have been prepared to address the design, environmental, engineering, financial and operational aspects of Fanita Ranch. Together, these studies and documents contribute to the formulation of the planning concepts presented in the Fanita Ranch Specific Plan, support the analysis and conclusions contained in the Fanita Ranch EIR, and identify the public services/improvements funding sources and ongoing operation and maintenance responsibilities/ May 2020 1-11
Chapter 1: Introduction
costs associated with implementation of the Specific Plan. In most instances, the Specific Plan provides a summary of the technical studies and supporting documents. Most of the technical studies are under separate cover and provided as appendices to the EIR. Below is a list of the technical studies and supporting documents prepared for Fanita Ranch:
• Vesting Tentative Subdivision Map (herein referred to as Tentative Map) • Visual Simulations (EIR Appendix B)
• Air Quality Analysis (EIR Appendix C1)
• Health Risk Assessment (EIR Appendix C2)
• Biological Resources Technical Report (EIR Appendix D) • Cultural Resources Phase I Survey Report (Confidential) (EIR Appendix E1) • Phase II Cultural Resources Testing and Evaluations Report (Confidential) (EIR Appendix E2) • Tribal Cultural Resources Memorandum (Confidential) (EIR Appendix E3) • Phase I In-Fill Pedestrian Surveys (Confidential) (EIR Appendix E4) • Energy Analysis Report (EIR Appendix F)
• Geotechnical Investigation for Fanita Ranch and Off-Street Improvements (EIR Appendices G1-G3) • Geologic Reconnaissance for Fanita Ranch and Off-Street Improvements (EIR Appendix G4) • Paleontological Resource Assessment (EIR Appendix G5) • Greenhouse Gas Analysis (EIR Appendix H)
• Phase I Environmental Site Assessment (EIR Appendix I) • Master Drainage Study (EIR Appendix J1)
• Priority Development Project Stormwater Quality Management Plan (EIR Appendices J2-J3) • Green Streets Priority Development Project Exempt Stormwater Quality Management Plan (EIR Appendix J4)
• Stormwater Infiltration Feasibility Study (EIR Appendix J5) • Potential Critical Course Sediment Yield Area Analysis (On-Site) (EIR Appendix J6) • Potential Critical Course Sediment Yield Area Analysis (Off-Site) (EIR Appendix J7) • Aggregate Report (EIR Appendix K)
• Noise Technical Report (EIR Appendix L)
• Public Services Will Serve Letters (School, Police, Fire, and Waste Management) (EIR Appendix M) • Traffic Impact Analysis, Vehicle Miles Traveled Analysis and Transportation Demand Management Plan (EIR Appendix N)
• Water Service Study (EIR Appendix O1)
• Sewer Service Study (EIR Appendix O2)
• Water Supply Assessment (EIR Appendix O3)
• Dexter Wilson Report (EIR Appendix O4)
• Fire Protection Plan and Construction Fire Protection Plan (EIR Appendix P1) • Wildland Fire Evacuation Plan (EIR Appendix P2)
1-12 May 2020
Fanita Ranch Specific Plan

1.4 Development Approvals
The following discretionary approvals and permits are associated with the Fanita Ranch project:
• Environmental Impact Report;
• Santee General Plan Amendment;
• Specific Plan;
• Zoning Amendment or Reclassification;
• Vesting Tentative Map;
• Development Review Permit(s);
• Development Agreement; and
• Conditional Use Permits (Public Parks).

The following future discretionary approvals and permits from the City of Santee and other agencies including, but not limited to the following, may be required:
• Section 404 Permit - Clean Water Act
• Endangered Species Act - Section 7 Consultation or Section 10 (a) Incidental Take Permit, if needed • California Fish & Game Code Section 1600 et. seq - Streambed Alteration Agreement/ Memorandum of Understanding
• Clean Water Act Section 401 Permit - Water Quality Certification • National Pollutant Discharge Elimination System Permit; General Construction Activity Storm Water Permit, including Storm Water Pollution Prevention Plan (SWPPP) • General Construction Storm Water Permit
• Air Quality Permit to construct/permit to operate
May 2020 2-1
Chapter 2:

Community Vision

2.1 Fanita Ranch History
Fanita Ranch has a long and rich agricultural legacy. The indigenous Kumeyaay people gathered edible plants, collected acorns, hunted on this site, built temporary communities, and expressed their spirituality here. Arriving in 1769, the Spanish mission fathers used the area for grazing. A Spanish land grant to Dona Maria de Pedrorena in 1845 continued this practice. George and Jennie Cowles arrived in 1877 looking for a healthier environment, having suffered poor health on the east coast. George, experienced in farming, machinery, business and finance from previous ventures, purchased a large tract of land that included Fanita Ranch, and planted fruit trees, grapevines to produce raisins, olives, grains and potatoes. After George’s death in 1887, Jennie remarried surveyor and land investor Milton Santee in 1890, who had a penchant for naming new towns, and the community soon adopted “Santee” as its name.

A regional train line arrived in the El Cajon valley in 1899 to service the rapidly growing towns of El Cajon and Lakeside. Santee remained a sparsely populated rural agricultural and ranching center. In 1912, Santee consisted of a train depot platform, general store, schoolhouse, church, hotel, blacksmith shop, hardware store, feed store, and small family farms and ranches. The tract of land that would become Fanita Ranch remained largely untouched during this period. Hosmer and Fannie McKoon purchased 10,000 acres in Santee in 1885 and named the property Fanita Ranch. The famous San Diego Scripps family bought the ranch in 1898, and used the land for a vacation home, and cattle and horse ranching. Josephine Scripps inherited the ranch and began operating a full working ranch on the property by 1941.

Following World War II, newcomers flooded into Southern California for jobs and the climate. Santee quickly became a suburb of San Diego. William Mast completed the largest County land transaction at the time when he paid $1 million for 4,300 acres of the Fanita Ranch property for the newly formed Carlton-Santee Corporation. Residential subdivisions soon followed, and Santee grew from less than 2,000 residents in 1950, to more than 11,000 by 1960, and 26,000 by 1970. Mast’s new “planned 2-2 May 2020
Fanita Ranch Specific Plan
community” included a golf course, parks, schools, and retail centers. Santee was incorporated as a city in 1980.

2.2 Specific Plan Objectives
The Santee General Plan designates Fanita Ranch as “Specific Plan” and establishes Guiding Principles as discussed in Section 1.2.3: Relationship to the Santee General Plan. The Specific Plan addresses land uses, mobility, public facilities, parks, recreation and open space, development regulations and design guidelines, and implementation. The objectives of the Specific Plan are provided below.

2.2.1 Land Use Planning and Community Design Objectives A. Create a new community that includes residential, commercial and agricultural land uses integrated with parks, recreational and public facilities, while establishing large, continuous natural open space as a Habitat Preserve.

B. Cluster development into three connected Villages to preserve regionally significant natural resource areas, sensitive habitat and substantial landforms.

C. Create development and land use patterns that are compatible with existing surrounding communities and land uses.

D. Establish an agrarian-focused community centered on a working farm along with orchards and vineyards, where residents can connect with each other and with the land.

E. Provide mixed-use Village Centers that serve as the social and commercial hub of each Village, with a complementary mix of land uses, services and facilities located within walking distances.

F. Organize the community into Villages with individually unique identities and sense of place, while linking the Villages through physical and visual connections with key destinations and amenities.

G. Encourage emerging housing concepts and provide a wide variety of housing types and sizes that respond to the City’s housing demands and appeal to a diverse range of incomes, ages, households and lifestyles.

H. Design intimate, connected neighborhoods with authentic architecture and a human-scaled physical and social environment.

May 2020 2-3
Chapter 2: Community Vision
I. Utilize smart growth principles that advocate thoughtful and sustainable development patterns to conserve resources, reduce impacts on the environment, promote active lifestyles, support livability, offer social engagement opportunities and achieve fiscal sustainability.

J. Implement a comprehensive Fire Protection Plan that results in a fire-safe and fire-aware community through a multi-layered fire protection approach.

2.2.2 Mobility Objectives
A. Provide a highly connected Complete Streets system that supports various modes of transportation and offers alternatives to single occupancy vehicle travel.

B. Create a safe and efficient circulation system that optimizes connectivity among land uses, minimizes impacts on environmentally sensitive areas and addresses functionality, aesthetics and traffic calming.

C. Design a comprehensive trail system that accommodates a variety of users, connects Villages and community amenities, maximizes views, protects sensitive habitat areas and provides linkages to local and regional parks and trails.

2.2.3 Recreation and Open Space Objectives
A. Create an interconnected recreation and open space network that includes active and passive parks, trails and bikeways, recreational facilities and natural open space that meet the recreational needs of Fanita Ranch residents and visitors.

B. Provide a community park, neighborhood parks and mini-parks and well-connected trails that meet the General Plan objectives, satisfy the parkland dedication requirements and meet the recreational needs of the residents.

C. Provide an extensive system of pedestrian, bicycle and hiking trails for use by the public that connects neighborhoods within the community and links to regional trail and recreational facilities and open space areas.

D. Protect open space and natural habitat areas that are a vital component of the health and well-being of the community and the environment.

2.2.4 Resource Conservation Objectives
A. Establish a Habitat Preserve to protect important natural, biological and cultural resources and assure continued support for sensitive species and their habitats through the implementation of 2-4 May 2020
Fanita Ranch Specific Plan
long-term preserve management consistent with the Natural Community Conservation Planning (NCCP) design guidelines and standards.

B. Preserve open space connectivity and allow for continued wildlife movement through the site.

C. Implement sustainable development practices to ensure water and energy conservation, reduce greenhouse gas emissions and air quality impacts, facilitate alternative modes of transportation, encourage material conservation and reuse, and promote active and healthy lifestyles.

D. Protect water quality through a comprehensive Low Impact Development (LID) approach that maintains a landscape functionally equivalent to pre-development hydraulic conditions and minimizes the generation of pollutants of concern.

2.2.5 Economic Objectives
A. Provide an adequate level of private development to ensure the economically feasible provision of public facilities and services required to serve the community.

B. Create housing, commercial and employment opportunities that contribute to the economic viability of the City of Santee and Fanita Ranch.

C. Adopt development regulations and design guidelines that encourage design innovation and provide flexibility to respond to changing economic and market conditions through build-out of the community, while establishing guidance for implementing the vision for Fanita Ranch.

D. Adopt development regulations and design guidelines that allow for clustering of development, parking and facility sharing and other innovations which reduce the costs of providing public services.

May 2020 2-5
Chapter 2: Community Vision

2.3 Community Vision
Fanita Ranch proposes to make wellness a central theme of its development by focusing on the character of rural living: sensitive, sustained use of the land; an appreciation for nature; financially feasible food production; friendly hospitality; and healthy and active lifestyles. The design of Fanita Ranch focuses on a wide range of wellness and sustainability development features, including an extensive trails system, a community farm, orchards, vineyards and gardens throughout the community that promote healthy living and a thriving and protected natural environment.

Habitat on the Fanita Ranch property has been severely degraded over the past few decades by illegal activities including trespassing, dumping, and off-road vehicle use. By clustering compact, walkable, sustainable, low impact development in strategic locations that minimize ecological impacts, development of the Fanita Ranch Specific Plan will allow for the restoration of sensitive habitat areas and management of the Habitat Preserve. Implementation of the Specific Plan includes establishment of a formal management entity and management plan to monitor and protect biodiversity. Furthermore, creating neighborhoods adjacent to a public trail system and providing community education programs about the area’s natural resources will encourage community appreciation for nature, foster a sense of ownership and stewardship for the land, and encourage voluntary participation in preserving and maintaining these open spaces from further degradation. Fanita Ranch will preserve approximately 63% of the site in a Habitat Preserve, including many of the rock formations and vistas that characterize the property.

Development has been clustered into three unique Villages to protect the most ecologically and culturally sensitive areas on the property. These Villages include Fanita Commons, Orchard Village and Vineyard Village, as shown in Exhibit 2.1: Development Concept. Wide open space corridors between the Villages preserve connectivity and allow for continued wildlife movement through the site.

Wildlife crossings at roadways are carefully and thoughtfully designed to support the safe and efficient movement of animals. In addition, existing drainages between the Villages allow for revegetation and restoration of these important features, which provide habitat and connectivity for wildlife.

As a community with a focus on health, wellness and life enrichment, Fanita Ranch incorporates agrarian lifestyle amenities which demonstrate the heart and identity of the community. The agrarian lifestyle at Fanita Ranch will be focused on enhancing the quality of life for residents through improving access to fresh local foods, creating wellness opportunities and offering community connections tied to the land. The Farm will offer educational programming, community events and retail opportunities aimed at providing residents and guests of all ages with unique, authentic experiences that foster community engagement and well-being.

The Farm is the centerpiece of Fanita Ranch and honors Santee’s long tradition of agriculture. The Farm is intended to help “sow the seed” for community engagement and encourage everyone to connect with 2-6 May 2020
Fanita Ranch Specific Plan
Fanita
Commons
Orchard
Village
Farm
Vineyard
Village
Habitat
Preserve
Habitat
Preserve
Habitat
Preserve
Habitat
Preserve
Habitat
Preserve
Special Use
Wildlife Corridor
Wildlife Corridor
Magnolia Avenue
Chaparral
Drive
El Nopal
Woodglen
Vista Drive Cuyamaca Street
Fanita Parkway
Ganley
Road
Lake Canyon
Road
Mast Boulevard
Carlton Hills Blvd.

Exhibit 2.1: Development Concept
Farm
Village
Riparian Area
Habitat Preserve
Special Use*
Existing Drainage
Wildlife Corridor*
Potential Wildlife Crossing**
LEGEND
* Includes the Special Use and Mini-Park areas
** Final location and number of wildlife
corridors and crossings shall be consistent
with the Biological Technical Report for Fanita
Ranch or Natural Conservation Community
Planning Design Guidelines and Standards.
not to scale
May 2020 2-7
Chapter 2: Community Vision
Located at a prominent location in Fanita Ranch,
the Farm is planned to include a large barn that
will set the architectural theme of the community
and provide a venue for special events and farm
operations. The working farm will also include
terraced vegetable fields, pasture lands, limited
housing for employees, raised gardens and
small-scale animal husbandry. A Community
Supported Agriculture (CSA) program,
sometimes called a “subscription farm” because
the consumer receives produce on a regular basis,
will be offered. Food grown on the Farm may also
be distributed to local schools, restaurants and
other institutional facilities such as congregate
care and assisted living facilities.

The Farm will allow for a range of community
activities including farm-to-table events,
community harvests, weddings and other
celebrations and festivals. Farm-based education
will be provided in the form of tours, volunteer
opportunities, camps, workshops related to
gardening and farmer training, nutrition,
cooking, herbal medicines, home preservation
of food and more. Within the adjoining Village
Center, a Village Green will allow farm activities
such as farmers markets and festivals to expand
into the Village Center. Potential uses within the
Village Center includes a retail nursery, gourmet
farm-to-table restaurants, artisan bakeries or
cheese-makers, craft breweries or other gourmet
food shops.
their food and the land. Community agriculture fosters the values of relationship-building, enrichment and creates a sense of place by bringing people together around an essential part of life – food. The Farm will be designed to create a symbiotic relationship with the community: the Farm can nurture the community and the community can nurture and support the Farm. •
•
•
•
F
The Farm allows for a range of educational opportunities and social events such as farmer training workshop,
education gardens and weddings.

GARDENS
Demonstration & Education
Community Children Intergenerational Residential
2-8 May 2020
Fanita Ranch Specific Plan
In addition to the Farm, Fanita Ranch will extend the agricultural theme throughout the community by incorporating additional agrarian components:
• Orchards and Vineyards: Fruit and nut tree orchards will add both aesthetic and health benefits to the Fanita Ranch landscape. They will add to economic opportunities for the Farm, provide food for the community, support wildlife habitat and enhance the rural character of the land. • Community Gardens: Community gardens bring residents together to share, learn and grow food in a beautiful, accessible and nourishing space. These gardens provide fresh produce and plants as well as satisfying labor, neighborhood improvement, a sense of community and a connection. • Residential Gardens: These gardens are intended to provide residents with an opportunity to grow food around their home. HOA regulations and guidelines will encourage native, edible and drought tolerant landscaping.
• Edible Landscaping: Edible streetscaping and landscaping is a hybrid between farming and landscaping in which greenspaces are used to grow food. Texture, color, seasonality and taste are all factors in designing an edible landscape. Fruit trees, berries, herbs, edible flowers and perennial plants make beautiful, delicious and functional options along streets, in park and in other landscaped areas throughout Fanita Ranch.
• Healthy Communities
• Access to Fresh Healthy Food
• Sustainability
• Economic Opportunities
Benefits
The Farm offers a variety of activities and features such as “farm-to-table” events, small animal husbandry, community gardens, and vegetable fields.

May 2020 2-9
Chapter 2: Community Vision
• AgMeander: An “AgMeander” is a series
of trails and paths that unite nature and
agriculture in an experiential journey. At
Fanita Ranch, the AgMeander connects the
central community Farm to the Villages,
school site, parks and residences. It integrates
agriculture into the entire community and
strengthens its connection to the trails
and open space. The AgMeander provides
exercise and recreational activities in which
people can hike, run and bike throughout the
agricultural setting. It provides context for
food production and is an example of how
everyday landscape can be ornamental and
edible.

The Farm is just one aspect of Fanita Ranch’s
emphasis on healthy living. The design of
Fanita Ranch will give residents and the entire
community of Santee an opportunity to embrace
wellness, as described below:
• A K-8 school site will be located near the
Farm to provide the school district with
the opportunity to incorporate agricultural
activities into the curriculum and to explore
“farm lab” opportunities, which give students
access to healthy, locally grown food, school
gardens and educational opportunities.
• An extensive trail system will connect to
existing trails networks in the Goodan Ranch/
Sycamore Canyon County Preserve, Mission
Trails Regional Park, and Santee Lakes
Preserve to encourage outdoor activity and
exercise.

Fanita Ranch’s extensive trail system creates a highly
connected community with opportunities for walking,
hiking and biking.
2-10 May 2020
Fanita Ranch Specific Plan
• Every home will be within walking distance
of a park or a trail. Active sports-oriented
parks, playgrounds, gardens and seating areas
with views that provide meditative space will
be spread throughout the community to allow
residents ample opportunities for outdoor
recreation.
• Traffic-calming innovations, such as
narrowed streets, roundabouts, enhanced
pedestrian crossings and landscaped
parkways will make the roads safer and
more inviting to pedestrians and bicyclists,
encouraging active lifestyles.
• The design of Fanita Ranch will encourage
social wellness with everyday interactions
with nature and wildlife, farming and
gardening and neighbors.
• The Village Centers will allow for co-working
spaces and live-work units, which have the
potential to reduce or eliminate commute
times, thereby reducing stress and promoting
wellness.
• Village Centers will allow for and encourage
a wide range of health and wellness services
including health spas, gardens, meditation
and therapeutic garden spaces, religious
and spiritual institutions, congregate care
facilities, healthy restaurants and specialty
markets and private recreation facilities.

The Specific Plan allows for and encourages uses that
focus on health and wellness, stress reduction, healthy eating and activities and community support.

May 2020 3-1
Chapter 3:

Land Use & Development Regulations

3.1 Land Use Plan

3.1.1 Land Use Plan Description
The Fanita Ranch Specific Plan proposes residential, mixed-use Village Center and agricultural uses, as well as a K-8 school site, parks, open space and a Special Use area. An overview of how the land uses are arranged is illustrated in Exhibit 3.1: Land Use Plan and is summarized in Table 3.1: Land Use Plan Statistical Summary.

In keeping with the Village concept described in Chapter 2: Community Vision, development is clustered into three Villages to preserve natural open space areas, drainages and key wildlife corridors: Fanita Commons, Vineyard Village and Orchard Village. Villages are arranged around a centralized Farm that will provide food and a focal point for the community. Additional agricultural areas are permitted throughout the Villages to support farming and wellness as the central theme for Fanita Ranch. Fanita Commons serves as the main Village and includes a Village Center that consists of a mix of retail, residential, civic and office uses, with a strong physical connection to the central Farm. A Village Green provides a central gathering place for the community and allows farm events to extend into the Village Center. Fanita Commons also includes a Community Park, a neighborhood park, a K-8 school site and an Active Adult neighborhood. The Vineyard and Orchard Villages include smaller mixed-use Village centers that allow for neighborhood serving uses, office space and other community services and amenities, as well as Medium Density Residential and Low Density Residential neighborhoods.

A variety of parks are located within walking distance of all homes, and a comprehensive system of walking and biking trails connects the homes to key destinations throughout Fanita Ranch.

A Special Use area is located in the southernmost portion of the Specific Plan Area, which was previously graded for a park and is not suitable for habitat preservation. The Special Use area allows for a limited range of uses, such as a solar farm, recreational vehicle storage and other uses appropriate to this area as stated in Section 3.2.9: Special Use. A mini-park serves as a trail staging area adjacent to the Special Use area.
3-2 May 2020
Fanita Ranch Specific Plan
NAP
NAP
S
VC
CP
A
AA
MDR
LDR
NP
NP
NP
NP
VC
NP
NP
NP
NP LDR
Orchard Village
Fanita
Commons
Existing SDG&E Easement to Remain
SU
N.A.P.

Fanita Parkway
Cuyamaca Street
Lake Canyon Rd.

Mast Blvd.

Ganley
Rd.

Magnolia Ave.

Fanita
Street “W”
Cuyamaca St.

Fanita Parkway
MDR
LDR
LDR
LDR

LDR MDR
MDR
A
LDR
MDR
MDR
MDR
MDR
MDR
LDR
LDR
LDR
LDR

LDR LDR
LDR
OS
OS
OS
OS
OS OS
HP
HP
HP
HP
HP

LDR LDR
LDR
A
A
A A
Street “A”
Parkway
Street “V”

VC VC VC

VC VC VC
VC
VC VC

VC VC VC VC
LDR
LDR
LDR
Vineyard
Village
OS
OS
OS
OS
OS
OS
Exhibit 3.1: Land Use Plan
not to scale
LEGEND
Specific Plan Boundary
Village Boundary
Low Density Residential (LDR)
Medium Density Residential (MDR)
Active Adult (AA)
Village Center (VC)
Community Park (CP)
Neighborhood Park (NP)
Mini-Park (MP)
School (S) Overlay*
Open Space (OS)
Agriculture (A) Overlay
Habitat Preserve (HP)
Special Use (SU)
* The underlying land use for the S overlay site is MDR.

If the S overlay site is not acquired for school use within 2 years of approval of the final map containing the S
overlay site, the MDR land use may be implemented on
the S overlay site pursuant to Specific Plan Section 3.2.5:

School (S) Overlay and Section 10.7.1: Administrative
Amendments (Minor Modifications).

May 2020 3-3
Chapter 3: Land Use & Development Regulations
Table 3.1: Land Use Plan Statistical Summary
Land Use Designation Area
(Acres)1 Dwelling Units2 Density Range(Du/Ac)
Commercial
Square Feet2
Residential & Village Center
Low Density Residential (LDR) 240.8 1,203 4 - 10
Medium Density Residential (MDR) 67.0 866 8 - 25 N/A
Active Adult (AA) 31.0 445 5 - 25
Village Center (VC)3 36.5 435 Up to 50 60,000
Residential & Village Center Subtotal 375.3 2,949 60,000 Other Uses
Community Park (CP) 31.2

N/A N/A
N/A
Neighborhood Park (NP) 30.4
Mini-Park (MP)4 16.4
School (S) Overlay 15.0
Special Use (SU) 31.9
Open Space (OS) 256.0
Agriculture (A) Overlay7 38.2 20.000
Habitat Preserve (HP) 1,650.4
N/A
Roadways5 193.3
Other Uses Subtotal 2,262.8 20,000
SPECIFIC PLAN TOTAL 2,638.1 2,9496 80,000
Notes:

1. Acreage reflects the rounding of numbers to the 1/10th of an acre and may vary slightly from the calculated total.

2. The transfer of residential dwelling units and commercial square feet within the Specific Plan Area is permitted, subject to the provisions set forth in Section 10.7.1: Administrative Amendments (Minor Modifications).

3. VC reserves a 1.5-acre fire station site.

4. There are 31 mini-parks on approximately 16.4 acres distributed throughout the Specific Plan Area, including the Village Green located in Fanita Commons.

5. Does not include approximately 28.6 acres of off-site roadway improvements.

6. The underlying land use for the S overlay site is MDR. If the reserved school site is not acquired for school use within 2 years of approval of the final map containing the S overlay site, the MDR land use may be implemented on the school site and the maximum total number of units in the Specific Plan Area shall be 3,008 units - see Section 3.2.5: School (S) Overlay and Section 10.7.1: Administrative Amendments (Minor Modifications).

7. The underlying land use for the A overlay sites is OS. If an A overlay site is not developed with agricultural related uses described in Section 3.2.8:

Agriculture (A) Overlay, the OS land use shall be implemented on the A overlay sites. 3-4 May 2020
Fanita Ranch Specific Plan

3.1.2 Site Utilization Plan
Fanita Ranch is planned to build out the planning areas shown in Exhibit 3.2: Site Utilization Plan.

Table 3.2: Site Utilization Plan Statistical Summary provides information on the acreage, target number of dwelling units, target density and commercial square footage, as applicable, for each planning area within Fanita Ranch. The planning areas consist of individual residential and Village Center neighborhoods and non-residential areas within the Villages, as well as the Special Use, Open Space and Habitat Preserve areas outside the Villages. These planning areas correspond to the neighborhoods and lots in the Tentative Map prepared for Fanita Ranch. Due to market conditions and refinements in design and engineering, it is anticipated that minor statistical variations in the planning area configuration and size may occur as the land use plan is implemented. Dwelling units and commercial square footage may be transferred within the Specific Plan Area pursuant to Section 10.7.1:

Administrative Amendments (Minor Modifications) of the Specific Plan.

May 2020 3-5
Chapter 3: Land Use & Development Regulations
S-1
VC-1
CP-1
A-2
A-5
AC-1
M-1 M-2
R-8
NP-2
NP-1
NP-3
VC-18
NP-5
NP-6
NP-7
NP-4 R-25a
Orchard Village
Existing SDG&E Easement to Remain
SU-1
N.A.P.

Fanita Parkway
Cuyamaca Street
Ganley
Rd.

Magnolia Ave.

Fanita
Street “W”
Cuyamaca St.

Fanita Parkway
M-3
R-2
R-5 R-5
R-3 R-4
R-6
R-7
M-9
M-9
A-1
A-3
A-4
VC
-4
VC
-2
VC
-15
VC
-14
VC
-5
VC
-3
VC
-6 VC
-7 VC
-8
VC
-9
VC
-10
VC
-11
VC
-12
VC-17a
VC
-13
R-24
R-19
M-5
M-4
M-6
M-8
M-7
R-25b
R-16
R-15
R-17
R-18
R-21
R-19
R-20 R-22
R-22
R-23
R-14
R-9
R-12
R-14
R-13
R-12
R-11
R-10
R-10
R-10
R-9
R-10
R-10
A-9
A-8
A-7
A-6
VC-17b
VC-16a
VC-16b
Parkway
Street “V”
Street “A”
HP
HP
HP
HP
HP
OS-B
Vineyard
Village
Fanita
Commons
OS-WT
OS-WT
OS-PS
OS-PS
OS-PS
OS-B
OS-B
OS-B
OS
OS-B
OS-B
OS
OS
OS
Carlton Hills Blvd.

Lake Canyon Rd.

Mast Blvd.

NP-8
NAP
NAP
not to scale
LEGEND
Specific Plan Boundary
Village Boundary
Low Density Residential
Medium Density Residential
Active Adult
Village Center
Community Park/Neighborhood Park
Mini-Park (31 Total in Specific Plan Area)*
School Overlay**
Open Space
Open Space - Basin
Open Space - Pump Station
Open Space - Water Tank
Agriculture Overlay
Habitat Preserve
Special Use
* There is a total of 8 mini-parks in M-9.
** The underlying land use for the S overlay site is MDR. If the S overlay site is not acquired for school use within 2 years of approval of the final map containing the S overlay site, the MDR land use may be implemented on the S overlay site pursuant to Specific Plan Section 3.2.5: School (S) Overlay and Section 10.7.1: Administrative Amendments (Minor Modifications). Exhibit 3.2: Site Utilization Plan 3-6 May 2020
Fanita Ranch Specific Plan
Table 3.2: Site Utilization Plan Statistical Summary
Planning Area2 Area
(Acres)1
Target
Dwelling Units2
Target Density
(Du/Ac)
Commercial
Square Feet2

RESIDENTIAL

LOW DENSITY RESIDENTIAL (LDR)
Orchard Village
R-2 12.3 79 6
N/A
R-3 10.7 53 5
R-4 11.3 56 5
R-5 18.5 80 4
R-6 9.1 53 6
R-7 9.9 50 5
R-8 16.8 83 5
LDR Subtotal - Orchard Village 88.6 454
Vineyard Village
R-9 9.5 48 5
N/A
R-10 17.7 59 3
R-11 6.0 33 6
R-12 10.0 52 5
R-13 12.8 43 3
R-14 8.7 41 5
R-15 6.4 26 4
R-16 6.4 30 5
R-17 15.8 52 3
R-18 12.0 67 6
R-19 16.2 67 4
R-20 3.8 28 7
R-21 6.8 70 10
R-22 3.1 28 9
R-23 2.4 20 8
R-24 7.0 57 8
R-25a 3.5 13 4
R-25b 4.2 15 4
LDR Subtotal - Vineyard Village 152.2 749
LOW DENSITY RES. TOTAL 240.8 1,203
May 2020 3-7
Chapter 3: Land Use & Development Regulations
Table 3.2: Site Utilization Plan Statistical Summary (continued) Planning Area2 Area
(Acres)1
Target
Dwelling Units2
Target Density
(Du/Ac)
Commercial
Square Feet2

RESIDENTIAL

MEDIUM DENSITY RESIDENTIAL (MDR)
Orchard Village
M-1 6.1 102 17
M-2 8.9 111 13 N/A
M-3 6.5 79 12
M-9 5.6 76 14
MDR Subtotal - Orchard Village 27.2 368
Vineyard Village
M-4 8.5 106 13
N/A
M-5 9.4 117 13
M-6 6.8 85 13
M-7 10.3 129 13
M-8 4.9 61 13
MDR Subtotal - Vineyard Village 39.8 498
MED. DENSITY RES. TOTAL 67.0 866

ACTIVE ADULT (AA)
Fanita Commons
AC-1 31.0 445 14 N/A
ACTIVE ADULT TOTAL 31.0 445
3-8 May 2020
Fanita Ranch Specific Plan
Table 3.2: Site Utilization Plan Statistical Summary (continued) Planning Area2 Area (Acres)1 Target
Dwelling Units2
Target Density
(Du/Ac)
Commercial
Square Feet2

VILLAGE CENTER

VILLAGE CENTER (VC)
Fanita Commons
VC-1 2.6
323 Up to 50 40,000
VC-23 1.5
VC-3 1.4
VC-4 2.4
VC-5 1.5
VC-6 1.5
VC-7 1.5
VC-8 1.7
VC-9 2.7
VC-10 1.7
VC-11 1.5
VC-12 1.5
VC-13 1.6
VC-14 2.8
VC-15 1.9
VC Subtotal - Fanita Commons 27.7 323 40,000
Orchard Village
VC-16a 0.7
33 Up to 50 10,000
VC-16b 0.7
VC-17a 0.6
VC-17b 0.6
VC Subtotal - Orchard Village 2.6 33 10,000
Vineyard Village
VC-18 6.1 79 Up to 50 10,000
VC Subtotal - Vineyard Village 6.1 79 10,000
VILLAGE CENTER TOTAL 36.5 435 60,000

RESIDENTIAL &
VILLAGE CENTER TOTAL 375.3 2,949 60,000
May 2020 3-9
Chapter 3: Land Use & Development Regulations
Table 3.2: Site Utilization Plan Statistical Summary (continued) Planning Area2 Area
(Acres)1
Target
Dwelling Units2
Commercial Square
Feet2

OTHER USES
PARKS

COMMUNITY PARK (CP)
CP-1 (Active) 19.7

N/A N/A
CP-1 (Passive) 11.5
CP Total 31.2

NEIGHBORHOOD PARK (NP)
NP-1 4.6

N/A N/A
NP-2 3.3
NP-3 3.2
NP-4 2.6
NP-5 5.3
NP-6 3.4
NP-7 3.8
NP-8 4.2
NP Total 30.4

MINI-PARK (MP)
All MPs4 16.4 N/A N/A
MP Total 16.4
PARK TOTAL 78.0
SCHOOL (S) OVERLAY6
S-1 (School) 15.0 0 N/A
SCHOOL OVERLAY TOTAL 15.0

SPECIAL USE (SU)
SU-1 31.9 0 N/A
SPECIAL USE TOTAL 31.9

OPEN SPACE (OS)
OS (Open Space) 210.7
N/A N/A OS-B (Open Space - Basin) 37.8
OS-PS (Open Space - Pump Station) 2.5
OS-WT (Open Space - Water Tank) 5.0
OPEN SPACE TOTAL 256.0
3-10 May 2020
Fanita Ranch Specific Plan
Table 3.2: Site Utilization Plan Statistical Summary (continued) Planning Area2 Area
(Acres)1
Target
Dwelling Units2
Commercial Square
Feet2

OTHER USES
AGRICULTURE (A) OVERLAY7
Fanita Commons
A-1 3.4
0 20,000
A-2 5.7
A-3 3.8
A-4 8.2
A-5 6.3
A Overlay Subtotal - Fanita Commons 27.3 20,000
Vineyard Village
A-6 1.8
0 0
A-7 5.3
A-8 2.0
A-9 1.8
A Overlay Subtotal - Vineyard Village 10.9 0
AGRICULTURE OVERLAY TOTAL 38.2 20,000

HABITAT PRESERVE (HP)
HP 1,650.4 N/A N/A
HABITAT PRESERVE TOTAL 1,650.4

ROADWAYS
Major Roadways 56.4

N/A N/A
Neighborhood Roadways 136.8
ROADWAY TOTAL5 193.3
OTHER USES TOTAL 2,262.8 20,000
SPECIFIC PLAN TOTAL 2,638.1 2,9496 80,000
Notes:

1. Acreage reflects the rounding of numbers to the 1/10th of an acre and may vary slightly from the calculated total.

2. The planning areas in the Site Utilization Plan correspond to the neighborhoods and lots in the Tentative Map for Fanita Ranch. The transfer of residential dwelling units and commercial square feet within the Specific Plan Area is permitted, subject to the provisions set forth in Section 10.7.1:

Administrative Amendments (Minor Modifications).

3. VC-2 reserves a 1.5-acre fire station site.

4. There are 31 mini-parks on approximately 16.4 acres distributed throughout the Specific Plan Area, including the Village Green located in Fanita Commons.

5. Does not include approximately 28.6 acres of off-site roadway improvements.

6. The underlying land use for the S-1 planning area is MDR. If the reserved school site is not acquired for school use within 2 years of approval of the final map containing the S-1 planning area, the MDR land use may be implemented on the S-1 planning area and the maximum total number of units in the Specific Plan Area shall be 3,008 units - see Section 3.2.5: School (S) Overlay and Section 10.7.1: Administrative Amendments (Minor Modifications).

7. The underlying land use for the A overlay planning areas is OS. If an A overlay planning area is not developed with agricultural related uses described in Section 3.2.8: Agriculture (A) Overlay, the OS land use shall be implemented on the A overlay planning areas.

May 2020 3-11
Chapter 3: Land Use & Development Regulations

3.2 Land Use Designations and Development
Regulations
The following sections provide a description, a list of permitted uses and development regulations for each land use designation within the Specific Plan Area. Permitted uses are intended to provide flexibility to encourage creativity, diversity and innovation that support the sustainable and agrarian community concept. As such, land uses that are similar in character to another use permitted by the Specific Plan are allowed. Similarly, the development regulations seek to support sustainability and wellness as key themes for the community and are therefore tailored to the unique vision for Fanita Ranch.

Development standards provide the minimum and/or maximum standards for building setbacks, heights, lot coverage and more. Buildings should not always be designed to maximum height and minimum setback standards; instead, setbacks, heights and massing should be varied to avoid monotonous repetition and rhythms along the streets. In the Village Center, Medium Density Residential and Active Adult land use designation areas, no minimum standards are set for the lot areas, depths and widths to promote maximum flexibility in building design, placement and innovation.

Design and construction of all buildings within the Specific Plan Area shall comply with the California Building Code and Fire Code, which may be amended from time to time. These standards are intended to work together with the community design, landscape and architectural design guidelines provided in Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan and Chapter 6: Architectural Design Guidelines to create eclectic and visually interesting neighborhoods that each maintain their own identities. The appropriate building typologies for each land use designation are identified herein and described in greater detail in Chapter 6: Architectural Design Guidelines. 3-12 May 2020
Fanita Ranch Specific Plan

3.2.1 Village Center (VC)
A. Description
The Village Center land use designation allows for a mix of residential, commercial, civic and recreational uses in a walkable mixed-use configuration. Residential densities range up to 50 du/ac.

When uses are mixed, they may be combined horizontally (side-by-side or adjacent to one another) or vertically (residential or office above retail). There are three Village Centers within Fanita Ranch. The largest is located in Fanita Commons and is intended to serve the entire Specific Plan Area. Two smaller Village Centers are located in the Orchard Village and Vineyard Village, which are intended to provide for similar mixed-use residential, retail, service, office and/or recreational needs of those individual Villages.

B. Permitted Uses
Permitted Uses in VC Land Use Designation Areas
Food and Beverage Sales or Service
Farmer’s market, farm stands and food halls
Groceries, specialty food markets and corner markets (including sale of alcohol for off-site consumption)1 Live entertainment or dancing - including nightclubs, dance halls, restaurants, social clubs, lodges and similar uses1 With alcohol sales and service - restaurants, breweries, cocktail lounges, bars, tasting rooms and similar uses1 Without alcohol - including delicatessens, bakeries, cafes, restaurants and similar uses Retail Sales and Services, Office
Business services - photocopying, mail services and similar uses Commercial recreation, indoor - bowling lanes, theaters, billiards, arcades and similar uses Commercial recreation, outdoor - including mazes, kiddie rides, pony rides, petting zoos and similar uses2 Financial services and institutions
Garden center nursery
Health/athletic clubs and studios - yoga, dance, martial arts and similar uses Health and wellness spas and services such as chiropractic, acupuncture and similar uses Kiosks and carts for general retail and food sales
Minor auto repairs, car wash and gasoline station3
Lodging - hotels, motels, inns, farm-stays and similar uses Offices - administrative, executive offices, medical, dental, co-working space, and other non-profit and professional offices
Personal care - barber and beauty shops, manicure/pedicure shops, health and wellness spas, tanning salons, massage establishments5
and similar uses
Personal services - drug stores, pharmacies, dry cleaners (off-site processing only), laundry, shoe repair, tailor, automated teller machines and similar uses
Retail - stores that sell goods and merchandise
Studios and galleries - art, music, photography and similar uses Veterinary, grooming, daycare and other pet service
May 2020 3-13
Chapter 3: Land Use & Development Regulations
Permitted Uses in VC Land Use Designation Areas
Residential
Congregate care facilities
Cooperative community
Home occupation
Live-work
Multi family residential
Single family residential
Public and Quasi-Public Uses
Assembly halls, wedding chapels, religious and spiritual assembly space and similar uses2 Business school, trade school, private school
Commercial kitchens, amphitheaters and similar facilities associated with farm education and promotion2 Civic uses such as a fire station, law enforcement satellite office, post office and other public buildings Museums, nature centers, or similar cultural and public education uses2 Day care, small family
Day care, large family; child care center
Elementary, middle and high school (public, charter or private) Professionally managed community gardens and community supported agriculture Private community recreation facilities including, but not limited to, clubhouses, pool facilities and similar uses Tutoring center
Other Uses
Accessory uses typically associated with a primary use
HOA maintenance/storage
Parking lots, park & ride lots and structures
Temporary uses such as festivals, carnivals, model homes and sales offices and similar uses4 Water quality features including swales, basins, bio-retention areas and other BMPs

1. See Section 3.2.11.10 (B): Sale of Alcohol for applicable regulations.

2. See Section 3.2.11.10 (C): Places of Worship or Assembly for applicable regulations.

3. Gasoline stations shall be limited to an outflow of 3.6 million gallons of fuel per year.

4. Temporary uses shall be subject to the applicable criteria and conditions of Santee Municipal Code (SMC) Section 13.06.070.

5. Massage establishments shall be subject to the applicable criteria and requirements of SMC Chapter 4.17, Massage.

Village Center
3-14 May 2020
Fanita Ranch Specific Plan
Village Center
Lot Standards1
Min. Net Lot Area None
Density Range
(du/gross acre) Up to 50
Minimum Lot Depth None
Minimum Lot Width None
Maximum Lot Coverage 90%
Maximum Height2 55 feet
(4 Stories)
Minimum Setbacks & Separations2
Building Separation 0 feet
Primary Building to
Public Street Right-of-Way 0 feet
Garage to Private Driveway,
Motor Court or Private Street
(Where Occurs)
5 feet
Building to Interior Property
Line 0 feet
Private Driveway, Motor Court or
Private Street (Where Occurs)
Public Street
Public Street
Legend
Primary Building
Garage (Where Occurs)
C. Development Standards
D. Appropriate Building Typologies
• Detached Cluster Homes
• Attached/Semi-Detached Homes
• Attached Buildings
• Community Buildings
The Village Center designation allows for a mix of retail, office and/or higher density residential uses. Stoops and storefront windows should be designed and oriented to define and engage the sidewalk to create a walkable, pedestrian oriented-district. Outdoor seating adds activity to the street contributing to a positive pedestrian experience.

1. Where development standards are not provided herein, those standards will be determined at the Development
Review stage. Individual planning areas shown within a
Village Center shown in Exhibit 3.2: Site Utilization Plan and Table 3.2: Site Utilization Plan Statistical Summary may be combined and/or reconfigured during the Development
Review stage, as described in Section 10.6.5: Development Review.

2. See Section 3.2.11.1 for projection, encroachment and height exceptions.
5’
May 2020 3-15
Chapter 3: Land Use & Development Regulations
E. Parking
Vehicle parking shall be provided in accordance
with SMC Section 13.24.040, Parking
Requirements, unless otherwise stated herein.

The Village Center land use designation allows
for shared vehicle parking between uses as
a means of reducing large parking lots and
pavement areas that contribute to heat island
effect. Shared parking agreements shall comply
with the provisions in Section 3.2.10.9: Parking
of the Specific Plan. Shared parking shall
be managed pursuant to the Transportation
Demand Management (TDM) Plan’s shared
parking requirements (See Section 4.1.8:

Transportation Demand Management). Each
Village Center shall also provide electric vehicle
(EV) charging stations and preferred parking
per CALGreen requirements, and designated
passenger loading areas to encourage alternative
fuel vehicle use and car sharing. On-street
parking may be counted toward fulfilling the
required number of on-site parking spaces.

Bicycle parking is required as specified by
CALGreen. In addition, each Village Center
shall provide a bike station. The bike station may
include access to air and water, a bike share and/
or charging stations for electric bicycles.

F. Open Space

1. A minimum of 60 square feet per residential dwelling unit of private open space shall be provided.

Private open space may be in the form of side and rear yards, patios, porches, decks and/or balconies.

2. The minimum dimension of any ground-floor private open space shall be 5 feet.

3. The minimum dimension of any above-ground private open space shall be 4 feet.

Village Center
Minimum Number of Required
Vehicle Spaces by Use
Use Spaces Required
Residential
Studio & 1 bedroom 1 per unit (1 enclosed)
2 or more bedroom 2 per unit (1 enclosed)
Resident Guest 0.1 per unit
Congregate Care Per Parking Study
Lodging 1 per key + 2 spaces
Automobile Service and
Gas Station
3 spaces +
2 per service bay
Daycare (not accessory
to another use)
1 per staff member +
1 per 5 children
Restaurants1 1 per 100 SF of seating
area
Churches and Other
Places of Assembly
1 per 100 SF of
principal assembly
space
Museums and Galleries 1 per 500 SF of gross
floor area
Retail (Orchard Village
and Vineyard Village)
1 per 250 SF of
gross floor area
Retail (Fanita
Commons)
1 per 400 SF of
gross floor area

1. Outdoor seating may be provided up to 25% of the interior seating area without additional parking required.

2. Uses not listed shall provide parking in accordance with the SMC or pursuant to a City approved TDM Plan.
3-16 May 2020
Fanita Ranch Specific Plan

3.2.2 Medium Density Residential (MDR)
A. Description
The Medium Density Residential (MDR) land use designation establishes areas for residential uses in a variety of attached, detached and semi-detached building typologies, at densities ranging from 8 to 25 du/ac. The MDR land use designation occurs in the Orchard Village and Vineyard Village near parks and the Village Centers to promote walkability. Homes may be served by public or private streets along the front, private driveways at the rear or in motor courts.

The Medium Density Residential designation allows for a wide variety of attached and detached building typologies, providing diverse housing choices for a range of income levels, household types and lifestyles.

Architecture + Planning
Shade at Timber is a detached single-family community of sustainable homes, one of the first new residential developments in Newark in more than a decade. Located in Alameda County, this new neighborhood is within a short distance of the Dumbarton Bridge and Interstate 880. Residents are near local shopping and amenities as well as 13 parks and sports facilities. All of the floor plans include four bedrooms and three and a half baths with an option for conversion of one of the top floor bedrooms into a loft.

This is ideal for someone who wants the single-family home but who really does not need four bedrooms. Two of the three floor plans also include a second-story deck off the great room with optional bi-fold exterior doors, great for enjoying the outdoors and expanding the living and entertainment space. The ground floor bedroom suite is the perfect guest or creative office quarters. Multi-generational families will also appreciate the ground level access to the living suite. The homes have a direct access, private two-car side-by-side garage, a side yard and large, open living areas and an expansive kitchen island ideal for entertaining.
20120723 - Photography © Christopher Mayer

SHADE AT TIMBER
Newark, CA
Trumark Homes
Typology
Small Lot Single-Family Detached
Facts
Density: 13.8 du/ac
Unit Plan Sizes: 2,115-2,405 sq. ft.

Number of Homes: 84 du
Site Area: 6.1 ac
Lot Size: 29’x60’
Architecture + Planning
Momentum offers 43 single-family three-story homes ranging in size from 2,225 to 2,497 square feet in a transit/pedestrian-oriented community. Momentum provides relief from the area’s expensive rental market in a mix of detached single-family homes and attached townhomes with enticing design features rarely found in their price range, including 10-foot ceilings, gourmet kitchen with optional extended dining island, expansive windows and decks, and available bi-folding walls to expand indooroutdoor living. The floor plans provide for individuals and families who need extra space for entertaining, hobbies or pets as well as a private first floor bedroom with a den or an extended stay suite. Momentum shares common amenities with the adjacent townhome community, which encourages residents to gather together and enjoy the great outdoors. Includes playful tot lot with a fountain, patio area with fire pit, and two outdoor kitchens for dining and entertaining. Community offers an extensive internal pedestrian network linking from front door to common amenities. 20110202 - Photography © Christopher Mayer

MOMENTUM AT PACE
Milpitas, CA
Trumark Homes
Typology
Small Lot Single-Family Detached
Facts
Density: 17 du/ac
Unit Plan Sizes: 2,250-2,497 sq. ft.

Number of Homes: 43 du
Site Area: 8.3 ac
Lot Size: 29’x64’
Lot Configuration: Alley Loaded
Plotting: Z-Lot
Awards
2015 Excellence in Home Building
Designs - BIA Bay Area
2014 Gold Nugget Awards
May 2020 3-17
Chapter 3: Land Use & Development Regulations
B. Permitted Uses
Permitted Uses in MDR Land Use Designation Areas
Residential
Cooperative community
Home occupation
Live-work
Multi-family residential
Single family residential
Age-restricted residential
Public and Quasi-Public Uses
Day care, small family
Day care, large family1
Elementary, middle and high school (public, charter or private) Professionally managed community gardens and community supported agricultural uses Private community recreation facilities including, but not limited to, clubhouses, pool facilities and similar uses Other Uses
Accessory uses typically associated with a primary use including, but not limited to, rental offices HOA maintenance/storage
Temporary uses for model homes, sales offices and similar uses2 Water quality features including swales, basins, bio-retention areas and other BMPs

1. Large family day care shall comply with the regulations of SMC Section 13.30.020(H).

2. Temporary uses shall be subject to the applicable criteria and conditions of SMC Section 13.06.070.

Medium Density Residential
3-18 May 2020
Fanita Ranch Specific Plan
Medium Density Residential
C. Development Standards

1. Where development standards are not provided herein, those standards will be determined at the Development Review
stage.

2. Pedestrian elements include porches, courtyards, patios, stoops, arcades and single story projections that express the architectural style of the building and add human scale.

3. Only attached residential homes may be 4 stories tall and have a maximum height of 55 feet. Variations in massing and height of 4-story buildings are strongly encouraged.

4. Buildings may be fee simple, semi-detached buildings that are joined together by a sheet metal cap at the roof level but are structurally independent, with separate foundations and an airspace of approximately 4 to 8 inches between units.

See the row home example in Section 6.2.3: Attached/Semi Detached Home.

5. See Section 3.2.11.1 for projection, encroachment and height exceptions.

6. Side-entry garages shall be limited to lots 55 feet or wider to allow for adequate back-up space.

7. Refer to the diagram in Section 3.2.3.C: Low Density Residential Development Standards for front-loaded singlefamily detached homes.

Private Driveway, Motor Court or
Private Street (Where Occurs)
Public Street
Public Street
18’
Min.6
18’
Min.
5’ Min.
10’ Min. 5’ Min. 10’ Min.
8’ Min.

Legend
Pedestrian Elements2
Building4
Garage6 (Where Occurs)
Lot Standards1
Min. Net Lot Area None
Density Range
(du/gross acre) 8-25
Minimum Lot Depth None
Minimum Lot Width None
Maximum Lot Coverage 75%
Maximum Height5 45 feet
(3-4 Stories)3
Minimum Setbacks & Separations5
Building Separation 04 or 8 feet
Primary Building to
Public Street Right-of-Way 10 feet
Pedestrian Elements4 to
Public Street Right-of-Way 5 feet
Front-Entry Garage Face to
Public Street Right-of-Way 18 feet
Side-Entry Garage to
Public Street Right-of-Way6 10 feet
Garage to Private Driveway,
Motor Court or Private Street
(Where Occurs)
5 feet or
≥18 feet
D. Appropriate Building Typologies
• Single Family Detached Homes7
• Detached Cluster Homes
• Attached/Semi-Detached Homes
• Community Buildings
5’ or
18’ Min.

May 2020 3-19
Chapter 3: Land Use & Development Regulations
Bicycle parking is required to encourage bicycling as an alternative to motor vehicle use. Bicycle parking for attached residential development shall be provided as specified by CALGreen.

F. Open Space

1. A minimum of 100 square feet per residential dwelling unit of private open space shall be provided.

Private open space may be in the form of side and rear yards, patios, courtyards, California Rooms, porches, decks and/or balconies.

2. The minimum dimension of any ground-floor private open space shall be 5 feet.

3. The minimum dimension of any above-ground private open space shall be 4 feet.

4. A minimum of 50 square feet per residential dwelling unit of common open space shall be provided for attached residential development.

E. Parking
Vehicle parking for the MDR land use
designation shall be provided in accordance with
SMC Section 13.24.040, Parking Requirements,
unless otherwise stated herein. Parking should
reflect the anticipated household demographic,
consider proximity to the Village Center and
parks, and seek to promote walkability or
alternative modes to single occupancy vehicle
use. Off-street parking should be distributed
throughout the attached residential development
sites to ensure proximity to the units being
served and avoid large parking areas. On-street
parking may be counted toward fulfilling the
required number of guest parking spaces for
detached cluster homes and attached/semidetached homes.

Medium Density Residential
Minimum Number of Required
Vehicle Spaces by Use
Use Spaces Required
Residential - Detached Cluster Homes and
Attached/Semi-Detached Homes
Studio & 1 bedroom
units 1 per unit (enclosed)
2 or more bedroom
units
2 per unit
(1 enclosed)
Resident Guest1 0.25 per unit

1. Guest parking is required for dwellings that do not have full garage driveways. On-street parking may be counted toward meeting the guest parking space requirements.
3-20 May 2020
Fanita Ranch Specific Plan

3.2.3 Low Density Residential (LDR)
A. Description
The Low Density Residential (LDR) land use designation establishes areas for low density detached residential uses in a variety of lot sizes and configurations, with densities ranging from 4 to 10 du/ac.

The Low Density Residential land use designation occurs in Orchard Village and Vineyard Village near parks and trailheads to promote walkability and wellness.

The Low Density Residential designation allows for a wide range of housing sizes, providing homeownership opportunities for a range of income levels, household types and lifestyles.

Architecture + Planning
Big Sky in Audie Murphy Ranch is a collection of breathtaking one-and two-story singlefamily homes located in the serene surroundings of the San Bernardino Mountains in Menifee, California. The homes are situated on large +7,000 square foot lots and are designed to provide flexible idea spaces that afford homeowners the ability to enhance/ expand the lifestyle afforded to the ‘living’ areas of the home. These special areas, while thoughtful in design, reveal expansive dining rooms for entertaining, first floor living suites, expanded laundry, generous flex rooms, a chef-inspired kitchen, large closets, abundant storage spaces and oversized three-four car garages. These additions or expansions are intended to keep the family closer while giving them the flexibility that 20110691 - Photography © Eric Figge

BIG SKY AT AUDIE MURPHY RANCH
Menifee, CA
Brookfield Homes
Typology
Single-Family Detached
Facts
Density: 5 du/ac
Unit Plan Sizes: 2,794-3,837 sq. ft.

Number of Homes: 93 du
May 2020 3-21
Chapter 3: Land Use & Development Regulations
B. Permitted Uses
Permitted Uses in LDR Land Use Designation Areas
Residential
Cooperative community
Home occupation
Live-work
Single family residential
Public and Quasi-Public Uses
Day care, small family
Day care, large family1
Professionally managed community gardens and community supported agriculture Private community recreation facilities including, but not limited to, clubhouses, pool facilities and similar uses Other Uses
Accessory uses typically associated with a primary use including, but not limited to, accessory dwelling units HOA maintenance/storage
Temporary uses for model homes, sales offices and similar uses2 Water quality features including swales, basins, bio-retention areas and other BMPs

1. Large family day care shall comply with the regulations of SMC Section 13.30.020(H).

2. Temporary uses shall be subject to the applicable criteria and conditions of SMC Section 13.06.070.

Low Density Residential
3-22 May 2020
Fanita Ranch Specific Plan
Low Density Residential
Lot Standards
Min. Net Lot Area 3,750 SF
Density Range
(du/gross acre) 4-10
Minimum Lot Depth 75 feet
Minimum Lot Width 50 feet
Maximum Lot Coverage 60%
Maximum Height3 45 feet
(3 Stories)2
Minimum Setbacks & Separations3
Building Separation 10 feet
Building to
Public Street Right-of-Way6 10 feet
Pedestrian Elements2 to
Public Street Right-of-Way 5 feet
Front-Entry Garage Face to
Public Street Right-of-Way 18 feet
Side-Entry Garage to
Public Street Right-of-Way4 10 feet
Garage to Private Driveway, Motor
Court or Private Street (Where
Occurs)
5 feet or
≥18 feet
Building to Interior Side Property Line 5 feet
Building to Rear Property Line Not
Abutting an Open Space Land Use
Designation Area
15 feet
Building to Rear or Side Property Line
Located at Edge of a Building Pad
Abutting an Open Space Land Use
Designation Area
15 feet
Building to Rear or Side Property Line
Located on a Slope Abutting Open
Space Land Use Designation Area
65 feet7
C. Development Standards

1. Pedestrian elements include porches, courtyards, patios, stoops, arcades and single story projections that express the architectural style of the building and add human scale.

2. Where provided, the third-floor square footage shall not exceed 80% of the second-floor square footage. Three-story buildings may not be located on corner lots.

3. See Section 3.2.11.1 for projection, encroachment and height exceptions.

4. Side-entry garages shall be limited to lots 55 feet or wider to allow for adequate back-up space.

5. Refer to the diagram in Section 3.2.2.C for rear-loaded single-family and detached cluster homes.

6. Additional front setbacks may be needed to accommodate retaining walls located in the front yards.

7. 50 feet of the rear or side setback is defined as FMZ 1B (where required) and FMZ 1C in the Fanita Ranch FPP.

Legend
Pedestrian Elements1
Building
Garage4 Public Street
Public Street
18’
Min.4
15’
Min.
18’
Min.
5’ Min.
10’ Min. 5’ Min. 10’ Min.
5’ Min.

D. Appropriate Building Typologies
• Single Family Detached Homes5
• Detached Cluster Homes5
• Community Buildings
May 2020 3-23
Chapter 3: Land Use & Development Regulations
F. Parking
Vehicle parking shall be provided in accordance with SMC Section 13.24.040, Parking Requirements.

A minimum of 2 enclosed spaces per residential unit are required within the Low Density Residential neighborhoods, consistent with City’s single family parking requirements. Guests parking may be provided on-street or off-street. Bicycle parking can occur in garages or privately fenced setback areas.

G. Open Space

1. A minimum of 350 square feet per dwelling unit of private open space shall be provided. Private open space may be in the form of side and rear yards, patios, courtyards, California Rooms, porches, decks and/or balconies.

2. The minimum dimension of any ground-floor private open space shall be 5 feet.

3. The minimum dimension of any above-ground private open space shall be 4 feet.

Low Density Residential
3-24 May 2020
Fanita Ranch Specific Plan

3.2.4 Active Adult (AA)
A. Description
The Active Adult land use designation establishes areas for age-restricted residential uses in a variety of building typologies, with densities ranging from 5 to 25 du/ac. The Active Adult land use designation occurs in Fanita Commons near the Village Center, Farm and Community Park to promote walkability.

Architecture + Planning
Canopy at Timber is a community of sustainable townhomes in Alameda County, near local shopping and amenities as well as 13 parks and sports facilities, the Dumbarton Bridge and Interstate 880. The 1,540 square foot townhome includes three bedrooms with a bathroom located off each bedroom. The 1,873 square foot option also includes three bedrooms with a bathroom off of each bedroom, but there is also a half bathroom located off of the kitchen. The largest townhouse option, at 2,026 square feet has four bedrooms and three and half bathrooms. Two of the three floor plans include a secondstory deck off of the dining room or kitchen, great for enjoying the outdoors and expanding the living and entertainment space; and a ground floor bedroom suite, the perfect guest or creative office quarters. Multi-generational families will also appreciate the ground level access to the living suite. All the homes have large, open living areas and an expansive kitchen island great for entertaining, and a direct access, private twocar garage. 20120723 - Photography © Christopher Mayer

CANOPY AT TIMBER
Newark, CA
Trumark Homes
Typology
Townhomes
Facts
Density: 18 du/ac
Unit Plan Sizes: 1,540-2,026 sq. ft.

Number of Units: 80 du
Site Area: 4.4 ac
Parking: 160 spaces (2 sp./unit)
Awards
2016 Excellence in Home Building
Awards - BIA Bay Area
Architecture + Planning

DEL WEBB AT RANCHO MISSION VIEJO
Rancho Mission Viejo, CA
Del Webb
The Active Adult designation allows for a wide variety of attached and detached building typologies, providing housing opportunities for a range of income levels and lifestyles.

May 2020 3-25
Chapter 3: Land Use & Development Regulations
B. Permitted Uses
Permitted Uses in AA Land Use Designation Areas
Residential
Cooperative community
Home occupation
Live-work
Multi family residential
Single family residential
Public and Quasi-Public Uses
Professionally managed community gardens and community supported agriculture Private community recreation facilities including, but not limited to, clubhouses, pool facilities and similar uses Other Uses
Accessory uses typically associated with a primary use including, but not limited to, rental offices HOA maintenance/storage
Temporary uses for model homes, sales offices and similar uses1 Water quality features including swales, basins, bio-retention areas and other BMPs

1. Temporary uses shall be subject to the applicable criteria and conditions of SMC Section 13.06.070.

Active Adult
3-26 May 2020
Fanita Ranch Specific Plan
Active Adult
Lot Standards7
Min. Net Lot Area None
Density Range
(du/gross acre) 5-25
Minimum Lot Depth None
Minimum Lot Width None
Maximum Lot Coverage 75%
Maximum Height3 55 feet
(4 Stories)
Minimum Setbacks & Separations3
Building Separation 02 or 8 feet
Primary Building to
Public Street Right-of-Way 10 feet
Pedestrian Elements1 to
Public Street Right-of-Way 5 feet
Garage Face to
Public Street Right-of-Way 18 feet
Side-Entry Garage to
Public Street Right-of-Way4 10 feet
Garage to Private Driveway, Motor
Court or Private Street (Where
Occurs)
5 feet or ≥18
feet
Building to Rear Property Line Not
Abutting an Open Space Land Use
Designation Area
15 feet
Building to Rear or Side Property
Line Located at Edge of a Building
Pad Abutting an Open Space Land
Use Designation Area
15 feet
Building to Rear or Side Property
Line Located on a Slope Abutting
an Open Space Land Use
Designation Area
65 feet6
C. Development Standards

1. Pedestrian elements include porches, courtyards, patios, stoops, arcades and single story projections that express the architectural style of the building and add human scale.

2. Buildings may be fee simple, semi-detached units that are joined together by a sheet metal cap at the roof level but are structurally independent, with separate foundations and an airspace of approximately 4 to 8 inches between units. See the row home example in Section 6.2.3: Attached/Semi-Detached Homes.

3. See Section 3.2.11.1 for projection, encroachment and height exceptions.

4. Side-entry garages shall be limited to lots 55’ or wider to allow for adequate back-up space.

5. Refer to the diagram in Section 3.2.3.C for front-loaded single-family detached homes.

6. 50 feet of the rear or side setback is defined as FMZ 1B (where required) and FMZ 1C in the Fanita Ranch FPP.

7. Where development standards are not provided herein, those standards will be determined at the Development Review stage. Public Street Public Street
18’
Min.
18’
Min.
5’ Min.
10’ Min. 5’ Min. 10’ Min.
8’ Min.

Legend
Pedestrian Elements1
Building2
Garage4 (Where Occurs)
5’ or
18’ Min.

Private Driveway, Motor Court or
Private Street (Where Occurs)
D. Appropriate Building Typologies
• Single Family Detached Homes5
• Detached Cluster Homes
• Attached/Semi-Detached Homes
• Community Buildings
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Chapter 3: Land Use & Development Regulations
E. Parking
Vehicle parking requirements for the Active
Adult land use designation shall be provided in
accordance with SMC Section 13.24.040, Parking
Requirements, unless otherwise stated herein.

Parking should reflect the anticipated household
demographic, consider proximity to the Village
Center and the Farm, and seek to promote
walkability or alternative modes to single
occupancy vehicle use. On-street parking may be
counted toward fulfilling the required number of
guest parking spaces for detached cluster homes
and attached/semi-detached homes.

Bicycle parking is required to encourage bicycling as
an alternative to motor vehicle use. Bicycle parking shall be provided as specified by CALGreen.

F. Open Space

1. A minimum of 60 square feet per dwelling unit of private open space shall be provided. Private open space may be in the form of side and rear yards, patios, courtyards, California Rooms, porches, decks and/or balconies.

2. The minimum dimension of any ground-floor private open space shall be 5 feet.

3. The minimum dimension of any above-ground private open space shall be 4 feet.

4. A minimum of 50 square feet per residential dwelling unit of common open space shall be provided for attached residential development.

Active Adult
Minimum Number of Required
Vehicle Spaces by Use
Use Spaces Required
Residential - Detached Cluster Homes and
Attached/Semi-Detached Homes
Studio & 1 bedroom
units 1 per unit (enclosed)
2 or more bedroom
units
2 per unit
(1 enclosed)
Resident Guest1 0.25 per unit

1. Guest parking is required for dwellings that do not have full garage driveways. On-street parking may be counted toward meeting the guest parking space requirements.
3-28 May 2020
Fanita Ranch Specific Plan

3.2.5 School (S) Overlay
A. Description
The School (S) overlay reserves a site for a potential K-8 public school or other educational uses. If acquired by the Santee School District, the site can accommodate up to 700 students, including existing Santee students and new students within Fanita Ranch.

B. Permitted Uses
Permitted Uses in S Overlay Area
Public and Quasi-Public Uses
Public schools
Charter schools
Private schools
Child care center
Nature centers, cultural and farm education facilities
Other Uses
Temporary uses such as festivals, carnivals, and similar uses1 Water quality features including swales, basins, bio-retention areas and other BMPs

1. Temporary uses shall be subject to the applicable criteria and conditions of SMC Section 13.06.070.

C. Alternative Residential Uses
The community vision for Fanita Ranch includes a K-8 school site in Fanita Commons. The underlying land use for the S overlay site is MDR. In the event that the school site (S-1 planning area shown in Exhibit 3.2: Site Utilization Plan) is not acquired for a public or private school use 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. The additional 59 MDR units have been analyzed in the EIR, and additional units may be transferred from other residential or Village Center planning areas within Fanita Ranch to this site to achieve the required MDR density, subject to the density transfer requirements set forth in Section 10.7.1: Administrative Amendments (Minor Modifications).

D. Parking
Parking for vehicles and bicycles in the School overlay area shall be provided per SMC Section

13.24.040.

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Chapter 3: Land Use & Development Regulations

3.2.6 Parks (CP, NP and MP)
A. Description
The park designations include Community Parks (CP), Neighborhood Parks (NP) and Mini-Parks (MP) that are distributed throughout the community to provide active and passive recreational opportunities and gathering spaces within walking distance of all homes. Some of the MP designated areas 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. Chapter 7: Parks, Recreation & Open Space includes a detailed description, design criteria and a list of anticipated uses for each type of park.

B. Permitted Uses
Permitted Uses in CP, NP and MP Land Use Designation Areas1 Agriculture including orchards, vineyards, crops
Play structures, play equipment and similar uses typically associated with parks Cultural and historic monument, public art
Gardens - Community, children’s, educational, demonstration, therapy, botanical and similar uses Community buildings, swimming pools, play fields, sport courts, community aquatic recreation facilities and other recreational uses typically associated with a park and recreational uses as appropriate to the size and scale of the park (See Chapter 7: Parks Recreation & Open Space)
Interpretive signage, trail markers, building identification and other wayfinding and educational signage Kiosks, benches, shade structures, bike repair stations and similar park amenities Paseos
Public utilities, associated rights-of way and grading (including photo voltaic) Restrooms
Trailheads
Walking and biking trails (no equestrian)
Water quality features including swales, basins, bio-retention areas and other BMPs

1. Permitted uses listed above may be expanded based on park plans approved by the City of Santee. Public parks shall be subject to the approval of Conditional Use Permits pursuant to the procedures set forth in SMC Section 13.06.030.

C. Permitted Building Typologies
• Community Buildings
3-30 May 2020
Fanita Ranch Specific Plan
D. Parking Requirements
Vehicle parking for the Community Park and
public neighborhood park (see CP-1 and NP-8 on
Exhibit 3.2, Site Utilization Plan) shall be provided
in accordance with the parking ratios listed herein,
Americans with Disabilities Act and California
Building Code Title 24 regulations. Parking
may be provided by on-site parking facilities, on
adjacent streets or a combination thereof. Parking
may be shared with the adjacent K-8 school site,
subject to a shared parking agreement.

Private neighborhood parks and mini-parks
are intended to serve residents who live within
walking distance of the parks. The parking needs
for private parks will be met through on-street
parking on adjacent streets (except as necessary to
accommodate accessible and EV parking).

Bicycle parking and EV charging spaces shall be provided as specified by CALGreen.

Minimum Number of Required
Vehicle Spaces by Use
Use Spaces Required
Community Park and Public Neighborhood Park
Non-programmed
Park Land1 5 per acre
Multi-purpose Fields 30 per backstop
Community Center/
Recreation Center
1 per 200 SF of gross
floor area
Tennis Courts and
Basketball Courts
12 per 6 courts; none if
less than 6 courts
Swimming Pool 1 per 175 SF of water
surface area

1. Non-programmed park land includes passive recreation and picnic areas that are not scheduled for regular activities.

Unusable park land such as steep slopes or natural areas shall not be used in calculating parking space requirements.

Parks
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Chapter 3: Land Use & Development Regulations

3.2.7 Open Space (OS)
A. Description
The Open Space (OS) designation refers to open space areas outside of the Habitat Preserve within Fanita Ranch, including brush management areas at the edge of development (Fuel Modification Zones 1A, 1B and 2 – see the Fuel Modification Zone cross section exhibits in Fanita Ranch EIR Appendix P1), slopes adjacent to roads and within Villages, detention basins, trailheads and two riparian areas in Fanita Commons. Fire management areas and riparian open space are described in greater detail in Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan, Chapter 8:

Grading, Utilities & Services and Chapter 9: Open Space, Conservation & Sustainability.

Within the OS land use designation, the open space and basin areas denoted as “OS” and “OS-B” on Exhibit 3.2: Site Utilization Plan will be maintained and managed by the Homeowners Association.

Areas that contain pump stations and water tanks, shown as “OS-PS” and “OS-WT” on Exhibit 3.2:

Site Utilization Plan, will be dedicated to and maintained/operated by the Padre Dam Municipal Water District (PDMWD). All OS land use designation areas are subject to the Fanita Ranch Fire Protection Plan (Fanita Ranch EIR Appendix P1).

B. Permitted Uses
Permitted Uses in OS Land Use Designation Areas
Agriculture including orchards, vineyards, crops
Apiaries
Cultural and historic monument, public art
Gardens - Community, children’s, educational, demonstration, therapy, botanical and similar uses Habitat enhancement riparian areas
Interpretive signage, trail markers, building identification and other wayfinding and educational signage Non-combustible kiosks, benches, shade structures, bike repair stations and similar trail amenities Public utilities, associated rights-of way and grading (including photo voltaic) Trailheads
Walking and biking trails (no equestrian)
Water quality features including swales, basins, bio-retention areas and other BMPs 3-32 May 2020
Fanita Ranch Specific Plan

3.2.8 Agriculture (A) Overlay
A. Description
The Agriculture (A) overlay applies to areas reserved for the Farm and other agricultural uses. The Farm in Fanita Commons is the centerpiece of Fanita Ranch and honors Santee’s long tradition of agriculture. The Farm is planned to include a large iconic barn that will set the architectural theme of the community and provide a venue for special events and farm operations. The working farm will also include terraced vegetable fields, pasture lands, limited housing for employees, raised gardens and pastures/facilities for farm animals. The Farm will engage residents through volunteer opportunities, educational experiences, field trips, internships, festivals, a farm stand, Community Supported Agriculture (CSA) programs and more.

The underlying land use for the A overlay planning area is OS. The underlying OS land use designation may be implemented in the A overlay planning areas, in accordance with the provisions set forth in Section 3.2.7: Open Space, if uses permitted within the A overlay become infeasible in the A overlay planning areas. Caretaker units and commercial accessory uses are only permitted when the A overlay is applied to these planning areas.

B. Permitted Uses
Permitted Uses in A Overlay Areas
Agricultural Uses
Agriculture including orchards, vineyards, crops7
Gardens - Children’s, educational, demonstration, therapy, botanics, raised garden beds and similar uses Pick-your-own operations and sales
Professionally managed community gardens and community supported agriculture Accessory Uses
Accessory uses typically associated with agricultural uses Apiaries and commercial animal keeping, husbandry and education programs such as 4H youth organizations (no butchering or slaughtering permitted)5
Accessory structures - Greenhouses, barns, post-harvesting facilities and similar structures for housing animals, storing equipment and supporting farm operations6
Composting, organic recycling and animal manure management practices4 Outdoor and commercial kitchens, amphitheaters and similar facilities associated with farm education and promotion
Commercial recreation, outdoor - including mazes, kiddie rides, pony rides, petting zoos and similar uses Drying, processing and packing of fruits, nuts, vegetables and other products (outdoors or in permanent, accessory structures)
Offices - Farm administrative offices and other non-profit office space, including non-profit incubators Outside storage of materials, such as irrigation equipment and farming machinery, stored in conjunction with the Farm
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Chapter 3: Land Use & Development Regulations
Permitted Uses in A Overlay Areas
Parking lots
Temporary events such as outdoor markets, Certified Farmers’ Markets, pumpkin patches, Christmas tree lots, festivals, carnivals, outdoor entertainment, art shows and similar events! Water quality features including swales, basins, bio-retention areas and other BMPs Up to 6 caretaker units (units to be transfered from elsewhere in the Specific Plan Area) Accessory Commercial Uses
Community event venues with or without live entertainment, dancing and similar for weddings, conferences and similar events2
Farm lab and other educational activities related farming, gardening, food, nutrition and artisanal crafts Food sales - Farmer’s market, farm stands, food halls, specialty food markets, restaurants, delicatessens, cafes, tasting rooms and similar uses (including sale of alcohol for on-site and off-site consumption)2 Food related craft industries including, but not limited to, wineries, creameries, micro-breweries, bakeries, microdistilleries and similar uses2 Garden center, nurseries, plant storage or plant propagation Kennels and boarding facilities for animals
Lodging - farm-stay, bed and breakfast
Non-food related craft industries such as glass blowing, blacksmithing, metal working, jewelry making, pottery, baskets, natural apparel, art production and similar uses Retail - stores that sell goods and merchandise associated with the Farm Retail space for sales associated with local cottage and local craft industries (food and non-food) Studios and galleries - art, music, photography and similar uses Studios and pavilions for fitness/wellness programs such as yoga and similar uses Wedding chapels, religious and spiritual assembly space and similar uses3

1. Temporary events and uses shall be subject to the applicable criteria and conditions of SMC Section 13.06.070. Special and temporary event attendance shall be limited to a maximum of 300 attendees.

2. See Section 3.2.11.11 (B): Sale of Alcohol for applicable regulations.

3. See Section 3.2.11.11 (C): Places of Worship or Assembly for applicable regulations.

4. See Section 3.2.11.11 (A): Agriculture and/or Animal Keeping in Agriculture Overlay Areas for applicable regulations.

5. Keeping, raising and boarding of large and small 4-legged animals, as defined in SMC, is permitted. The number of 4-legged animals shall not exceed 5 animals per gross acre of the Agriculture overlay areas. Keeping, raising and boarding of fowl such as chickens, roosters, ducks, geese and other similar fowl is also permitted.

6. Accessory structures for animal keeping shall occupy no more than 25% of the property on which they are located.

7. Farm equipment operations shall be limited to 7 a.m. to 7 p.m.

Agriculture Overlay
3-34 May 2020
Fanita Ranch Specific Plan
Agriculture Overlay
Lot Standards4
Min. Net Lot Area None
Max. Caretaker Units 6
Accessory Commercial
Uses2
Up to 20,000 square feet
of floor area
Minimum Lot Depth None
Minimum Lot Width None
Maximum Height3 35 feet
(3 Stories)1
Minimum Building
Separation 10 feet
Minimum Setbacks3
Public Street Right-ofWay to Any Building 20 feet
From Public Street
Right-of-Way to
Parking Areas
10 feet
C. Development Standards

1. Silos, windmills, water tanks and similar iconic auxiliary structures may exceed the 35-foot structure height limit, subject to approval from Federal Aviation Administration.

2. Does not include accessory structures associated with farm operations.

3. See Section 3.2.11.1 for projection, encroachment and height exceptions.

4. Where development standards are not provided herein, those standards will be determined at the Development Review
stage.

D. Appropriate Building Typologies
• Detached Cluster Homes
• Attached/Semi-Detached Homes
• Community Buildings
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E. Parking Requirements
Minimum vehicle parking requirements shall
be as stated herein. Parking requirements may
be refined in the Farm Operations Manual. The
minimum number of required vehicle parking
spaces for the Agriculture overlay areas is based
upon the Farm’s relationship to the adjacent
Village Center and the overall community,
but may be modified to reflect the mix of uses
proposed on the site based upon a shared parking
scenario. Parking may be shared with the adjacent
Village Center subject to a site-specific shared
parking agreement.

Bicycle parking shall be provided as specified by
CALGreen.

Minimum Number of Required
Vehicle Spaces by Use
Caretaker Units
Studio & one
bedroom units 1 per unit
Two or more
bedroom units 2 per unit
Agricultural
1 per employee (not
including employees
who live on-site)
Accessory Commercial
Uses
1 per 250 square feet of
floor area
Lodging 1 per key + 2 spaces
Agriculture Overlay
3-36 May 2020
Fanita Ranch Specific Plan

3.2.9 Special Use (SU)
A. Description
The Special Use (SU) land use designation applies to a 31.9-acre site located in the southwestern portion of the Specific Plan Area, west of the existing PDMWD Carlton Hills water reservoir. The SU area was previously graded for a City park during repair of the Oak Hills Landslide in the late 1970s/early 1980s. The site includes multiple relatively level sheet graded pads totaling approximately 24.5 acres.

Geotechnical conditions make the site unsuitable for park development. The SU area falls within the Gillespie Air Field notification area and has a 35-foot height limitation.

The Fanita Ranch Specific Plan identifies permitted uses for the SU land use designation area, including water quality basins, the extension of Carlton Hills Boulevard, a solar farm, recreational vehicle (RV) and boat storage and above-ground agriculture. These uses are described below and shown in Exhibit 3:3: Special Use Area Concept Plan and Table 3.3: Special Use Area Permitted Uses and Statistical Summary. Due to site conditions, no significant grading or introduction of water into the soil is proposed in conjunction with implementation of permitted uses. Retail sales and residential uses, except one caretaker unit, are not permitted within the SU area. Access to the SU area is provided via the extension of Carlton Hills Boulevard. Uses in the SU area are buffered from adjacent existing homes by an OS slope area (a min. 100-foot non-irrigated FMZ) to the west to be managed by the HOA, and a 50-foot buffer along the south and southwest perimeter to be managed by the SU area owner/operator.

A 50-foot non-irrigated FMZ is planned adjacent to the Habitat Preserve, to be maintained by the HOA.

The SU area will be fenced at the perimeter, as shown in Exhibit 5.18: Conceptual Fence and Wall Plan.

Security lighting will be provided in the SU area as indicated in Exhibit 5.19: Conceptual Lighting Plan.

B. Permitted Uses and Statistical Summary
Exhibit 3:3: Special Use Area Concept Plan depicts the locations of the following permitted uses within the SU area:
• Water Quality/Hydromodification Basins
A series of six water quality hydromodification basins are conceptually located within the SU area.

These basins are designed to control and treat run-off from the SU area before conveying flows to the existing public storm drain system.
• Extension of Carlton Hills Boulevard
Carlton Hills Boulevard will be improved and extended northerly from its existing terminus into the SU area. The road is proposed as a two-lane road terminating adjacent to the PDMWD Carlton Hills water reservoir. The roadway will provide vehicular access to the reservoir and the proposed mini park, which is planned to include a trail staging and parking area.

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Chapter 3: Land Use & Development Regulations
LEGEND
Mini-Park*
Open Space - 50’ Fuel Modification Zone 2
(Non-Irrigated/70% Thinning)
Open Space - 100’ Fuel Modification Zone 2
(Non-Irrigated/70% Thinning)
Habitat Preserve
not to scale Exhibit 3.3: Special Use Area Concept Plan Specific Plan Boundary
Special Use Area
1 2
3 Solar Farm and RV/Boat Storage
Above-Ground Agriculture or Solar Farm
and RV/Boat Storage
Non-Utilized Area
50’ Managed Buffer
Basins, Slopes and Easements
Carlton Hills Boulevard Extension
* Parking for the mini-park will be provided along the west side of Carlton Hills Boulevard - see Exhibit 4.12.15: Carlton Hills Boulevard and the Trail Staging Area in Exhibit 7.8: Typical Vista Point and Trailhead Concept Plan.

Special Use
3-38 May 2020
Fanita Ranch Specific Plan
Special Use
• Solar Farm and RV/Boat Storage
Solar farm and RV/boat storage areas are proposed within approximately 18.4 acres designated 1 on Exhibit 3:3: Special Use Area Concept Plan. These uses would occur on the graded pads located to the west and northwest of Carlton Hills Boulevard. A 50-foot buffer from adjacent existing homes would be provided along the southwestern limits of the SU area. Adjacent to the western edge of the SU area, a slope area would be designated a minimum 100-foot non-irrigated FMZ between existing single-family homes off-site and the SU area. Solar farm and RV/boat storage may also occur on the pad located southeast of Carlton Hills Boulevard within the area designated 2 , which is described below.
• Above-Ground Agriculture
Above-ground agriculture is proposed within approximately 2.4 acres designated 2 on Exhibit 3.3:

Special Use Area Concept Plan. Above-ground agricultural uses would include water collection and reuse infrastructure that would prevent introduction of water into the soil. Solar farm and/or RV/ boat storage may also occur within the area designated 2 . • Non-Utilized Area
A non-utilized area, approximately 1.3 acres, is located east of the extension of Carlton Hills Boulevard and is designated 3 on Exhibit 3.3: Special Use Area Concept Plan. No use is proposed for the non-utilized area at this time.

Several other land uses are depicted on Exhibit 3.3: Special Use Area Concept Plan for context but are not included within the overall 31.9-acre SU area. These land uses include a 1.6-acre mini park located west of Carlton Hills Boulevard which is planned as a trail staging area with parking, and OS designated areas surrounding the SU area which consist of non-irrigated/thinned FMZs as discussed in Section 8.6.2.1 of the Specific Plan. The mini park and OS acreages are included in their respective land use designations in Table 3.1: Land Use Plan Statistical Summary and Table 3.2: Site Utilization Plan Summary.

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Chapter 3: Land Use & Development Regulations
C. Development Standards
Development standards for the SU land use
designation considers the site’s relationship to
Gillespie Air Field and adjacency to off-site
neighbors. Height has been limited to 35 feet in
conformance with the Gillespie Air Field Airport
Land Use Compatibility Plan (ALUCP). A 50-foot
minimum managed buffer is required adjacent
to existing homes off-site to preserve neighbor
privacy. Planting and irrigation may be subject to
the recommendations of a focused geotechnical
study.

D. Landscaping
Landscaping shall be limited and shall be
consistent with the requirements of the Fanita
Ranch Fire Protection Plan (Fanita Ranch EIR
Appendix P1). Landscape plans shall be approved
by the Santee Fire Department.

Lot Standards1
Min. Net Lot Area None
Min. Lot Depth None
Min. Lot Width None
Max. Lot Coverage, including all
Buildings and Accessory Structures 90%
Maximum Height 35 feet
Minimum Setbacks
Public Roadway to any Building 20 feet
From adjacent Residential Property
Lines2 50 feet

1. Where development standards are not provided herein, those standards will be determined at the Development Review
stage.

2. Screening treatments may include solid perimeter fencing/ walls, berming, architectural screens or similar features to visually screen development from adjacent neighbors. Walls and fencing shall be subject to the requirements of Section

3.2.11.8. Special Use
Table 3.3: Special Use Area Permitted Uses and Statistical Summary 2 Area/Use Acreage
Solar Farm1
and RV/Boat Storage2 18.4
Above-Ground Agriculture or Solar Farm and RV/Boat Storage 2.4 Non-Utilized Area 1.3
50’ Buffer, Basins, Slopes and Easements 8.7
Carlton Hills Boulevard Extension 1.1
Caretaker Unit (to be transferred from another planning area) -- Special Use Area Total 31.9

1. Includes solar farm and associated devices, equipment and infrastructure for solar energy collection, storage and distribution.

2. Recreational vehicle and boat storage hours of operation shall be limited to 7 a.m. to 7 p.m. on Mondays through Saturdays and 10 a.m. to 7 p.m. on Sundays. After hours drop-off and pick-up shall be at a specified location on-site to mitigate potential noise impacts on adjacent residences per the Noise Technical Report (see Fanita Ranch EIR Appendix L), as determined during the Development Review process.
1 3
3-40 May 2020
Fanita Ranch Specific Plan

3.2.10 Habitat Preserve (HP)
A. Description
The Habitat Preserve land use designation applies to open space areas outside the limits of development, as shown in Exhibit 3.1: Land Use Plan and Exhibit 3.2: Site Utilization Plan. It includes specific revegetated slopes at the edge of the development area. Revegetated slopes will consist of native materials planted to blend back into the existing natural landscape in conformance with a Habitat Restoration Plan. The intent of this land use is to designate areas that will ultimately be included in the City of Santee Subarea Plan, fulfilling the City’s commitment to participate in the San Diego Multiple Species Conservation Program (MSCP).

B. Permitted Uses
Permitted uses include trails, fencing (where necessary), interpretive signage, habitat restoration and revegetation, roadways necessary for public access, utilities and other uses consistent with the Natural Community Conservation Planning (NCCP) design guidelines and standards. Wireless telecommunication facilities that generally have minimal onsite maintenance and lighting are permitted, subject to the provisions of the NCCP.

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Chapter 3: Land Use & Development Regulations

3.2.11 Regulations Applying to Multiple Land Use Designations The Specific Plan Area is located in a Wildland-Urban Interface (WUI) area. As such, planning, design and construction of all buildings within the Specific Plan Area shall comply with the applicable regulations and standards of SMC as may be amended from time to time, California Building Code Chapter 7A and Fanita Ranch Fire Protection Plan.

Unless stated otherwise within this Specific Plan, the following standards shall also apply to all land use designations.

3.2.11.1 Projections, Encroachments and Height Exceptions A. Projections and encroachments into setbacks shall comply with the requirements and limitations of the Fire Protection Plan.

B. Eaves, roof projections, awnings and similar architectural features, when located at least 8 feet above grade, may project into required setbacks a maximum distance of 3 feet, provided that such feature shall be at least 3 feet from a property line. There shall be no combustible awnings, canopies or similar combustible overhangs within Fuel Modification Zone 1A.

C. Fireplaces, chimneys, bay windows, balconies, fire escapes, exterior stairs and landings, and similar architectural features may project into the required setback a maximum distance of 2 feet and shall be at least 3 feet from a property line.

D. Uncovered decks, platforms, uncovered porches and landing places which do not extend above the first floor level of the main building and are not at any point more than 32 inches above grade, may project into any rear or interior side setback up to the property line. Where not extending above the first floor level but where greater than 32 inches above grade, they must be at least 5 feet from all side property lines and 10 feet from the rear property lines.

E. If a structure is constructed such that it projects over a slope and the structure is visible from a public street, the underside of the structure shall either be enclosed, or landscaping shall be provided to screen the underside of the structure from public view. Projections shall be 1-hour rated and approved by the Santee Fire Department prior to issuance of a building permit. Any landscape screening shall be approved by the Santee Fire Department.

F. Unless otherwise specified in this Specific Plan, flues, chimneys, antennas, elevators, or other mechanical equipment or utility may exceed the height limit by up to 15 feet, provided such feature shall not be used for habitable space and an appropriate architectural treatment or screening is provided, as determined by the Development Services Director. 3-42 May 2020
Fanita Ranch Specific Plan
G. Architectural appurtenances such as steeples, towers and similar design elements on commercial structures may exceed the maximum height by up to 10 feet. Additional height may be approved by the Development Services Director through a Development Review permit process if it is determined that architectural compatibility and appropriate building scale are achieved and maintained.

3.2.11.2 Accessory Dwelling Units
Accessory dwelling units (ADUs) are permitted within the LDR and MDR land use designation areas to allow for multi-generational households and opportunities for additional rental housing options. An ADU is a residential dwelling unit that is detached from, attached to or located within the living area of a primary dwelling unit and is located on the same lot as the primary dwelling unit. ADUs are subject to California state laws, as they may be amended from time to time.

3.2.11.3 Accessory Uses and Structures
Accessory structures, excluding ADUs, include attached and detached structures that are not part of the primary building and require a building permit. Such uses include, but are not limited to, unenclosed patio covers, cabanas, detached garages, carports, play structures and storage sheds. Accessory structures located in Fuel Modification Zone 1A (setback zone, as described in Section 8.6.2.1: Fuel Modification Zones) shall be limited to decks, patio covers, gazebos, arbors and other non-habitable structures of non-combustible construction and shall be approved by the Santee Fire Department.

Accessory structures shall be subject to applicable criteria provided in the Fire Protection Plan.

A. Interior Side and Rear Setbacks. Unless otherwise specified in this Specific Plan or the Fire Protection Plan, accessory structures may encroach into a required interior side or rear setback up to 5 feet from the property line, excluding eave overhang.

B. Front and Exterior Side Setback. No attached or detached accessory structure shall occupy any portion of a required front or exterior (corner) side setback.

C. Height. A height limit of 15 feet (one story) shall apply within the required setback area.

D. Minimum Separation. Accessory structures shall maintain a minimum separation of 6 feet from the main structure.

E. Size. Detached accessory structures shall occupy no more than 25% of a rear yard.

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Chapter 3: Land Use & Development Regulations
F. Outdoor Recreation. Swimming pools, spas, tennis courts, basketball courts or similar paved outdoor recreational courts shall not be located in any required front setback and shall be located no closer than 3 feet from any rear, side or corner side property line.

G. Lighting. Unless otherwise specified in this Specific Plan, outdoor lighting poles and fixtures associated with accessory uses and structures shall not exceed 15 feet in height, unless otherwise approved by the Development Services Director. All lighting shall be designed to project light downward and shall not create glare on adjacent properties.

3.2.11.4 California Rooms
The California Room provides a transition from indoor to outdoor environments and may include options such as builtin fireplaces, pre-wired lighting or fan fixtures for comfort and entertaining. The California Room is typically accessed through sliding or folding doors at the rear or side of the home, and the space acts as a transition to the backyard and the entertaining opportunities there. The area is notched into the main dwelling with a solid roof integral to the home. California Rooms may not be located in Fuel Modification Zone 1A. California Rooms must meet the following requirements, unless approved by the Development Services Director:

A. California Rooms must have at least two open sides or have movable, transparent walls/windows that open to the rear and/or side setback;
B. The rear setback from a California Room may be a minimum of 5 feet, provided the California Room’s width does not exceed 50% of the residence’s width. California Rooms shall be equipped with automatic residential fire sprinklers. The side setbacks of a California Room shall be subject to the side setback requirements of the primary building.

C. If the rear setback of the California Room is less than 10 feet, the rear elevation of the California Room must be open.

D. Second story living areas above the California Rooms shall be subject to the setback requirements of the primary building.

California Room
3-44 May 2020
Fanita Ranch Specific Plan
E. Second story balconies above the California Rooms may not extend more than 50% over the California Room and are permitted in the following conditions:

1. Permitted on lots with rear setbacks adjacent to open space unless otherwise prohibited by the Fire Protection Plan.

2. Permitted on any lot with a grade separation of 10 feet or more at the rear lot line.

3. Permitted on interior lots where the California Room is set back 15 feet or more from the rear property line.

3.2.11.5 Reciprocal Use Easements
Residential building typologies such as z-lot homes, rear loaded homes and motor court homes may utilize reciprocal use easements, subject to building code requirements. Properties with reciprocal use easements are plotted with conventional setbacks, but the wall is constructed such that the side setbacks of adjacent units are combined into one private yard for the use of one of the units. An easement shall be established through deed restrictions on the property benefiting from the combined yard space to allow maintenance access for the non-benefiting property. The side of the nonbenefiting unit forms the “0” wall adjacent to the easement. The easement shall be of sufficient width to allow for maintenance of the “0” wall and to accommodate the overhang of the roof eave and gutter. Eaves along the “0” wall line may project a maximum of 18” over the adjacent property line. The easement shall be kept free of permanent obstructions such as sheds or fences without a gate. The “0” wall shall not have any doors or primary windows on the ground floor that face onto the easement of the benefiting unit’s yard area to preserve privacy.

3.2.11.6 Equipment Screening
With the exception of photovoltaic (PV) and solar hot water (SHW) systems, equipment shall be screened from view to the extent permitted by the utility and/or service provider. This requirement applies whether the equipment is located on the roof, on the side of a building or on the ground. The method of screening shall be architecturally integrated with the building design or landscaping in terms of material, color, shape and size. Equipment screening with landscaping shall be approved by the Santee Fire Department.

Benefiting
Unit
Private
Yard
Reciprocal Use
Easement
“0” Wall
Example of Reciprocal Use Easement
Balcony
California
Room
Main
Residence
PL
May 2020 3-45
Chapter 3: Land Use & Development Regulations

3.2.11.7 Trash Enclosures
All trash enclosures shall be designed to meet the City’s trash enclosure standards and the stormwater pollution prevention best management practices (BMPs) in the City’s BMP Design Manual. Refuse and recycling material pickups shall be on a regular basis, or more often as needed, to keep collection bins from overflowing. Property owner/operator shall be responsible for the cleanliness and sanitary conditions of the trash enclosure areas. Structural elements of trash enclosures that are subject to damage (such as screens, covers and signs) shall be maintained by the property owner/operator.

Maintenance agreements between the City and the owner/operator or maintenance deed restrictions may be required. If required, maintenance agreements or deed restrictions shall be executed by the property owner/operator before improvement plans are approved.

3.2.11.8 Fencing, Walls and Landscaping
A. All required front and street side setbacks and parkways shall be landscaped. For parking lot landscaping requirements, see Section 3.2.11.9: Parking of the Specific Plan.

B. Where feasible, infiltration BMPs shall be integrated into the landscape design to reduce the quantity and velocity of storm water discharging from paved areas.

C. The visibility of decorative water features, including but not limited to, ponds, decorative fountains, basins, reflective pools and spray/mist fountains should be confined to areas of high visibility and high use. Re-circulating water shall be used for all decorative water features. All such features shall be designed such that they present a positive visual statement when water is not available.

D. Landscape plans required pursuant to a Development Review Permit shall be prepared and signed by a registered landscape architect unless waived by the Development Services Director. All landscape plans shall be reviewed and approved by the Santee Fire Department.

E. Property owners and applicable HOAs are responsible for the continual maintenance of their respective landscaped areas. All landscaped areas shall be kept free from weeds and debris and maintained in a healthy, growing condition, and shall receive regular pruning, fertilizing, mowing and trimming. Any damaged, dead, diseased or decaying plant material shall be replaced within 30 days from the date of damage.

F. Fences and walls located in a required front setback, including courtyard and patio walls, shall not exceed 3.5 feet in height. Retaining walls within the required front setback shall not exceed 4 feet in height.
3-46 May 2020
Fanita Ranch Specific Plan
G. Fences and walls located in a required exterior side, interior side or rear setback shall not exceed 6 feet in height. Walls required for noise mitigation may exceed this height limit, as determined by an acoustical analysis.

H. Security fencing up to 6 feet in height located in the front and exterior side setbacks and up to 8 feet in height located in the interior side and rear setbacks may be approved by the Development Services Director. Security fencing located in the front and exterior side setbacks shall be constructed of decorative metal materials and shall be non-view obstructing.

I. Fencing within the Habitat Preserve land use designation areas shall be provided in accordance with applicable Fanita Ranch EIR, Fanita Ranch FPP, and Habitat Restoration Plan requirements.

J. All fences and walls shall be kept in good repair and adequately maintained at all times. Any dilapidated, dangerous or unsightly walls or fences shall be removed or repaired. Anti-graffiti surfaces shall be provided where surfaces are visible to the public.

K. Retaining walls constructed next to public streets shall be constructed with decorative masonry materials. Anti-graffiti surfaces shall be provided. Plantable retaining walls shall be considered where a wall is 10 feet or more in height and visible from public spaces.

L. A visibility clearance area shall be required on corner lots and at commercial driveway locations in which nothing shall be erected, placed, planted or allowed to grow exceeding 3.5 feet in height. For corner lots, such area shall consist of a triangular area bounded by the curbs of streets bounding the corner lot not less than 20 feet from their point of intersection. Sight distance triangles along streets and roads with 2,000 or more average daily trips (ADT) shall meet the City’s current Public Works Standards and will be determined during the development review process and is dependent upon roadway geometry, topography, and anticipated vehicular speeds.

M. Landscape and irrigation shall comply with the Santee Water Efficient Landscape Ordinance.

N. All landscaping shall be designed, installed and maintained in conformance with the Fire Protection Plan and shall be approved by the Santee Fire Department.

O. All fencing shall be designed, constructed and maintained in conformance with the Fire Protection Plan and shall be approved by the Santee Fire Department.

May 2020 3-47
Chapter 3: Land Use & Development Regulations

3.2.11.9 Parking
A. Shared Parking Agreements
Shared parking is encouraged for commercial, residential and/or office off-street parking. Parking facilities may be used jointly with parking facilities for other uses when operations are not normally conducted during the same hours or when peak hours vary. Shared parking agreements are subject to the approval of the Development Services Director and must meet the following conditions:

1. A parking study shall be submitted to the Development Services Director demonstrating that substantial conflict will not exist in the principal hours or periods of peak demand for the uses which the joint use is proposed.

2. Parking facilities designated for joint use should not be located further than ¼ mile from any structure or use served.

3. A shared parking agreement shall be prepared to the satisfaction of the City Attorney and executed by all parties concerned, assuring the continued availability of the number of stalls designated for joint use.

B. Parking Design Standards
The parking space requirements for uses in each land use designation area are provided in Section 3.2.1 to Section 3.2.10. The design standards for the parking areas are listed below:

1. Stall Size. Each parking space shall consist of a rectangular area not less than 9 feet wide by 19 feet long. The required minimum measurements may not include the exterior walls or supports of any structure. Parallel spaces shall be a minimum of 9 feet wide by 23 feet long. All parking spaces shall have a vertical clearance of not less than 7.5 feet. Parking spaces may overhang adjacent landscape areas up to 2.5 feet, provided the overhang does not extend into any required landscape setback area.

2. Motorcycle Stall Size. Those areas designated for use by motorcycles shall consist of a minimum usable area of 54 square feet.

3. Recreational Vehicles. Parking, storing or loading of recreational vehicles on public or private streets, other public areas or in driveways for more than 72 hours is prohibited.

4. Garage Size.
a. One-car garages for residential dwellings shall have a minimum interior dimension of 10 feet in width and 20 feet in depth of unobstructed area provided for parking purposes. 3-48 May 2020
Fanita Ranch Specific Plan
b. Two-car garages for residential dwellings shall have a minimum interior dimension of 20 feet in width and 20 feet in depth of unobstructed area provided for parking purposes. c. Two-car tandem garages for residential dwellings shall have a minimum interior dimension of 10 feet in width and 40 feet in depth of unobstructed area provided for parking purposes. d. All garages for residential dwellings shall provide a minimum vertical clearance of 7.5 feet.

5. Driveways.
a. Driveways providing access to garages, carports and parking areas serving more than one garage shall be a minimum width of 20 feet. Where feasible, shared driveways shall be used to reduce impermeable area. Where feasible, permeable surfaces, such as permeable concrete or permeable pavers, are encouraged.
b. All driveway and access way widths and designs must be approved by the Santee Fire Department for purposes of emergency accessibility.

6. Paving. Except in the Agriculture overlay areas, parking and loading facilities shall be surfaced and maintained with asphalt concrete, concrete or other permanent surface material sufficient to prevent mud, dust, loose material and other nuisances from entering the storm drain. Permeable surfaces, such as permeable concrete or permeable pavers, are allowed for parking lots. Crushed aggregate, rock, dirt or similar types of surfacing shall not be used as a permanent parking or loading facility surface but are permitted in Agriculture overlay areas. Unpaved roadways and parking in areas within the Agriculture overlay lands shall be designed to include swales and other BMPs.

7. Landscaping. Paved parking lots shall be landscaped according to the following standards:
a. A minimum of 10% of the total off-street parking area shall be landscaped with appropriate ground cover and at least one 24-inch box tree with root barrier at a ratio of one tree per 5 required parking spaces. Parking lot trees may be clustered and are not required to be spaced at regular intervals. The parking area shall be computed by adding the areas used for access drives, aisles, stalls, maneuvering and landscaping within the portion of the premises that is devoted to vehicular parking and circulation.
b. Each unenclosed parking facility shall provide a perimeter landscaped strip at least 5 feet wide (inside dimension) where the facility adjoins a side property line. The perimeter landscaped strip may include any landscaped setback or landscaped area otherwise required and shall be continuous, except for required access to the site or to the parking facility.

May 2020 3-49
Chapter 3: Land Use & Development Regulations

8. Drainage. All parking and loading facilities shall be graded and provided with permanent storm drainage facilities. Surfacing, curbing and drainage improvements shall be sufficient to preclude free flow of water onto adjacent properties, public streets, private streets or driveways and standing pools of water within the parking facility. Infiltration BMPs shall be integrated into the drainage design to reduce the quantity and velocity of storm water discharging into the storm drain system, consistent with the San Diego Regional Water Quality Control Board (SDRWQCB) requirements.

9. Lighting. Lighting within any parking facility or paved area shall be designed to reflect away from residential uses, adjacent properties, the Habitat Preserve, riparian areas and motorists. Light standards shall be a low-profile design and be compatible with the architectural design of adjacent buildings. Light fixtures shall not exceed 15 feet in overall height from the finished grade of the parking facility, except that light fixtures up to 25 feet in height may be permitted if it is determined by the Development Services Director that the size of the parking area and site design warrants a taller light fixture. Lighting shall be consistent with Section 5.9: Conceptual Lighting Plan. A photometric analysis shall be prepared demonstrating that the lighting program is consistent with the Fanita Ranch Specific Plan requirements provided herein.

10. Safety features. Parking lots, parking structures and loading facilities shall meet the following safety standards:
a. Safety barriers, protective bumpers or curbing and directional markers shall be provided to assure pedestrian/vehicular safety, efficient utilization and protection to landscaping, and prevent encroachment onto adjoining public or private property. b. Parking lot circulation shall be designed to ensure visibility of pedestrians, bicyclists and motorists when entering and exiting a parking facility and individual parking spaces. c. Internal circulation patterns, as well as the location and traffic direction of all access drives, shall be designed and maintained in accordance with accepted principles of traffic engineering and traffic safety.

11. Noise. Areas used for primary circulation of frequent idling of vehicle engines or for loading activities shall be designed and located to minimize impacts on adjoining properties. These areas shall include screening or sound baffling.

12. Screening. Unenclosed off-street parking areas shall be screened from view using one or any combination of the following methods:
a. Low profile walls, not exceeding 3.5 feet in height, consisting of stone, brick or similar types of decorative solid masonry materials.
3-50 May 2020
Fanita Ranch Specific Plan
b. Plant materials consisting of compact evergreen plants with a minimum height of 3.5 feet within 18 months after initial installation or screening as per (a) or (c) shall be installed. c. Berms. Earthen berm at least 3.5 feet above grade.
d. In order to allow law enforcement surveillance into parking lots, the above screening methods shall be designed to provide for view corridors into the site from adjacent streets and properties.

Screening and planting materials shall be approved by the Santee Fire Department.

13. Parking Structures. The following additional design standards shall apply to parking structures:
a. Storage lockers, when provided, shall be placed so as not to preclude parking of a vehicle in a stall.
b. A storage/maintenance room shall be included in the facility. c. High efficiency lighting shall be used in conjunction with daylighting for above grade structures. d. Elevators and/or stairwells shall be designed to allow complete visibility for persons entering and exiting.
e. Floor surfaces shall be non-slip surfaces.
f. Security devices shall be installed, such as surveillance cameras, audio and emergency call buttons.
g. When mechanical ventilation systems are required, they shall be high efficiency systems and back-up power systems shall be installed.
h. Points of intersection between pedestrians and vehicles shall be designed for adequate safety of movement; separate paths for the pedestrians from their cars to specific points of destination shall be integrated in the facility.
i. Wayfinding signs shall be installed.

14. Electric Vehicle (EV) Chargers. EV chargers shall be installed in all homes within the Low Density Residential land use designation areas, some homes in the Medium Density Residential, Active Adult and Village Center land use designation areas, as well as within the parking lots of commercial projects in the Village Centers (see Fanita Ranch EIR Appendix H, Greenhouse Gas Analysis).

May 2020 3-51
Chapter 3: Land Use & Development Regulations

3.2.11.10 Performance Standards
Performance standards for specific uses are provided below to maintain or remedy land use compatibility, security or crime control issues that may result in a nuisance to surrounding residents.

A. Agriculture and/or Animal Keeping in Agriculture Overlay Areas

1. All Agriculture overlay lands and associated operations shall be professionally managed to ensure the Farm is well maintained and farming activities do not become a nuisance to neighboring residents.

2. The site and activities on-site shall be designed to minimize noise. The use of mechanical equipment such as tractors, exhaust fans, circulating pumps and/or generators and other exterior noisegenerating operations that result in a one-hour average sound level of 50 decibels or more, as measured at the nearest adjacent residential property line, shall be limited to the hours of 7:00 a.m. and 7:00 p.m. Noise barriers shall be installed around any noise generating equipment if necessary to meet the required limitations.

3. All exterior lighting, including spotlights, floodlights, electric reflectors and other means of illumination for signs, structures, landscaping, parking, loading, unloading and similar areas, shall be focused, directed and arranged to prevent glare and direct illumination of streets, adjoining properties or the Habitat Preserve.

4. The site and activities on-site shall be designed to minimize offensive odors. An odor is offensive if it can be detected from a nearby residential or commercial use or an adjoining right-of-way. All poultry and animal enclosures shall be maintained in a clean, sanitary condition, free from offensive odors at all times. Evidence of unsanitary conditions includes, but is not limited to, numerous flies, fly larvae in the vicinity of the property, an accumulation of debris, refuse or manure, offensive odors and rat droppings. All composting, refuse, manure and any material conducive to the breeding of flies or which would create any offensive odor, shall be placed in suitable tight containers or bags until entirely removed from the premises or turned under the soil surface where such materials are used as fertilizer.

5. Composting, recycling and animal manure management practices on the Farm and in other Agriculture overlay areas shall be kept not less than 50 feet from any dwelling unit or public rightof-way. Screening may be required. Composting operations on the Farm and in other Agriculture overlay areas shall follow City of Santee, San Diego County and State of California best management practices and regulations as amended from time to time.

6. On-site advertising signs shall be consistent with Section 3.2.11.11: Signage of this Specific Plan and comply with all applicable City of Santee signage requirements. 3-52 May 2020
Fanita Ranch Specific Plan

7. All residential, commercial and mixed-use properties within Fanita Ranch shall record a Right-toFarm covenant to protect the ongoing operation of agricultural uses.

8. All agricultural areas shall be maintained in conformance with the Fire Protection Plan.

B. Sale of Alcohol
All businesses or establishments offering the sale of alcoholic beverages, for consumption both on and off-site, shall be required to obtain and continuously maintain all applicable California Department of Alcohol Beverage Control licenses. All City permits and business licenses related to the property and/or use shall be contingent upon the maintenance of required State licenses.

C. Places of Worship or Assembly

1. All places of worship and assembly shall maintain adequate circulation and access so as not to block or impede public rights-of-way or emergency access. The City shall reserve the right to require a parking and access management plan if the Development Services Director determines that the use, as operated or maintained, results in inadequate access and circulation.

2. The subject use shall be operated in a manner which does not create a public or private nuisance.

Any such nuisance must be abated immediately upon notice by the City.

3. The subject use shall be conducted in full compliance with all applicable local and state laws and regulations.

4. The site shall be maintained free of litter, refuse and debris. Cleaning shall include keeping all publicly used areas free of litter, trash, cigarette butts and garbage.

5. The subject use shall meet all requirements of the Santee Fire Department, including, but not limited, to the maximum occupancy of the facility.

3.2.11.11 Signage
A comprehensive community signage program for Fanita Ranch shall be submitted to the Development Services Director for review and approval prior to the issuance of the first building permit(s). All signage in Fanita Ranch shall comply with the applicable provisions of SMC Chapter 13.32, except when the comprehensive community signage program expressly provides any specific new or alternative standards. Temporary real estate wayfinding and identification signs indicating the name, location, use and related information of Fanita Ranch, Villages and model homes shall be addressed in the community signage program.

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Chapter 3: Land Use & Development Regulations

3.2.11.12 Stormwater Low Impact Development Standards
Fanita Ranch utilizes a comprehensive Low Impact Development (LID) design approach with the objectives of maintaining a landscape functionally equivalent to pre-development hydraulic conditions and minimizing the generation of pollutants of concern to protect water quality and associated aquatic habitat. Development projects within Fanita Ranch shall include, but not be limited to, the following measures:

A. Applicable and feasible LID practices and best management practices (BMPs) consistent with the City of Santee BMP Design Manual, County of San Diego LID Manual and the Fanita Ranch EIR.

B. Source control and treatment control BMPs that reduce storm water pollutants of concern in urban runoff, including storm drain system stenciling and signage, inlets fitted with State certified trash capture devices, fully enclosed outdoor trash and material storage areas, and efficient irrigation systems.

C. LID BMPs, where feasible, that minimize disturbances to natural drainages, maximize infiltration, provide retention, slow runoff, minimize impervious footprint, direct runoff from impervious areas into landscaping, minimize soil compaction, and construct impervious surfaces to minimum widths necessary provided that public safety and a walkable environment for pedestrians are not compromised. Examples of Site Design LID BMPs include using permeable pavements, rain gardens, rain barrels, grassy swales, soil amendments and native plants.

D. Green Street techniques along portions of Fanita Parkway, Cuyamaca Street and Magnolia Avenue that include bio-filtration features to slow, filter and cleanse stormwater runoff from imperious surfaces.

E. Buffer zones for natural water bodies, where feasible. Where buffer zones are infeasible, other buffers such as trees, access restrictions, etc., shall be implemented where feasible.

F. For development projects with landscaped or other pervious areas, impervious areas (rooftops, parking lots, sidewalks, walkways, patios, etc.) shall drain into pervious areas prior to discharging to the municipal separate storm sewer systems (MS4s). The amount of runoff from impervious areas to be drained to pervious areas shall correspond with the total capacity of the project’s pervious areas to infiltrate or treat runoff, taking into considerations the pervious areas’ soil condition, slope, and other pertinent factors.

G. For development projects with landscaped or other pervious areas, properly design and construct the pervious areas to effectively receive and infiltrate or treat runoff from impervious areas, taking into consideration the pervious areas’ soil conditions, slope and other pertinent factors. 3-54 May 2020
Fanita Ranch Specific Plan
H. For development projects with low-traffic areas and appropriate soil conditions, construct a portion of walkways, trails, overflow parking lots, alleys or other low-traffic areas with permeable surfaces, such as pervious concrete, porous asphalt, unit pavers and granular materials. Additional provisions for parking lot paving, landscaping and drainage are included in Section 3.2.11.9: Parking.

I. All structural post-construction BMPs within the project shall be operated and maintained into perpetuity. Proof of on-going, long-term maintenance of all post-construction BMPs shall be submitted annually to the Development Services Director or designee.

J. Provide pet waste stations and trash receptacles at parks and along trails, where appropriate, to encourage responsible cleanup by residents.

May 2020 4-1
Chapter 4:

Mobility

4.1 Mobility Plan
The Mobility Plan for Fanita Ranch focuses on reducing the number and the length of vehicle trips and providing alternatives to fossil fuel-powered vehicle use. This is achieved through organizing land uses to locate services and goods close to homes, and optimizing circulation systems to create direct, efficient, safe and comfortable routes for a variety of transportation modes. The Specific Plan Area land uses are designed to meet the daily needs of the Fanita Ranch residents to minimize trips outside of the Specific Plan Area. Emphasis is placed on encouraging transportation modes that generate fewer emissions, such as walking, biking, electric vehicles, transit and ride-sharing.

4.1.1 Regional Access
Santee is accessible via State Route 52 (SR-52), which connects to Interstate 5 (I-5) and Interstate (I805) in the west and State Route 67 (SR-67) in the east. SR-67 and State Route 125 (SR-125), which also connects to SR-52, both provide connections to I-8 south of Santee. From SR-52, Fanita Ranch can be accessed directly from Cuyamaca Street, or indirectly via Mast Boulevard to Fanita Parkway or the extension of Magnolia Avenue from the existing terminus at Princess Joann Road to Cuyamaca Street.

4.1.2 Complete Streets
Streets within Fanita Ranch, as shown in Exhibit 4.1: Circulation Plan, are designed as a system of Complete Streets that safely accommodate and support multiple user types, including motorists, pedestrians, bicycles and transit riders. The benefits of Complete Streets include the following:

A. Improved safety for multiple user types by providing adequate facilities and reducing traffic speeds.

B. Balanced transportation systems that provide direct connections, variety of transportation choices, and reduced traffic congestion.

C. Opportunities for healthier, more active lifestyles that include walking and bicycling. 4-2 May 2020
Fanita Ranch Specific Plan
Exhibit 4.1: Circulation Plan
Magnolia Avenue
Chaparral
Drive
El Nopal
Woodglen
Vista Drive
Street “A”
Cuyamaca Street
Fanita Parkway
Ganley
Road
Lake Canyon
Road
Mast Boulevard
Carlton Hills Blvd.

Stre et“N”
Fanita Parkway
Street “V”
Street “E”
Street “T”
Street “W”
17 10
8 8
8 12
12 7
8 7
3 9
2 1
1a
4 17
16 16
6 15
11 16
20 16
16 18
19 16
16 16
16 5
19 17
16 12
15 12
13 16
14 17
not to scale
Fanita Parkway (4-Lane Pkwy/Maj. Arterial)
Fanita Parkway (3-Lane Pkwy)
Cuyamaca Street, Off-Site (4-Lane Maj. Arterial)
Cuyamaca Street, On & Off-Site (2-Lane Pkwy Type 1)
Fanita Parkway (2-Lane Pkwy Type II)
Fanita Parkway (2-Lane Pkwy Type III)
Residential Collector Type I
Residential Collector Type II
Residential Collector Type III
Magnolia Avenue, Off-Site (Collector Type IV)
Cuyamaca Street (Residential Collector Type V)
Cuyamaca Street (Village Collector)
Residential Collector Type VII
Village Street Type I
Village Street Type II
Village Street Type III
Residential Street
Split Residential Street (One-Way)
Carlton Hills Boulevard (Private Street)
Private Residential Street
Private Residential Driveway
Roundabout
1 1a
4 5
2 3
10 9
8 12
6 7
16 18
17 19
20 11
13 14
15 LEGEND
May 2020 4-3
Chapter 4: Mobility
The Fanita Ranch Specific Plan establishes the street designs within the boundaries of the Specific Plan Area. Street improvements associated with development in Fanita Ranch include the extension of existing streets and the construction of a new internal system of public and private streets. The Specific Plan establishes a network of streets of varying design capacities tailored to meet the unique concepts of the three Villages. The Specific Plan street designs address safety, aesthetics and functionality as well as site constraints. The difference between the Specific Plan streets and the City of Santee Public Works Standards (February 1998) related to the street right-of-way (ROW) widths, curb-to-curb dimensions, sidewalk and median configurations are described in Appendix B: Fanita Ranch Street Design.

Within the Specific Plan Area, specially designed street sections respond to the physical characteristics of the site, including steep terrain and environmentally sensitive areas, and express the agrarian character through design and landscaping. Streets within Fanita Ranch are intended to provide diversity, uniqueness, and strong neighborhood identity while optimizing efficiency and user safety.

Design elements include roundabouts, split streets, landscaped medians and parkways that will be planted with native and edible plant species to complement adjacent open space areas and the Farm.

Roadways that pass through open space areas are designed to minimize impacts to habitat, maximize views to natural features and encourage the feasibility of potential wildlife crossings. Table 4.1: Street Design Criteria provides the design criteria for the streets within the Specific Plan Area. Street cross sections and landscape treatments are provided in Section 4.2: Street Corridor & Landscape Standards.

Unless expressly provided otherwise herein, the street design criteria and standards contained in this Specific Plan shall govern over other applicable City street design criteria and standards with respect to Fanita Ranch.
4-4 May 2020
Fanita Ranch Specific Plan
Table 4.1: Street Design Criteria

FANITA RANCH SPECIFIC PLAN

STREET DESIGN CRITERIA

PROPOSED SECTION – FANITA

SPECIFIC PLAN

ADT RANGE
(Santee Mobility
Element Equivalent) Estimated
ADT
DESIGN
SPEED
MPH
TRAVEL

LANES BIKE LANE PARKING
MEDIAN
WIDTH
(FT)

CURB TO

CURB (FT) ROW (FT)
MAX
GRADE
% (f)
MAX GRADE %

THROUGH

INTERSECTION
MAX CENL.

INTERSECTION

ANGLE (DEG)
MIN. CENL (e)

RADIUS (FT)
STD. CROWN/

FULL SUPER
MIN.

TRAFFIC
INDEX

STOPPING
SIGHT
DISTANCE NO. NAME
1 FANITA PARKWAY
4 LANE PARKWAY
15,000-40,000
4-Lane Parkway/
Major Arterial
City Std. Optn. 2
15,460 50(g) 4-12’ CLASS I &
II

EMERGENCY,

BOTH SIDES
14’(b)
RAISED 68’, 76’ 89’, 97’ 7 5 10 1400/850 8.5 430’
1a FANITA PARKWAY
3 LANE PARKWAY
15,000-40,000
4-Lane Parkway/
Major Arterial
City Std. Optn. 2
15,130 50(g) 2-12' +
1-12'

CLASS I &
II

EMERGENCY,

BOTH SIDES
14’(b)
RAISED 57’, 65’ 89’-97’ 7 5 10 1400/850 8.5 430’
2 Offsite

CUYAMACA
STREET
4 LANE MAJOR

ARTERIAL
15,000-40,000
4-Lane Major Arterial 18,630 50 4-12’ CLASS II EMERGENCY, BOTH SIDES 14’
RAISED 82’ 102’ 7 5 10 1400/850 8.5 430’
3 On &
Offsite

CUYAMACA
STREET
2 LANE PARKWAY
TYPE I
5,000-15,000
2-Lane Parkway w/
TWLTL
13,920 40(d) 2-12' CLASS II EMERGENCY,

BOTH SIDES
10’(b)
RAISED 52’, 56’ 70’, 74’ 12 5 10 800/550 8.0 300’
4 FANITA PARKWAY
2 LANE PARKWAY

TYPE II
5,000-15,000
2-Lane Parkway w/
TWLTL
12,350 40(d) 2-12' CLASS I &
II

EMERGENCY,

BOTH SIDES
14’(b)
RAISED 48’, 56’ 69’, 77’ 12 5 10 800/550 8.0 300’
5 FANITA PARKWAY
2 LANE PARKWAY

TYPE III
5,000-15,000
2-Lane Parkway w/
TWLTL
9,730 40(d) 2-12' CLASS I &
II

YES ONE SIDE,

EMERGENCY

ONE SIDE
10’
RAISED 57’ 83’ 10 5 10 800/550 8.0 300’
6 RESIDENTIAL

COLLECTOR
TYPE I
4,000-10,000
Residential Collector/
2-Lane Parkway
7,400 35(d) 2-12' CLASS II YES ONE SIDE 10’
PAINTED 53’ 59’, 69’ 13 5 10 610/400 7.5 250’
7 RESIDENTIAL

COLLECTOR

TYPE II
4,000-10,000
Residential Collector/
2-Lane Parkway
6,480 35(g) 2-12' CLASS II EMERGENCY,
BOTH SIDES 6’ RAISED 48’ 62’ 15 5 10 610/400 7.5 250’
8 RESIDENTIAL

COLLECTOR

TYPE III
4,000-10,000
Residential Collector/
2-Lane Parkway
6,480 35(d) 2-12' CLASS II EMERGENCY,

BOTH SIDES
14’
RAISED 56’ 78’, 83’ 12(a) 5 10 610/400 7.5 250’
9 Offsite

MAGNOLIA
AVENUE

COLLECTOR

TYPE IV
4,000-10,000
Collector/
2-Lane Parkway
6,310 35(g)(j) 2-13’ CLASS II YES, BOTH
SIDES
12’
PAINTED 52’ 67’ 12 5 10 610/400 7.5 250’
10 CUYAMACA
STREET

RESIDENTIAL

COLLECTOR
TYPE V
4,000-10,000
Residential Collector/
2-Lane Parkway
6,180 35(d)(g) 2-12' CLASS II EMERGENCY,

BOTH SIDES
10’
RAISED 52’ 75’ 15(a) 5 10 610/400 7.5 250’
11 VILLAGE

COLLECTOR
4,000-10,000
Residential Collector/
2-Lane Parkway
6,180 35(d) 2-12.5’ N/A YES, BOTH
SIDES(c) N/A 64’ 88’ 10 5 10 610/400 7.5 250’
12 RESIDENTIAL

COLLECTOR

TYPE VII
4,000-10,000
Residential Collector/
2-Lane Parkway
4,300 25(d) 2-12' N/A YES, BOTH
SIDES N/A 40’ 62’, 63’ 12(a) 5 10 200 7.5 160’
13 VILLAGE STREET
TYPE I
2,200
(LOCAL) 25 2-12’ N/A YES, BOTH SIDES
20’
RAISED 60’ 80’ 12 5 10 200 5.0 160’
14 VILLAGE STREET

TYPE II
2,200
(LOCAL) 25 1-12.5’+ 1-10’ N/A YES, BOTH SIDES N/A 50’ 70’ 12 5 10 200 5.0 160’ 15 VILLAGE STREET

TYPE III
2,200
(LOCAL) 25 2-10’ N/A YES, BOTH SIDES N/A 36’ 56’ 12 5 10 200 5.0 160’ 16 RESIDENTIAL
STREET
2,200
(LOCAL) 25 2-10’ N/A YES, BOTH SIDES(c) N/A 36’ 57’, 58’, 62’ 15(a) 5 10 200 5.0 160’
17 RESIDENTIAL
STREET
2,200
(LOCAL) 25 2-10’ N/A YES, BOTH SIDES(c) N/A 42’ VARIES
PER PLAN 15(a) 5 10 200 5.0 160’
18 PRIVATE

RESIDENTIAL
STREET
2,200
(LOCAL) 25 2-12’ N/A YES, ONE SIDE N/A 32’ 70’(i) 12 5 10 200 5.0 160’ 19 PRIVATE

RESIDENTIAL
STREET
1,100
(PRIVATE) 15 2 N/A SEE PLAN N/A VARIES PER PLAN
VARIES
PER PLAN 12 5 10 35 5.0 100’
20 PRIVATE

RESIDENTIAL

DRIVEWAY
1,100
(PRIVATE) 15 2 N/A N/A N/A VARIES PER PLAN
VARIES
PER PLAN 12 5 10 35 5.0 100’
NOTES:

A. THE STREETS WITH A GRADIENT EXCEEDING 12% SHALL BE PCC IN ACCORDANCE WITH PUBLIC WORKS STANDARDS, CITY OF SANTEE.

B. MEDIAN WIDTH MAY BE REDUCED TO 6' IN THE VICINITY OF WETLAND AND/OR BIOLOGICAL IMPACTS PROVIDED THE REQUIRED TURN POCKETS FUNCTION PROPERLY. PARKWAY AND MEDIAN MAY HAVE UP TO A 4:1 SLOPE WHERE SHOWN ON PLANS.

C. PARKING MAY BE ELIMINATED ON ONE SIDE WHERE SHOWN ON PLANS.

D. ENTRY DESIGN SPEED OF A ROUNDABOUT SHALL BE 20 MPH.

E. CURVE RADII SHOWN ARE PER CALTRANS TABLE 202.2 ASSUMING STANDARD CROWN SECTION. MINIMUM CENTERLINE RADIUS ON SUPER ELEVATED STREETS SHALL BE PER CITY OF SANTEE PUBLIC WORKS STANDARDS TABLE A.

F. LIGHTED SAG VERTICAL CURVES CALCULATED AS L=0.0215AV² MAY BE USED ON ANY STREET PROVIDED THAT STREET LIGHTS ARE INSTALLED TO THE SATISFACTION OF THE DIRECTOR OF DEVELOPMENT SERVICES.

G. PARKWAY – PARKWAY IS DEFINED BY THE CITY OF SANTEE MOBILITY ELEMENT AS “ROADWAYS REQUIRING UNIQUE DESIGN APPLICATIONS WHERE STANDARD DESIGNS CANNOT BE UTILIZED BECAUSE OF STEEP TERRAIN, RIGHT-OF-WAY CONSTRAINTS, SPECIAL DEVELOPMENT NEEDS AND/OR OTHER SPECIAL CONDITIONS. DUE TO SIGNIFICANT VARIATION ALONG PARKWAY CROSS-SECTIONS, A TYPICAL CROSS-SECTION IS NOT PROVIDED.” H. THE FANITA RANCH SPECIFIC PLAN USES CALTRANS STANDARDS FOR HORIZONTAL AND VERTICAL DESIGN GEOMETRY BASED ON THE ASSIGNED DESIGN SPEED FOR EACH ROADWAY TYPE. UNLESS OTHERWISE NOTED STREET DESIGN SHALL CONFORM TO CITY OF SANTEE STANDARDS.

I. EXISTING 70’ ROADWAY EASEMENT.

J. THE DESIGN SPEED OF MAGNOLIA AVENUE BETWEEN PRINCESS JOANN ROAD AND CUYAMACA STREET IS 40 MPH; HOWEVER, THE VERTICAL GRADE DOES NOT MEET THE 40 MPH DESIGN SPEED DUE TO CONDITIONS (TERRAIN CONSTRAINTS) FOR WHICH A DESIGN VARIANCE IS PROVIDED ON THE VESTING TENTATIVE MAP.

FANITA RANCH SPECIFIC PLAN

STREET DESIGN CRITERIA

PROPOSED SECTION – FANITA

SPECIFIC PLAN

ADT RANGE
(Santee Mobility
Element Equivalent) Estimated
ADT
DESIGN
SPEED
MPH
TRAVEL

LANES BIKE LANE PARKING
MEDIAN
WIDTH
(FT)

CURB TO

CURB (FT) ROW (FT)
MAX
GRADE
% (f)
MAX GRADE %

THROUGH

INTERSECTION
MAX CENL.

INTERSECTION

ANGLE (DEG)
MIN. CENL (e)

RADIUS (FT)
STD. CROWN/

FULL SUPER
MIN.

TRAFFIC
INDEX

STOPPING
SIGHT
DISTANCE NO. NAME
1 FANITA PARKWAY
4 LANE PARKWAY
15,000-40,000
4-Lane Parkway/
Major Arterial
City Std. Optn. 2
15,460 50(g) 4-12’ CLASS I &
II

EMERGENCY,

BOTH SIDES
14’(b)
RAISED 68’, 76’ 89’, 97’ 7 5 10 1400/850 8.5 430’
1a FANITA PARKWAY
3 LANE PARKWAY
15,000-40,000
4-Lane Parkway/
Major Arterial
City Std. Optn. 2
15,130 50(g) 2-12' +
1-12'

CLASS I &
II

EMERGENCY,

BOTH SIDES
14’(b)
RAISED 57’, 65’ 89’-97’ 7 5 10 1400/850 8.5 430’
2 Offsite

CUYAMACA
STREET
4 LANE MAJOR

ARTERIAL
15,000-40,000
4-Lane Major Arterial 18,630 50 4-12’ CLASS II EMERGENCY, BOTH SIDES 14’
RAISED 82’ 102’ 7 5 10 1400/850 8.5 430’
3 On &
Offsite

CUYAMACA
STREET
2 LANE PARKWAY
TYPE I
5,000-15,000
2-Lane Parkway w/
TWLTL
13,920 40(d) 2-12' CLASS II EMERGENCY,

BOTH SIDES
10’(b)
RAISED 52’, 56’ 70’, 74’ 12 5 10 800/550 8.0 300’
4 FANITA PARKWAY
2 LANE PARKWAY

TYPE II
5,000-15,000
2-Lane Parkway w/
TWLTL
12,350 40(d) 2-12' CLASS I &
II

EMERGENCY,

BOTH SIDES
14’(b)
RAISED 48’, 56’ 69’, 77’ 12 5 10 800/550 8.0 300’
5 FANITA PARKWAY
2 LANE PARKWAY

TYPE III
5,000-15,000
2-Lane Parkway w/
TWLTL
9,730 40(d) 2-12' CLASS I &
II

YES ONE SIDE,

EMERGENCY

ONE SIDE
10’
RAISED 57’ 83’ 10 5 10 800/550 8.0 300’
6 RESIDENTIAL

COLLECTOR
TYPE I
4,000-10,000
Residential Collector/
2-Lane Parkway
7,400 35(d) 2-12' CLASS II YES ONE SIDE 10’
PAINTED 53’ 59’, 69’ 13 5 10 610/400 7.5 250’
7 RESIDENTIAL

COLLECTOR

TYPE II
4,000-10,000
Residential Collector/
2-Lane Parkway
6,480 35(g) 2-12' CLASS II EMERGENCY,
BOTH SIDES 6’ RAISED 48’ 62’ 15 5 10 610/400 7.5 250’
8 RESIDENTIAL

COLLECTOR

TYPE III
4,000-10,000
Residential Collector/
2-Lane Parkway
6,480 35(d) 2-12' CLASS II EMERGENCY,

BOTH SIDES
14’
RAISED 56’ 78’, 83’ 12(a) 5 10 610/400 7.5 250’
9 Offsite

MAGNOLIA
AVENUE

COLLECTOR

TYPE IV
4,000-10,000
Collector/
2-Lane Parkway
6,310 35(g)(j) 2-13’ CLASS II YES, BOTH
SIDES
12’
PAINTED 52’ 67’ 12 5 10 610/400 7.5 250’
10 CUYAMACA
STREET

RESIDENTIAL

COLLECTOR
TYPE V
4,000-10,000
Residential Collector/
2-Lane Parkway
6,180 35(d)(g) 2-12' CLASS II EMERGENCY,

BOTH SIDES
10’
RAISED 52’ 75’ 15(a) 5 10 610/400 7.5 250’
11 VILLAGE

COLLECTOR
4,000-10,000
Residential Collector/
2-Lane Parkway
6,180 35(d) 2-12.5’ N/A YES, BOTH
SIDES(c) N/A 64’ 88’ 10 5 10 610/400 7.5 250’
12 RESIDENTIAL

COLLECTOR

TYPE VII
4,000-10,000
Residential Collector/
2-Lane Parkway
4,300 25(d) 2-12' N/A YES, BOTH
SIDES N/A 40’ 62’, 63’ 12(a) 5 10 200 7.5 160’
13 VILLAGE STREET
TYPE I
2,200
(LOCAL) 25 2-12’ N/A YES, BOTH
SIDES
20’
RAISED 60’ 80’ 12 5 10 200 5.0 160’
14 VILLAGE STREET

TYPE II
2,200
(LOCAL) 25 1-12.5’+ 1-10’ N/A YES, BOTH SIDES N/A 50’ 70’ 12 5 10 200 5.0 160’ 15 VILLAGE STREET

TYPE III
2,200
(LOCAL) 25 2-10’ N/A YES, BOTH
SIDES N/A 36’ 56’ 12 5 10 200 5.0 160’
16 RESIDENTIAL
STREET
2,200
(LOCAL) 25 2-10’ N/A YES, BOTH SIDES(c) N/A 36’ 57’, 58’, 62’ 15(a) 5 10 200 5.0 160’
17 RESIDENTIAL
STREET
2,200
(LOCAL) 25 2-10’ N/A YES, BOTH SIDES(c) N/A 42’ VARIES
PER PLAN 15(a) 5 10 200 5.0 160’
18 PRIVATE

RESIDENTIAL
STREET
2,200
(LOCAL) 25 2-12’ N/A YES, ONE SIDE N/A 32’ 70’(i) 12 5 10 200 5.0 160’ 19 PRIVATE

RESIDENTIAL
STREET
1,100
(PRIVATE) 15 2 N/A SEE PLAN N/A VARIES PER PLAN
VARIES
PER PLAN 12 5 10 35 5.0 100’
20 PRIVATE

RESIDENTIAL

DRIVEWAY
1,100
(PRIVATE) 15 2 N/A N/A N/A VARIES PER PLAN
VARIES
PER PLAN 12 5 10 35 5.0 100’
NOTES:

A. THE STREETS WITH A GRADIENT EXCEEDING 12% SHALL BE PCC IN ACCORDANCE WITH PUBLIC WORKS STANDARDS, CITY OF SANTEE.

B. MEDIAN WIDTH MAY BE REDUCED TO 6' IN THE VICINITY OF WETLAND AND/OR BIOLOGICAL IMPACTS PROVIDED THE REQUIRED TURN POCKETS FUNCTION PROPERLY. PARKWAY AND MEDIAN MAY HAVE UP TO A 4:1 SLOPE WHERE SHOWN ON PLANS.

C. PARKING MAY BE ELIMINATED ON ONE SIDE WHERE SHOWN ON PLANS.

D. ENTRY DESIGN SPEED OF A ROUNDABOUT SHALL BE 20 MPH.

E. CURVE RADII SHOWN ARE PER CALTRANS TABLE 202.2 ASSUMING STANDARD CROWN SECTION. MINIMUM CENTERLINE RADIUS ON SUPER ELEVATED STREETS SHALL BE PER CITY OF SANTEE PUBLIC WORKS STANDARDS TABLE A.

F. LIGHTED SAG VERTICAL CURVES CALCULATED AS L=0.0215AV² MAY BE USED ON ANY STREET PROVIDED THAT STREET LIGHTS ARE INSTALLED TO THE SATISFACTION OF THE DIRECTOR OF DEVELOPMENT SERVICES.

G. PARKWAY – PARKWAY IS DEFINED BY THE CITY OF SANTEE MOBILITY ELEMENT AS “ROADWAYS REQUIRING UNIQUE DESIGN APPLICATIONS WHERE STANDARD DESIGNS CANNOT BE UTILIZED BECAUSE OF STEEP TERRAIN, RIGHT-OF-WAY CONSTRAINTS, SPECIAL DEVELOPMENT NEEDS AND/OR OTHER SPECIAL CONDITIONS. DUE TO SIGNIFICANT VARIATION ALONG PARKWAY CROSS-SECTIONS, A TYPICAL CROSS-SECTION IS NOT PROVIDED.” H. THE FANITA RANCH SPECIFIC PLAN USES CALTRANS STANDARDS FOR HORIZONTAL AND VERTICAL DESIGN GEOMETRY BASED ON THE ASSIGNED DESIGN SPEED FOR EACH ROADWAY TYPE. UNLESS OTHERWISE NOTED STREET DESIGN SHALL CONFORM TO CITY OF SANTEE STANDARDS.

I. EXISTING 70’ ROADWAY EASEMENT.

J. THE DESIGN SPEED OF MAGNOLIA AVENUE BETWEEN PRINCESS JOANN ROAD AND CUYAMACA STREET IS 40 MPH; HOWEVER, THE VERTICAL GRADE DOES NOT MEET THE 40 MPH DESIGN SPEED DUE TO CONDITIONS (TERRAIN CONSTRAINTS) FOR WHICH A DESIGN VARIANCE IS PROVIDED ON THE VESTING TENTATIVE MAP.

May 2020 4-5
Chapter 4: Mobility

4.1.3 Traffic Calming Plan
The purpose of the Fanita Ranch Traffic Calming Plan is to lower the vehicle speeds on neighborhood streets without restricting access. This Traffic Calming Plan includes a set of street designs that slow and reduce traffic speeds while encouraging walkers and cyclists to share the street. The intent in implementing traffic calming measures throughout Fanita Ranch is to create streets that are valuable public spaces shared equally by all users.

The overall goals of the Traffic Calming Plan are to:
• Improve the quality of life for residents;
• Reduce impacts of motor vehicles on local and collector streets; • Create safe and attractive streets; and
• Create a friendly environment for pedestrians and bicyclists.

The objectives of the Traffic Calming Plan are to:
• Increase the level of respect for non-motorists;
• Create a feeling of safety for all users;
• Improve safety and convenience for all users;
• Reduce traffic accidents;
• Reduce noise;
• Provide space for non-vehicular users;
• Enhance street appearance;
• Reduce vehicular speed; and
• Reduce the need for enforcement.

Traffic calming measures are designed to physically force drivers to slow down to avoid an uncomfortable driving experience. Traffic calming measures can also be designed to achieve a desired speed limit which drivers are physically compelled to meet. Design considerations include safety, maintenance, emergency vehicle access, self-enforcement and drainage. There are a variety of traffic calming measures that are widely used throughout the United States. The Fanita Ranch Traffic Calming Plan includes the traffic calming measures described in Table 4.2: Traffic Calming Measures and identified in Exhibit 4.2: Conceptual Traffic Calming Plan. The traffic calming measures are depicted in Exhibits 4.3.1 to 4.3.6. Exhibit 4.2: Conceptual Traffic Calming Plan depicts the conceptual locations of proposed traffic calming measures. The final locations of these measures will be determined during final engineering.
4-6 May 2020
Fanita Ranch Specific Plan
Magnolia Avenue
Chaparral
Drive
El Nopal
Woodglen
Vista Drive
Street “A” Street “W” Cuyamaca Street
Fanita Parkway
Ganley
Road
Lake Canyon
Road
Mast Boulevard
Carlton Hills Blvd.

Street “V”
Fanita Parkway
(TBD)
(TBD)
(TBD)
Exhibit 4.2: Conceptual Traffic Calming Plan not to scale Gateway with Roundabout
Roundabout
Chicane
Raised Crosswalk
Intersection Pop-out
Yellow Flashing Beacons with Advisory
Speed Sign (Potential Locations)
Location to be Determined with
Site Plan
LEGEND
(TBD)
Conceptual traffic calming measure locations only; final locations to be determined during final engineering.

May 2020 4-7
Chapter 4: Mobility
Table 4.2: Traffic Calming Measures

TRAFFIC CALMING MEASURES
Traffic Calming Measure Description Benefit/Target
Gateways Treatments include the use of signs,
landscaping, special paving, and
community identity monuments placed
at the entrances to a neighborhood or
community announcing to motorists
that they are entering a community
where there is a significant change in the
driving environment.
 Reduces Speed
 Improves Safety
 Enhances Community
Aesthetics
Roundabouts Roundabouts include a raised center
landscaped island, special paving, splitter
islands, accessible pedestrian crossings
and pedestrian/bike refuge islands
 Reduces Speed
 Improves Safety
 Provides Multi-Modal
Accommodations
 Improves traffic movement
 Replaces traffic stops/signals
Chicanes A chicane is a channelization that causes
a single or series of tight turns in
opposite directions on an otherwise
straight section of a street. The
combination of narrowed street width, a
wider raised median and the serpentine
path of travel slows traffic.
 Reduces Speed
 Improves Safety
Raised Medians / Split Street Includes raised plantable median areas at the center of a street and split streets with
park or open space areas in the center.
 Reduces Speed
 Reduces Cut-through Volume
 Improves Safety
 Multi-Modal
Accommodations
Intersection Pop-Outs Intersection pop-outs are curb
extensions that narrow the street at
intersections by widening the sidewalks
at the point of crossing. They are used to
make pedestrian crossings shorter and
reduce the visual width of a long street.

Pop-outs can also be used at
intersections to create a street gateway
effect, visually announcing an entrance
to a neighborhood.
 Reduces Speed
 Improves Pedestrian Safety
 Provides Multi-Modal
Accommodations
Raised Crosswalk A raised crosswalk is essentially a speed table and is typically approximately 3.5
inches high and 22 feet long in the
direction of travel with 6-foot ramps at
the ends and a 10-foot field top. Final
dimensions to be determined during
final engineering
 Reduces Speed
 Enhances Pedestrian Safety

4-8 May 2020
Fanita Ranch Specific Plan
Table 4.2: Traffic Calming Measures (cont.) TRAFFIC CALMING MEASURES (Cont.) Traffic Calming Measure Description Benefit/Target
Lane Narrowing Travel lanes are narrowed by reducing
the paving width from standards and
may include pavement markings
 Reduces Speed
 Improves Safety
 Provides Multi-Modal
Accommodations
On-Street Bicycle Facilities Bicycle lanes are designated through the use of signage and pavement markings
identifying separate travel lanes for
bicycles
 Reduces Speed
 Improves Safety
 Provides Multi-Modal
Accommodations
On-Street Parking Striped diagonal parking or parallel
parking along one or both sides of a
street
 Reduces Speed
 Improves Safety
Yellow Flashing Beacons with
Advisory Speed Signs
Yellow flashing beacons with advisory
speed signs that alert drivers of steep
roadway grades and to reduce speed on
Magnolia Avenue
 Reduces Speed
 Improves Safety
May 2020 4-9
Chapter 4: Mobility
not to scale Exhibit 4.3.1: Conceptual Traffic Calming Gateway Design For illustrative purposes only; final design may vary.

PRESERVE
WATER

RESERVOIR

PRESERVE

PRESERVE

PASTURE

PASTURE
FARM

LANDMARK FARM

OPERATIONS BARN

TRAILHEAD

HABITAT

HABITAT

HABITAT

PRIMITIVE
TRAIL

ICONIC FARM

STRUCTURE
WILDLIFE UNDERCROSSING TUNNEL

THEMATIC

FARM FENCING

NATURAL AND

COMPOSED BOULDER

CLUSTERS

INFORMAL OAK/

CHAPARRAL STYLE

PLANTING

RIPARIAN ENHANCEMENT

AND PRESERVATION AREA
Note: Refer to Exhibit 4.13: Trails Map
for detail regarding trail types and widths.

POTENTIAL TRAIL

ACCESS POINT
4-10 May 2020
Fanita Ranch Specific Plan
Exhibit 4.3.2: Conceptual Roundabout Design not to scale For illustrative purposes only; final design may vary.

May 2020 4-11
Chapter 4: Mobility
not to scale Exhibit 4.3.3: Conceptual Chicane Design
For illustrative purposes only; final design may vary.
24' 6' 32'
24' 16' 32'
6' VILLAGE TRAIL
35 MPH UPHILL

TRAVEL LANE

BIKE LANE
35 MPH DOWNHILL

TRAVEL LANE

LOW GROUNDCOVER

AND ACCENT PLANTING

TO BLEND WITH

ADJACENT NATURAL

LANDSCAPE

BIKE LANE

V A R I A B L E S L O P E
35 MPH DOWNHILL
TRAVEL LANE25 MPH DOWNHILL CHICANE
250'

COBBLE MEDIAN
PAVING

ROLLED CURB
5' SIDEWALK
4-12 May 2020
Fanita Ranch Specific Plan
Exhibit 4.3.4: Conceptual Raised Crosswalk
For illustrative purposes only; final design may vary.
not to scale
May 2020 4-13
Chapter 4: Mobility
Exhibit 4.3.5: Conceptual Intersection Pop-outs & On-Street Parking not to scale For illustrative purposes only; final design may vary.

POP-OUT AT

INTERSECTION

ENHANCED

CROSSWALK

ON-STREET

PARALLEL PARKING

STREET TREE IN

TREE GRATE

ON-STREET
45° PARKING

STREET TREE

IN PLANTER

POP-OUT AT

INTERSECTION

19.5'
18'
9'
4-14 May 2020
Fanita Ranch Specific Plan
Exhibit 4.3.6: Other Conceptual Traffic Calming Devices not to scale For illustrative purposes only; final design may vary.

May 2020 4-15
Chapter 4: Mobility

4.1.4 Bicycle Circulation
Bicycle circulation throughout the community is provided through a combination of on-street bike lanes and off-street multi-purpose trails as illustrated in Exhibit 4.4: Bicycle Circulation Plan. The Habitat Preserve offers mountain biking trails and uses existing trail routes to the extent feasible to avoid sensitive habitat areas. Bicycle trails are designed for both recreation and to provide direct access between the Villages.

To further promote bicycling within Fanita Ranch, each Village is envisioned to provide a bike station within the Village Centers where riders have access to water and air, electric bike charging stations and a bicycle sharing system. Bicycle parking will be provided at the school site, the Farm, the Village Centers, the community park and neighborhood parks, and within all multi-family neighborhoods to further support bicycling as a viable alternative to vehicle use. 4-16 May 2020
Fanita Ranch Specific Plan
Magnolia Avenue
Chaparral
Drive
El Nopal
Woodglen
Vista Drive
Street “A”
Cuyamaca Street
Fanita Parkway
Ganley
Road
Lake Canyon
Road
Carlton Hills Blvd.

Fanita Parkway
Street “W”
Street “V”
Mast Boulevard
Princess
Joann
Road
Connection
to SDG&E
Service Road
Connection to Stowe
Trail and Weston
Connection to Stowe Trail
and Goodan Ranch
Via MCAS Miramar
Connection to
Oak Creek Drive
Connection to
Crazy Horse Drive
Connection to
Sycamore Canyon
County Preserve
(Equestrian Trail)
Connection to
Mission Trails Regional Park
Via Mast Blvd.
(Equestrian
Trail)
Connection to
Summit Crest Drive
Exhibit 4.4: Bicycle Circulation Plan
For illustrative purposes only; final design may vary.

Class II On-Street Bike Lane w/Buffer
Multi-Purpose Trail/Class I Bike Path
Fanita Parkway (10’ wide)
Cuyamaca Street (8’ wide)
Village Access Trail
Village Center (10’ wide)
Village Connection (6’ wide)
Perimeter Trails (8’ wide)
Village Nature Trail (6’ wide)
Nature Trail (4’ wide)
Primitive Trail (Ex. or 2.5’ wide)
Existing SDG&E Service Road
Trailhead
Potential Trail Access Point
Trail Staging Area
Bike Station
Compacted Earth or DG Trails
Concrete Trails
LEGEND
not to scale
May 2020 4-17
Chapter 4: Mobility

4.1.5 Pedestrian Circulation
Pedestrian circulation throughout the Specific Plan Area is provided through a network of sidewalks, multi-purpose trails and hiking trails as shown in Exhibit 4.5: Pedestrian Circulation Plan. The key to a successful pedestrian circulation system is to provide safety, connectivity and comfort.

A. Safety
There are several features designed into the mobility plan to calm traffic, promote pedestrian safety, and provide safe routes to the school. Traffic calming measures utilized in the Specific Plan Area are discussed in Section 4.1.3: Traffic Calming Plan. Additional measures and advanced technologies for traffic calming may be used as part of future designs, particularly when considering pedestrian routes between the Farm and other key areas such as the school site, Village Centers and Active Adult neighborhood.

In addition to the traffic calming measures listed in Section 4.1.3: Traffic Calming Plan, the following pedestrian safety features are incorporated into the street designs within the community:

1. Enhanced Pedestrian Crossings: At intersections within Fanita Commons where significant pedestrian crossing is anticipated, crosswalks are enhanced with striping and landscape features designed to heighten the driver’s awareness and indicate the presence of pedestrians, as illustrated by Exhibit 4.6: Enhanced Pedestrian Crossings. In Fanita Commons, curb pop-outs at intersections will be added to narrow the streets to slow traffic down and provide a shorter crossing route for pedestrians.

2. Buffers: Sidewalks throughout the Specific Plan Area are buffered by landscaped parkways and/or on-street parking.

3. Mid-Block Crossings: Where the Vineyard Village perimeter trail crosses the Residential Collectors near the Habitat Preserve, pavement texture and pedestrian-activated crosswalk warning systems will be utilized for additional pedestrian safety.

B. Connectivity
Walking is encouraged by providing direct connections to multiple destinations that shorten the routes and allow walking to be an efficient and viable method of travel. This is achieved by providing a variety of routes and multiple intersections offering pedestrians a wide range of options. The Fanita Ranch Pedestrian Circulation Plan provides an extensive system of interconnected sidewalks and trails that connect the Villages and destinations within the Villages. 4-18 May 2020
Fanita Ranch Specific Plan
Magnolia Avenue
El Nopal
Street “A”
Cuyamaca Street
Fanita Parkway
Ganley
Road
Mast Boulevard
Chaparral
Drive
Woodglen
Vista Drive
Fanita Parkway
Street “W”
Street “V”
Carlton Hills Blvd.

Lake Canyon
Road
Princess
Joann
Road
Connection to
Summit Crest Drive
Connection
to SDG&E
Service Road
Connection to Stowe
Trail and Weston
Connection to Stowe Trail
and Goodan Ranch
Via MCAS Miramar
Connection to
Oak Creek Drive
Connection to
Crazy Horse Drive
Connection to
Sycamore Canyon
County Preserve
(Equestrian Trail)
Connection to
Mission Trails Regional Park
Via Mast Blvd.
(Equestrian
Trail)
Exhibit 4.5: Pedestrian Circulation Plan
Sidewalk on Both Sides
Sidewalk on One Side, Trail on One Side
Sidewalk or Trail on One Side
Perimeter Trails (8’ wide)
Village Nature Trail (6’ wide)
Nature Trail (4’ wide)
Primitive Trail (Ex. or 2.5’ wide)
Existing SDG&E Service Road
Trailhead
Potential Trail Access Point
Trail Staging Area
Enhanced Pedestrian Crossing
Mid-Block Pedestrian Crossing
Compacted Earth or DG Trails
Concrete Trails
LEGEND
not to scale
For illustrative purposes only; final design may vary.

May 2020 4-19
Chapter 4: Mobility
Exhibit 4.6: Enhanced Pedestrian Crossings
For illustrative purposes only; final design may vary.

LANDSCAPED

PARKWAY

LANDSCAPED

PARKWAY

SIDEWALK

ON-STREET

PARALLEL

PARKING
CURB

SIDEWALK

ENHANCED CROSSWALK

NARROWED
LANE

PEDESTRIAN RAMP

NARROWED
LANE
4-20 May 2020
Fanita Ranch Specific Plan
Every street within Fanita Ranch includes a sidewalk and/ or multi-purpose trail to accommodate pedestrian travel.

Trails along the northerly and southerly drainages also offer pedestrian connections between the school, the Farm, and the Active Adult neighborhood with minimal interruptions from vehicular traffic.

Two pedestrian bridges are envisioned to provide direct connections across the two drainages in Fanita Commons to significantly shorten the walking distance. The bridge that traverses the northerly drainage provides convenient access between the Active Adult neighborhood and the Community Park. The bridge traversing the southerly drainage connects the Orchard Village to the school, Community Park and Fanita Commons. As illustrated in Exhibit 4.7: Southerly Bridge Crossing Detail, the southerly bridge and its associated landing areas provide a viewing platform for observing the riparian habitat.

Trails within open space areas provide connectivity between the Villages. In addition to linking the community, the trails are also excellent locations for residents to explore the outdoors and improve their health, to learn about the natural surroundings, and to learn about and experience farming and food production. Trails within open space areas are designed to achieve the following:

1. Connect trails within Fanita Ranch to the adjacent regional trails and open space, which are described below and shown on Exhibit 4.8: Regional Trail Context. Fanita Ranch is a critical link to the regional trail system. Important regional trail connections are depicted in Exhibit 4.5: Pedestrian Circulation Plan and Exhibit 4.13, Trails Map.
a. Stowe Trail: This historic trail follows the western boundary of the Specific Plan Area from the north end of the Padre Dam Municipal Water District (PDMWD) property to the northwestern corner of the Specific Plan Area. The trail connects to the Goodan Ranch / Sycamore Canyon County Preserve.
b. San Diego River Park Trail/Santee River Park: An existing river park trailhead is located on Carlton Hills Boulevard, approximately ½-mile south of the south terminus of the proposed Fanita Parkway multi-purpose trail (Mast Park West trail). The trailhead can be reached by proposed sidewalks and bike lanes on Fanita Parkway, Carlton Oaks Drive and Carlton Hills Boulevard. The river park trails can also be reached on Cuyamaca Street by the sidewalk and bike lanes approximately one mile south of the southern terminus of Cuyamaca Street multipurpose trail.

May 2020 4-21
Chapter 4: Mobility
Exhibit 4.7: Southerly Bridge Crossing Detail
For illustrative purposes only; final design may vary.
not to scale

PEDESTRIAN BRIDGE

STREET 'N'

SCHOOL SITE

STREET 'A'

STREET 'J'

LINEAR PARK

RIPARIAN AREA

ORCHARD
SLOPE

RIPARIAN

PLANTING

SIDEWALK

TREES FOR SHADE

ENHANCED

CROSSWALKS

RIPARIAN

OVERLOOK

RIPARIAN

OVERLOOK

LINEAR PARK
CURB

POP-OUTS

TRAILHEAD
4-22 May 2020
Fanita Ranch Specific Plan
Exhibit 4.8: Regional Trail Context
Fanita Ranch
Regional Parks and Preserves
(Boundaries are approximate)
Regional Trail
Municipal Boundaries
Santee Lakes
San Diego River Trail
Trans County Trail
Sycamore
Creek Park
Sycamore
Canyon
County
Preserve
Sycamore
Estates
Marine Corps Air
Station Miramar
Goodan
Ranch
To San Diego
Sycamore
Landfill
Mission Trails
Regional Park
City of El
Cajon
Eucalyptus Hills
(Unincorporated)
City of
Santee
Lakeside
San Vicente
Reservoir
City of
Poway
LEGEND
Stowe Trail
Fanita Ranch
not to scale
May 2020 4-23
Chapter 4: Mobility
c. Goodan Ranch / Sycamore Canyon County Preserve: In the northeastern corner of the Specific Plan Area, a connection is made to an existing equestrian trail that leads northwards to the Goodan Ranch / Sycamore Canyon County Preserve.
d. Mission Trails Regional Park: The East Fortuna Staging Area of the park is located approximately 1 ½ miles west of the intersection of Fanita Parkway and Mast Boulevard, at the western terminus of Mast Boulevard. This staging area provides parking, picnicking and access to more than 60 miles of trails within the park.

2. Provide for public access to existing primitive trails within the Habitat Preserve.

3. Carefully coordinate trail locations to minimize conflicts with sensitive habitat areas by utilizing existing trails and dirt roads, and providing signage, well-defined trail markers, fencing and community education to protect habitat areas.

4. Establish a community-wide hiking, biking, walking, educational and recreational trail system, called “AgMeander” (see Section 7.3.5: AgMeander of the Specific Plan), that connects agricultural and/or environmental locations throughout the community.

C. Comfort
Pedestrian comfort requires more than just safety. It requires creating a comfortable and enjoyable walking experience to encourage walking as a preferred means of mobility. Design guidelines contained in Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan and Chapter 6:

Architectural Design Guidelines focus on creating comfortable, convenient and safe pedestrian pathways through architectural and landscape design. Such strategies include careful placement of parking to reduce visual impacts to streets, building placement and design that define street edges and create pedestrian scale, and landscaping and street furniture that support pedestrian comfort. Street trees are planted along all streets to provide shaded sidewalks and roadways, as well as reduce glare from parked cars.
4-24 May 2020
Fanita Ranch Specific Plan

4.1.6 Alternative Vehicles & Ride-sharing
Neighborhood Electric Vehicles (NEVs) are small, vehicles typically designed to travel at speeds of more than 20 miles per hour and not more than 25 miles per hour. NEVs are built to specific federal vehicle standards by licensed manufacturers and carry a Federal Certification Safety label. According to the California Vehicle Code, NEVs may be operated on public streets where the speed limit is 35 miles per hour or less. In Fanita Ranch, this includes the roadways within and between the Villages that are indicated in Exhibit 4.9: Alternative Vehicle Circulation Plan. Tractors and all-terrain vehicles associated with the operation and maintenance of the agriculture areas are also permitted on these low-speed roadways.

Car-sharing and electric vehicle (EV) use will be supported and encouraged through the provision of passenger loading areas, charging stations and dedicated preferred parking locations in each Village Center. EV chargers will be installed in all homes within the Low Density Residential land use designation areas, some homes in the Medium Density Residential, Active Adult and Village Center land use designation areas, as well as within the parking lots of commercial projects in the Village Centers (see Fanita Ranch EIR Appendix H, Greenhouse Gas Analysis). As technologies evolve, additional community-wide features may be incorporated into the Specific Plan Area in support of the Sustainable Santee Plan.

May 2020 4-25
Chapter 4: Mobility
Magnolia Avenue
Chaparral
Drive
El Nopal
Woodglen
Vista Drive
Street “A”
Cuyamaca Street
Fanita Parkway
Ganley
Road
Lake Canyon
Road
Mast Boulevard
Carlton Hills Blvd.

Fanita Parkway
Street “W”
Street “V”
Exhibit 4.9: Alternative Vehicle Circulation Plan
Neighborhood Electric Vehicle Route
Electric Vehicle Charging Station*
* Final location and number of EV charging stations
to be determined.

LEGEND
not to scale
For illustrative purposes only; final design may vary.
4-26 May 2020
Fanita Ranch Specific Plan

4.1.7 Transit
The Metropolitan Transit System (MTS) provides transit services within the City of Santee. MTS operates two local bus routes in the vicinity of Fanita Ranch. Existing MTS Route 832 operates on Cuyamaca Street, Woodglen Vista Drive and Magnolia Avenue, and existing MTS Route 834 operates on Mast Boulevard and Carlton Hills Boulevard. Both existing local bus routes connect to the Sycuan Green Trolley Line at a transit station located in the Santee Town Center. MTS does not have plans to extend local bus services to Fanita Ranch; however, if MTS expands local bus service into Fanita Ranch in the future, local bus stops could be accommodated within the Village Centers. See Exhibit 4.10, Conceptual Transit Plan for the location of existing MTS local bus routes.

May 2020 4-27
Chapter 4: Mobility
Magnolia Avenue
Chaparral
Drive
El Nopal
Woodglen
Vista Drive
Street “A”
Cuyamaca Street
Fanita Parkway
Ganley
Road
Lake Canyon
Road
Mast Boulevard
Carlton Hills Blvd.

Fanita Parkway
Street “W”
Street “V”
Connection to
Santee Town Center
From/To Santee Town Center Station
(±0.5 mile to the south)
not to scale Exhibit 4.10: Conceptual Transit Plan
MTS Bus Route 832 and Bus Stop
MTS Bus Route 834 and Bus Stop
LEGEND
For illustrative purposes only; final design may vary.
4-28 May 2020
Fanita Ranch Specific Plan

4.2 Street Corridor & Landscape Standards
Thoughtful planning and design of the street corridors and their landscape treatments is essential to creating community and Village identity. The Fanita Ranch street corridor and landscape treatments are designed in either informal or formal styles as illustrated in Exhibit 4.11, Planting Styles.

Informal planting is characterized by varied tree and shrub spacing and organic or naturalistic plant grouping shapes. Informal landscape treatment is utilized where the street is either in or adjacent to the Habitat Preserve or other informal landscape areas. Informal planting schemes will be implemented on Fanita Parkway and Gateway, Cuyamaca Street and Gateway, Street “A” along the southerly side of the southerly riparian area and portions of Streets “W” and “V” where they cross the Habitat Preserve and at the basins.

The formal planting style is characterized by uniform plant spacing and linear or geometric shaped plant groupings. Formal landscape planting is utilized for the off-site extension of Magnolia Avenue, streets in Fanita Commons, interior residential streets and private residential driveways.

The Fanita Ranch community-wide street sections and corresponding landscape treatments are depicted in Exhibits 4.12.1 through 4.12.8, 4.12.10, 4.12.11 and 4.12.13. Exhibits 4.12.12, 4.12.14 and 4.12.16 through 4.12.21 represent Village-specific streets. Their plant palettes are described in detail in Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan.

May 2020 4-29
Chapter 4: Mobility
Exhibit 4.11: Planting Styles
For illustrative purposes only; final design may vary.

Informal Planting Style
Formal Planting Style
4-30 May 2020
Fanita Ranch Specific Plan
Design Standards1
Volume 15,000 - 40,000 Average Daily Trips
Design Speed 50 mph
Modes
• Vehicles
• Bicycles
• Pedestrians
Dimensions
Right-of-Way Width 97 feet (89 feet where median width is reduced) Curb-to-Curb Width 31 feet in each direction
Median 6 feet, 14 feet wide (width varies2
), raised and landscaped
Landscape Scheme
Style Informal “Riparian” parkway and median planting
Tree Spacing 40 - 500 feet on center
Roadside FMZ 50 feet both sides

4.2.1 Fanita Parkway - 4-Lane Parkway/
Major Arterial (Mast Boulevard to
Lake Canyon Road)
Between Mast Boulevard and Lake Canyon Road, Fanita
Parkway will be widened from a 2-lane road with no
median to a 4-lane divided road with a landscaped median as illustrated in Exhibit 4.12.1: Fanita Parkway - 4-Lane Parkway/Major Arterial (Mast Boulevard to Lake Canyon
Road). This roadway section includes bike lanes on both sides and a multi-purpose trail on the west side of the street.

Parking is limited to emergency vehicles.

1. For full engineering street design criteria, refer to Table 4.1: Street Design Criteria. (Tentative Map Street Section No. 1)

2. Median width may be reduced to 6’ in the vicinity of wetland and/or biological impacts, provided the required turn pockets function properly. Parkway and median may have up to a 4:1 slope where shown on plans.

Key Map
not to scale
May 2020 4-31
Chapter 4: Mobility
Exhibit 4.12.1: Fanita Parkway - 4-Lane Parkway/Major Arterial (Mast Boulevard to Lake Canyon Road)
Landscape Palette:

Trees
• PLATANUS RACEMOSA - California Sycamore
• KOELREUTERIA BIPINNATA - Chinese Flame Tree
• ARBUTUS X ‘MARINA’ - Arbutus
Shrubs / Perennials
• CEANOTHUS SP. - California Lilac
• CISTUS SP. - Rockrose
• PHORMIUM TENAX - New Zealand Flax
Groundcovers
• CEANOTHUS G. HORIZONTALIS - Carmel Creeper
• LANTANA MONTEVIDENSIS - Trailing Lantana
• MYOPORUM PARVIFOLIUM ‘PINK’ - Pink Myoporum PURPOSE TRAIL MULTI- TRAVEL LANE R/W

PARKWAYBIKE LANEBUFFERMEDIANBUFFERBIKE LANE

PARKWAY
2:1 MAX
2:1 MAX
2:1 MAX
2:1 MAX
2' 10' 5' 5' 2' 12' 12' 6', 14' 12' 12' 2' 5' 5'
89', 97' RIGHT OF WAY TRAVEL LANE

TRAVEL LANETRAVEL LANE
R/W

SOUTHBOUND NORTHBOUND
WALL
1'
1'
4-32 May 2020
Fanita Ranch Specific Plan

4.2.2 Fanita Parkway - 3-Lane Parkway
(Lake Canyon Road to Ganley Road)
Fanita Parkway transitions to a 3-lane parkway between Lake Canyon Road and Ganley Road. The west (southbound) side of the roadway maintains two travel lanes, while the east (northbound) side consists of one travel lane. A landscaped median divides both sides of the road as shown in Exhibit

4.12.2: Fanita Parkway - 3-Lane Parkway (Lake Canyon Road to Ganley Road). This roadway section includes bike lanes on both sides and a multi-purpose trail on the west side of the street.

Key Map
not to scale
Design Standards1
Volume 15,000 - 40,000 Average Daily Trips
Design Speed 50 mph
Modes
• Vehicles
• Bicycles
• Pedestrians
Dimensions
Right-of-Way Width 97 feet (89 feet where median width is reduced) Curb-to-Curb Width • West side (southbound): 31 feet
• East side (northbound): 20 feet
Median 6 feet, 14 feet wide (width varies2), raised and landscaped Landscape Scheme
Style Informal “Riparian” parkway and median planting
Tree Spacing 40 - 500 feet on center
Roadside FMZ 50 feet both sides

1. For full engineering street design criteria, refer to Table 4.1: Street Design Criteria. (Tentative Map Street Section No. 1a)

2. Median width may be reduced to 6’ in the vicinity of wetland and/or biological impacts, provided the required turn pockets function properly. Parkway and median may have up to a 4:1 slope where shown on plans.

May 2020 4-33
Chapter 4: Mobility
Exhibit 4.12.2: Fanita Parkway - 3-Lane Parkway
(Lake Canyon Road to Ganley Road)
Landscape Palette:

Trees
• PLATANUS RACEMOSA - California Sycamore
• KOELREUTERIA BIPINNATA - Chinese Flame Tree
• ARBUTUS X ‘MARINA’ - Arbutus
Shrubs / Perennials
• CEANOTHUS SP. - California Lilac
• CISTUS SP. - Rockrose
• PHORMIUM TENAX - New Zealand Flax
Groundcovers
• CEANOTHUS G. HORIZONTALIS - Carmel Creeper
• LANTANA MONTEVIDENSIS - Trailing Lantana
• MYOPORUM PARVIFOLIUM ‘PINK’ - Pink Myoporum
2' 10' 5' 5' 2' 12' 12' 6', 14' 12' 3' 5' 5'
89', 97' RIGHT OF WAY

PURPOSE TRAIL
MULTIPARKWAY

BIKE LANEBUFFER

TRAVEL LANETRAVEL LANE
MEDIAN

TRAVEL LANE

BUFFERBIKE LANE

PARKWAY
2:1 MAX
2:1 MAX
2:1 MAX
2:1 MAX

R/W R/W

SOUTHBOUND NORTHBOUND
11'
WALL

IF REQUIRED
4TH LANE

WIDTH FORADDITIONAL
1'
1'
4-34 May 2020
Fanita Ranch Specific Plan

4.2.3 Fanita Parkway - 2-Lane Parkway
Type II (Ganley Road to Street “E”)
Fanita Parkway transitions to a 2-lane road with a median from Ganley Road to Street “E” in Orchard Village. The road section includes one 12-foot travel lane, 5-foot bike lanes, and a 3- to 5-foot bike lane buffer in each direction. The 10- foot multi-purpose trail continues along the west side of the street and is separated from the road by a 6-foot landscaped parkway. A 5-foot landscape area and no sidewalk are
proposed on the east side, as illustrated in Exhibit 4.12.3:

Fanita Parkway - 2-Lane Parkway Type II (Ganley Road to Street “E”).

Key Map
not to scale
Design Standards1
Volume 5,000 - 15,000 Average Daily Trips
Design Speed 40 mph
Modes
• Vehicles
• Bicycles
• Pedestrians
Dimensions
Right-of-Way Width 77 feet (69 feet where median width is reduced) Curb-to-Curb Width • West side (southbound): 22 feet
• East side (northbound): 20 feet
Median 6 feet, 14 feet wide (width varies2), raised and landscaped Landscape Scheme
Style Informal “Riparian” parkway and median planting
Tree Spacing 40 - 500 feet on center
Roadside FMZ 50 feet both sides

1. For full engineering street design criteria, refer to Table 4.1: Street Design Criteria. (Tentative Map Street Section No. 4)

2. Median width may be reduced to 6’ in the vicinity of wetland and/or biological impacts, provided the required turn pockets function properly. Parkway and median may have up to a 4:1 slope where shown on plans.

May 2020 4-35
Chapter 4: Mobility
Exhibit 4.12.3: Fanita Parkway - 2-Lane Parkway Type II (Ganley Road to Street “E”)
Landscape Palette:

Trees
• PLATANUS RACEMOSA - California Sycamore
• KOELREUTERIA BIPINNATA - Chinese Flame Tree
• ARBUTUS X ‘MARINA’ - Arbutus
Shrubs / Perennials
• CEANOTHUS SP. - California Lilac
• CISTUS SP. - Rockrose
• PHORMIUM TENAX - New Zealand Flax
Groundcovers
• CEANOTHUS G. HORIZONTALIS - Carmel Creeper
• LANTANA MONTEVIDENSIS - Trailing Lantana
• MYOPORUM PARVIFOLIUM ‘PINK’ - Pink Myoporum
1' 10' 5' 10'
5'
12' 6', 14' 12'
3'
8' 5'
VARIES 69', 77' RIGHT OF WAY
PURPOSE TRAILMULTIPARKWAYBUFFER

TRAVEL LANE
MEDIAN

TRAVEL LANE
BUFFER

PARKWAY
2:1 MAX
2:1 MAX
2:1 MAX
2:1 MAX
BIKE LANEEMERG. PRKG./BIKE LANEEMERG. PRKG./

R/W R/W

SOUTHBOUND NORTHBOUND
WALL

LANDSCAPE
1'
1'

LANDSCAPE
4-36 May 2020
Fanita Ranch Specific Plan

4.2.4 Fanita Parkway - 2-Lane Parkway
Type III (Street “E” to Street “N”)
Fanita Parkway intersects with Street “E” in Orchard Village, continues northward across the southerly drainage and
intersects with Street “N” in Fanita Commons. This 83-foot wide section consists of a 2-lane road divided by a 10-foot raised median. The 10-foot multi-purpose trail continues along the west side of the street. On-street parallel parking occurs on the east side of the street and bike lanes are provided on both sides of the street, as illustrated in Exhibit

4.12.4: Fanita Parkway - 2-Lane Parkway Type III (Street “E’ to Street “N”).

Key Map
not to scale
Design Standards1
Volume 5,000 - 15,000 Average Daily Trips
Design Speed 40 mph (20 mph in vicinity of roundabout)
Modes
• Vehicles
• NEVs
• Bicycles
• Pedestrians
Dimensions
Right-of-Way Width 83 feet
Curb-to-Curb Width • West side (southbound): 22 feet
• East side (northbound): 25 feet
Median 10 feet wide, raised and landscaped
Landscape Scheme
Style Informal “Riparian” parkway and median planting
Tree Spacing 40 - 500 feet on center
Roadside FMZ 50 feet both sides

1. For full engineering street design criteria, refer to Table 4.1: Street Design Criteria. (Tentative Map Street Section No. 5) May 2020 4-37
Chapter 4: Mobility
Exhibit 4.12.4: Fanita Parkway - 2-Lane Parkway Type III (Street “E” to Street “N”)
Landscape Palette:

Trees
• PLATANUS RACEMOSA - California Sycamore
• KOELREUTERIA BIPINNATA - Chinese Flame Tree
• ARBUTUS X ‘MARINA’ - Arbutus
Shrubs / Perennials
• CEANOTHUS SP. - California Lilac
• CISTUS SP. - Rockrose
• PHORMIUM TENAX - New Zealand Flax
Groundcovers
• CEANOTHUS G. HORIZONTALIS - Carmel Creeper
• LANTANA MONTEVIDENSIS - Trailing Lantana
• MYOPORUM PARVIFOLIUM ‘PINK’ - Pink Myoporum
VARIES

2.5'-4' 10' 5' 10'
5'
12' 10' 12' 5' 8' 5' 5'
83' RIGHT OF WAY
PURPOSE TRAILMULTIPARKWAYBUFFER

TRAVEL LANE
MEDIAN

TRAVEL LANE

BIKE LANEPARKING

SIDEWALK

PEDESTRIAN

PARKWAY
2:1 MAX
2:1 MAX
2:1 MAX

1.5:1 MAX
BIKE LANEEMERG. PRKG./

R/W R/W

SOUTHBOUND NORTHBOUND
HOA MAINT.LANDSCAPE
1'
4-38 May 2020
Fanita Ranch Specific Plan
Design Standards1
Volume 15,000 - 40,000 Average Daily Trips
Design Speed 50 mph
Modes
• Vehicles
• Bicycles
• Pedestrians
Dimensions
Right-of-Way Width 102 feet
Curb-to-Curb Width 34 feet in each direction
Median 14 feet wide, raised and landscaped
Landscape Scheme
Style Informal median planting
Tree Spacing 35 - 70 feet on center
Roadside FMZ None

4.2.5 Cuyamaca Street, Off-Site - 4-Lane
Major Arterial (Mast Boulevard to
Chaparral Drive)
Cuyamaca Street provides the primary entrance into Fanita Ranch. North of Mast Boulevard, existing segments of
the roadway will be improved to match the street section illustrated in Exhibit 4.12.5: Cuyamaca Street, Off-Site - 4-Lane Major Arterial (Mast Boulevard to Chaparral Drive).

This street section consists of a 4-lane divided road with 2 travel lanes in each direction, as well as bike lanes and existing sidewalks on both sides. Sidewalks are separated from the street by a landscaped parkway on portions of the street north of Silverado Court. The median will also be landscaped. Key Map
not to scale

1. For full engineering street design criteria, refer to Table 4.1: Street Design Criteria. (Tentative Map Street Section No. 2) May 2020 4-39
Chapter 4: Mobility
Landscape Palette:

Trees
• QUERCUS ILEX - Holly Oak
• CHILOPSIS LINEARIS CULT. - Desert Willow Cultivars
• CERCIDIUM ‘DESERT MUSEUM’ - Palo Verde *Photo: Star Nursery Shrubs / Perennials
• GREVILLEA SP. - Grevillea
• LAVANDULA DENTATA - French Lavender
• AGAVE ATTENUATA - Agave
Groundcovers
• LANTANA X `NEW GOLD` - New Gold Lantana
• SENECIO SP. - Blue Chalksticks
Exhibit 4.12.5: Cuyamaca Street, Off-Site - 4-Lane Major Arterial (Mast Boulevard to Chaparral Drive)
2' 5' 5' 5' 4' 13' 12' 14' 12' 13' 4' 5' 5' 5' 1'
R/W 102' RIGHT OF WAY R/W

SOUTHBOUND NORTHBOUND
2:1 MAX
2:1 MAX
2:1 MAX
2:1 MAX

SIDEWALK
EX.PARKWAYEX.

BIKE LANE
LANEEX. TRAVEL

TRAVEL LANE

MEDIANBIOREMEDIATION

STREET TREE OR

TRAVEL LANE
LANEEX. TRAVEL

BIKE LANEPARKWAY
EX.

SIDEWALK
EX. PED.

NOTE: EXISTING SIDEWALKS ARE CONTIGUOUS TO CURB FROM MAST TO SILVERADO COURT AND MEANDER NORTH OF SILVERADO. *
*
*

BUFFERBUFFER
4-40 May 2020
Fanita Ranch Specific Plan

4.2.6 Cuyamaca Street, On & Off-Site
- 2-Lane Parkway Type I (Chaparral
Drive to Street “A”/Street “W”)
Cuyamaca Street will be extended beyond Chaparral Drive, as illustrated in Exhibit 4.12.6: Cuyamaca Street, On & OffSite - 2-Lane Parkway Type I (Chaparral Drive to Street “A”/ Street “W”). This street section consists of a 2-lane divided road with bike lanes in each direction and an 8-foot multipurpose trail on the west side of the street. A 4-foot wide nature trail on the east side of Cuyamaca Street will connect an existing primitive trail at the reservoir access road to the village nature trail at the first roundabout at Streets “A”/“W.” The width of this street section has been minimized and the alignment carefully planned to decrease grading while providing full mobility and emergency access. This section of roadway seeks to preserve the scenic character of the rock outcroppings and topography as a gateway experience as
described in Section 5.2.1: Cuyamaca Street Gateway.

Design Standards1
Volume 5,000-15,000 Average Daily Trips
Design Speed 40 mph (20 mph in vicinity of roundabout)
Modes
• Vehicles
• Bicycles
• Pedestrians
Dimensions
Right-of-Way Width 70 feet, 74 feet at turn pockets
Curb-to-Curb Width • West side (southbound): 22 feet
• East side (northbound): 20 feet
Median 10 feet wide (increases to 14 feet wide at turn pockets), raised and landscaped Modes
Landscape Scheme
Style Informal “Chaparral” parkway and median planting
Tree Spacing 75 - 500 feet on center
Roadside FMZ 50 feet both sides

1. For full engineering street design criteria, refer to Table 4.1: Street Design Criteria. (Tentative Map Street Section No. 3) Key Map
not to scale
May 2020 4-41
Chapter 4: Mobility
Exhibit 4.12.6: Cuyamaca Street, On & Off-Site - 2-Lane Parkway Type I (Chaparral Drive to Street “A”/Street “W”)
Landscape Palette:

Trees
• QUERCUS AGRIFOLIA - Coast Live Oak
• QUERCUS ILEX - Holly Oak
• CHILOPSIS LINEARIS CULT. - Desert Willow Cultivars
Shrubs / Perennials
• RHAMNUS CALIFORNICA - California Coffeeberry
• AGAVE WEBERI - Weber’s Agave
• OPUNTIA FICUS-INDICA - Prickly Pear or Nopales
Groundcovers
• BACCHARIS P. ‘PILULARIS’ - Dwarf Coyote Bush
• COTONEASTER DAMMERI `LOWFAST` - Lowfast Bearberry Cotoneaster • ACHILLEA ‘MILLEFOLIUM’ - Yarrow
VARIES

2.5'-4' 8' 5' 10'
5'
12' 10', 14' 12'
3'
8' 5'
70', 74' RIGHT OF WAY
TRAIL
PURPOSEMULTIPARKWAYBUFFER

TRAVEL LANE
MEDIAN

TRAVEL LANE

BUFFERPARKWAY

1.5:1 MAX
2:1 MAX
2:1 MAX

1.5:1 MAX
BIKE LANEEMERG. PRKG./BIKE LANEEMERG. PRKG./
14' WHERE

TURN POCKET

R/W R/W
NOTE: A 4-FOOT NATURE TRAIL OCCURS IN A PORTION OF THE EAST PARKWAY WHERE SHOWN ON PLANS.

SOUTHBOUND NORTHBOUND
HOA MAINT.LANDSCAPE
1'
4-42 May 2020
Fanita Ranch Specific Plan

4.2.7 Cuyamaca Street - Residential
Collector Type V (Street “A”/Street “W”
to Street “T”)
From Street “A”/Street “W” northward to Street “T” in Fanita Commons, Cuyamaca Street transitions to the cross section illustrated in Exhibit 4.12.7: Cuyamaca Street - Residential Collector Type V (Street “A”/Street “W” to Street “T”). This street section consists of a 2-lane divided road with bike lanes in each direction, an 8-foot multi-purpose trail on the west side of the street and a 6-foot Village Nature Trail adjacent to the Farm on the east side of the street. This section of road slopes down toward the Fanita Commons Village Center, offering views of the Farm and hills north of the Village, reflecting the agrarian character of Fanita Ranch. Key Map
not to scale
Design Standards1
Volume 4,000 - 10,000 Average Daily Trips
Design Speed 35 mph (20 mph in vicinity of roundabout)
Modes
• Vehicles
• Bicycles
• Pedestrians
Dimensions
Right-of-Way Width 75 feet
Curb-to-Curb Width • West side (southbound): 22 feet
• East side (northbound): 20 feet
Median 10 feet wide, raised and landscaped
Landscape Scheme
Style Informal “Chaparral” parkway and median planting
Tree Spacing 75 - 500 feet on center
Roadside FMZ 50 feet west side

1. For full engineering street design criteria, refer to Table 4.1: Street Design Criteria. (Tentative Map Street Section No. 10) May 2020 4-43
Chapter 4: Mobility
Exhibit 4.12.7: Cuyamaca Street - Residential Collector Type V (Street “A”/Street “W” to Street “T”)
NOTE: GUARDRAIL TO BE CORTEN STEEL OR WOOD WHERE REQUIRED.

Landscape Palette:

Trees
• QUERCUS AGRIFOLIA - Coast Live Oak
• QUERCUS ILEX - Holly Oak
• CHILOPSIS LINEARIS CULT. -Desert Willow Cultivars
Shrubs / Perennials
• RHAMNUS CALIFORNICA - California Coffeeberry
• AGAVE WEBERI - Weber’s Agave
• OPUNTIA FICUS-INDICA - Prickly Pear or Nopales
Groundcovers
• BACCHARIS P. ‘PIGEON POINT’ - Dwarf Coyote Bush
• COTONEASTER DAMMERI `LOWFAST` - Lowfast Bearberry Cotoneaster • ACHILLEA ‘MOONSHINE’ - Moonshine Yarrow
VARIES

2.5'-4' 8' 5' 10'
5'
12' 10' 12' 8' 4' 6' 2'
75' RIGHT OF WAY

PURPOSE TRAIL
MULTIPARKWAYBUFFER

TRAVEL LANETRAVEL LANE
BIKE LANEEMERG. PRKG./
3'

MEDIANBUFFERPARKWAYNATURE TRAIL
6' VILLAGE
2:1 MAX
2:1 MAX
R/W R/W BIKE LANE EMERG. PRKG./

SOUTHBOUND NORTHBOUND

1.5:1 MAX

1.5:1 MAX
4-44 May 2020
Fanita Ranch Specific Plan

4.2.8 Cuyamaca Street - Village Collector
(Street “T” to Fanita Parkway)
From Street “T” to Fanita Parkway, Cuyamaca Street
transitions to the cross section illustrated in Exhibit 4.12.8:

Cuyamaca Street – Village Collector (Street “T” to Fanita Parkway). This street section consists of a 2-lane road with 45 degree angled parking in each direction, a 14-foot sidewalk/ multi-purpose trail on the west side of the street and a 10-foot sidewalk on the east side of the street. Landscape pockets are located intermittently between angled parking stalls.

Design Standards1
Volume 4,000 - 10,000 Average Daily Trips
Design Speed 35 mph (20 mph in vicinity of roundabout)
Modes
• Vehicles
• NEVs
• Bicycles
• Pedestrians
Dimensions
Right-of-Way Width 88 feet
Curb-to-Curb Width 64 feet
Median None
Landscape Scheme
Style Formal parkway
Tree Spacing 30 - 50 feet on center
Roadside FMZ None
Key Map
not to scale

1. For full engineering street design criteria, refer to Table 4.1: Street Design Criteria. (Tentative Map Street Section No. 11) May 2020 4-45
Chapter 4: Mobility
Exhibit 4.12.8: Cuyamaca Street - Village Collector
(Street “T” to Fanita Parkway)
Landscape Palette:

Trees
• CERCIS C. ‘FOREST PANSY’ - Forest Pansy Redbut
• GEIJERA PARVIFLORA - Australian Willow
• KOELREUTERIA PANICULATA - Golden Rain Tree
Shrubs / Perennials
• AGAVE ‘BLUE GLOW’ – Blue Glow Agave
• RHAPHIOLEPIS SP. – Indian Hawthorn
Groundcovers
• CRASSULA MULTICAVA – Fairy Crassula
• FRAGARIA CHILOENSIS – Ornamental Strawberry
• MYPOPRUM P. ‘PINK’ - Pink Myoporum PURPOSE TRAIL SIDEWALK/MULTI- 4'X8' TREE WELL 45° PARKING

TRAVEL LANETRAVEL LANE
45° PARKING4'X8' TREE WELL

SIDEWALK

R/W R/W
14'
88'
1' 19.5' 12.5' 12.5' 19.5' 10' 1' LANDSCAPE LANDSCAPE
4-46 May 2020
Fanita Ranch Specific Plan

4.2.9 Magnolia Avenue, Off-Site -
Collector Type IV (Existing Terminus
to Cuyamaca Street)
Magnolia Avenue will be extended from its current terminus and curve to the west to intersect with Cuyamaca Street outside the Specific Plan Area boundary. Exhibit 4.12.9:

Magnolia Avenue, Off-Site – Collector Type IV (Existing Terminus to Cuyamaca Street) illustrates the proposed street section for this new segment of roadway, which provides additional access to Fanita Ranch via Cuyamaca Street. This street section consists of 2 travel lanes, a painted center median, bike lanes/emergency parking on both sides, a
landscaped parkway on one side and a continuous sidewalk on the other side. Key Map
not to scale
Design Standards1
Volume 4,000 - 10,000 Average Daily Trips
Design Speed 35 mph
Modes
• Vehicles
• Bicycles
• Pedestrians
Dimensions
Right-of-Way Width 67 feet
Curb-to-Curb Width 52 feet
Median 12 feet wide, painted
Modes
Landscape Scheme
Style Formal parkway planting
Tree Spacing 50 feet on center
Roadside FMZ 50 feet both sides

1. For full engineering street design criteria, refer to Table 4.1: Street Design Criteria. (Tentative Map Street Section No. 9) May 2020 4-47
Chapter 4: Mobility
Exhibit 4.12.9: Magnolia Avenue, Off-Site - Collector Type IV (Existing Terminus to Cuyamaca Street)
5' 5' 5' 2' 13' 12' 13' 2' 5' 5'
67' RIGHT OF WAY
PARKWAYPED. SIDEWALKBUFFER

TRAVEL LANE

MEDIANPAINTED

TRAVEL LANE

BUFFERPARKWAY
2:1 MAX
2:1 MAX
2:1 MAX
2:1 MAX
BIKE LANEEMERG. PRKG./BIKE LANEEMERG. PRKG./

R/W R/W

SOUTH/ EASTBOUND NORTH/ WESTBOUND
1' 1' LANDSCAPE LANDSCAPE
Landscape Palette:

Trees
• MAGNOLIA GRANDIFLORA `MAJESTIC BEAUTY` - Southern Magnolia • LOPHOSTEMON CONFERTUS - Brisbane Box
• HYMENOSPORUM FLAVUM - Sweetshade
Shrubs / Perennials
• CEANOTHUS SP. - California Lilac
• CISTUS SP. - Rockrose
• HEMEROCALLIS SP. - Daylily
Groundcovers
• BACCHARIS P. ‘PIGEON POINT’ - Dwarf Coyote Bush
• ERIGERON KARVINSKIANUS - Santa Barbara Daisy
• CISTUS SKANBERGII – Pink Rock Rose
4-48 May 2020
Fanita Ranch Specific Plan

1. For full engineering street design criteria, refer to Table 4.1: Street Design Criteria. (Tentative Map Street Section No. 6) Design Standards1
Volume 4,000 - 10,000 Average Daily Trips
Design Speed 35 mph
Modes
• Vehicles
• NEVs
• Bicycles
• Pedestrians
Dimensions
Right-of-Way Width 59 feet, 69 feet at turn pockets
Curb-to-Curb Width 43 - 53 feet
Median 10 feet wide painted at left turn pockets
Landscape Scheme
Style Informal “Riparian” parkway planting
Tree Spacing 75 - 500 feet on center
Roadside FMZ 30 feet on north side

4.2.10 Residential Collector Type I
(Fanita Parkway to Cuyamaca Street)
Exhibit 4.12.10: Residential Collector Type I (Fanita Parkway to Cuyamaca Street) illustrates the residential collector street located adjacent to the south drainage connecting Fanita Parkway and Cuyamaca Street. This roadway is adjacent to the southerly bank of the drainage and is elevated above Fanita Commons offering significant views of the main
Village Center below. A neighborhood park and 6-foot trail along the drainage provide recreational opportunities, as well as a pedestrian connection via a pedestrian bridge to the school site and the Village Center.

Key Map
not to scale
May 2020 4-49
Chapter 4: Mobility
Exhibit 4.12.10: Residential Collector Type I
(Fanita Parkway to Cuyamaca Street)
Landscape Palette:

Trees
• QUERCUS AGRIFOLIA - Coast Live Oak
• CHILOPSIS LINEARIS CULT. - Desert Willow Cultivars
• QUERCUS ILEX - Holly Oak
Shrubs / Perennials
• IVA HAYESIANA - San Diego Poverty Weed
• AGAVE PARRYI - Parry Agave
• FESTUCA MAIREI - Atlas Fescue
Groundcovers
• MYOPROUM X ‘PACIFICA’ - Trailing Myoporum
• CEANOTHUS G. HORIZONTALIS - Carmel Creeper
• CRASSULA MULTICAVA - Fairy Crassula DG TRAIL MEANDERING BIKE LANE TRAVEL LANE

TRAVEL LANE

SIDEWALK
2:1 MAX
1:5:1 MAX

PARKWAY

PARK OR
OPEN

SPACE AS
SHOWN

ON PLAN
59' ( 69' AT TURN POCKET PER PLAN)
6' 8' 5' 12' 12' 6' 5'

R/W R/W

WESTBOUND EASTBOUND
5'

PARKING

BIKE LANE
1' 1' LANDSCAPE LANDSCAPE
2:1 MAX
2:1 MAX
4-50 May 2020
Fanita Ranch Specific Plan

1. For full engineering street design criteria, refer to Table 4.1: Street Design Criteria. (Tentative Map Street Section No. 7)

2. See Section 5.9: Conceptual Lighting Plan for lighting details.

Design Standards1
Volume 4,000 - 10,000 Average Daily Trips
Design Speed 35 mph
Modes
• Vehicles
• NEVs
• Bicycles
• Pedestrians
Dimensions
Right-of-Way Width 62 feet
Curb-to-Curb Width 48 feet
Median 6-foot wide median with rolled curb, no landscaping Landscape Scheme
Style Informal planting of fire-resistive ground covers, shrubs and a few trees Paving Special colored concrete to blend with natural surroundings Roadside FMZ 50 feet on both sides

4.2.11 Residential Collector Type II
(Through Habitat Preserve - Streets “V”
and “W”)
Where the Residential Collector Type II crosses the Habitat Preserve, a special street section has been designed to accommodate wildlife crossing and minimize disturbance
of the Habitat Preserve. As illustrated in Exhibit 4.12.11:

Residential Collector Type II (Through Habitat Preserve - Streets “V” and “W”), the street section is narrow to minimize grading and the crossing distance for wildlife. The 6-foot median is specially designed to minimize barriers perceived by wildlife. Paving through this segment of
roadway may consist of colored pavement that mimics the natural terrain. Because these street segments are major fire evacuation routes, landscaping will be permanently irrigated and limited to low growing, fire-resistive shrubs and ground covers with a few trees.

Key Map
not to scale
May 2020 4-51
Chapter 4: Mobility
Exhibit 4.12.11: Residential Collector Type II
(Through Habitat Preserve - Streets “V” and “W”)
Landscape Palette:

Trees
• QUERCUS AGRIFOLIA - Coast Live Oak
• QUERCUS ILEX - Holly Oak
• CHILOPSIS LINEARIS CULT. - Desert Willow Cultivars
Shrubs / Perennials
• GALVEZIA SPECIOSA - Island Bush Snapdragon
• IVA HAYESIANA - Hayes Ivy
• RHAMNUS CROCEA - Red Coffeeberry
Groundcovers
• BACCHARIS P. ‘PILULARIS’ - Dwarf Coyote Bush
• CISTUS SP. - Rockrose
• MYOPORUM P. ‘PINK’ - Pink Myoporum
4-52 May 2020
Fanita Ranch Specific Plan

4.2.12 Residential Collector Type III
The Residential Collector Type III street section applies to a variety of internal roadway segments, including portions of Fanita Parkway and Street “A” that traverse various Villages.

The section, as illustrated Exhibit 4.12.12: Residential Collector Type III, consists of a 2-lane divided road with bike lanes on both sides and a 14-foot raised and landscaped median. In some locations, the section provides 5-foot
sidewalks on both sides. In other locations, the sidewalk on one side of the street is replaced by a 6-foot or 10-foot trail to provide continuous trail connectivity, based upon location within the community. Landscape palette and style vary by Village.

1. For full engineering street design criteria, refer to Table 4.1: Street Design Criteria. (Tentative Map Street Section No. 8) Design Standards1
Volume 4,000 - 10,000 Average Daily Trips
Design Speed 35 mph
Modes
• Vehicles
• NEVs
• Bicycles
• Pedestrians
Dimensions
Right-of-Way Width 78 feet, 83 feet
Curb-to-Curb Width 22 feet on the west/north side, 20 feet on the east/south side Median 14 feet wide, raised and landscaped
Landscape Scheme
Style Informal “Chaparral” or “Riparian” parkway planting by Village Tree Spacing 75 - 500 feet on center
Roadside FMZ No FMZ, or 30 feet or 50 feet per Tentative Map; varies Key Map
not to scale
May 2020 4-53
Chapter 4: Mobility
Exhibit 4.12.12: Residential Collector Type III
Refer to Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan for specific plant palettes by Village.
2:1 MAX
1:5:1 MAX
TRAIL

SIDEWALK/

PARKWAY

BUFFERLANE
TRAVEL
MEDIAN

TRAVEL LANE
BUFFER

PARKWAY

SIDEWALK
8' 6' 5'
3'
12' 14' 12'
5'
5' 6' 10'
78', 83' RIGHT OF WAY
BIKE LANEEMERG. PRKG./BIKE LANEEMERG. PRKG./

R/W R/W
NOTE: 6-FOOT OR 10-FOOT TRAIL WHERE SHOWN ON PLANS *
*

NORTH/ WESTBOUND SOUTH/ EASTBOUND
1' 1' LANDSCAPE LANDSCAPE
2:1 MAX
2:1 MAX
4-54 May 2020
Fanita Ranch Specific Plan

4.2.13 Residential Collector Type VII
This Residential Collector Type VII section, as illustrated in Exhibit 4.12.13: Residential Collector Type VII, occurs in Orchard and Vineyard Villages. This street section consists of a 2-lane road with parking, parkways and sidewalks on both sides.

Design Standards1
Volume 4,000 - 10,000 Average Daily Trips
Design Speed 25 mph
Modes
• Vehicles
• NEVs
• Bicycles
• Pedestrians
Dimensions
Right-of-Way Width 62 feet (63 feet with 6-foot trail option) Curb-to-Curb Width 40 feet
Median None
Landscape Scheme
Style Formal parkway and median planting
Tree Spacing 50 feet on center
Roadside FMZ None

1. For full engineering street design criteria, refer to Table 4.1: Street Design Criteria. (Tentative Map Street Section No. 12) Key Map
not to scale
May 2020 4-55
Chapter 4: Mobility
Exhibit 4.12.13: Residential Collector Type VII
Landscape Palette:

Trees
• LOPHOSTEMON CONFERTUS - Brisbane Box
• Liquidambar styraciflua - Sweetgum
• MAGNOLIA GRANDIFLORA `MAJESTIC BEAUTY` - Southern Magnolia Shrubs / Perennials
• DIETES SP. - Fortnight Lily
• ESCALLONIA ‘NEWPORT DWARF’ - Escallonia ‘Newport Dwarf ’ • PITTOSPORUM T. ‘WHEERLER’S DWARF - Dwarf Mock Orange
Groundcovers
• AECHILLEA ‘MOONSHINE’ - Moonshine Yarrow
• FESTUCA MAIREI - Atlas Fescue
• HEMEROCALLIS SP. - Daylily TRAIL SIDEWALK/

PARKING

TRAVEL LANETRAVEL LANE

PARKWAY

SIDEWALK
2:1 MAX
2:1 MAX

PARKWAYPARKING
5'-6' 6' 8' 12' 12' 8' 6' 5'
R/W 62', 63' RIGHT OF WAY R/W
NOTE: 6-FOOT TRAIL WHERE SHOWN ON PLANS *
*

SOUTH/ EASTBOUND NORTH/ WESTBOUND
1'

LANDSCAPELANDSCAPE
1'
2:1 MAX
2:1 MAX
4-56 May 2020
Fanita Ranch Specific Plan

4.2.14 Residential Street
Residential streets include conventional 2-way streets with parallel parking on both sides, as illustrated in Exhibit

4.12.14: Residential Street. Street trees provide shade for pavement and parked cars to reduce heat island effect.

Sidewalks are provided on both sides. In select locations the sidewalk on one side is replaced with a 6-foot trail.

Plant palette varies by Village. This street is modified along the school site to accommodate pedestrian circulation and drop-off. The final design will be coordinated with the Santee School District during school site design.

Design Standards1
Volume 2,200 Average Daily Trips
Design Speed 25 mph
Modes
• Vehicles
• NEVs
• Bicycles
• Pedestrians
Dimensions
Right-of-Way Width 57 feet (58 feet with 6-foot trail option; 62 feet at school drop-off) Curb-to-Curb Width 36 feet (41 feet at school drop-off) Median None
Landscape Scheme
Style Formal parkway planting
Tree Spacing 50 feet on center
Roadside FMZ 50 feet on south side of Street “N” only per Tentative Map

1. For full engineering street design criteria, refer to Table 4.1: Street Design Criteria. (Tentative Map Street Section No. 16) Key Map
not to scale
May 2020 4-57
Chapter 4: Mobility
Exhibit 4.12.14: Residential Street
Refer to Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan for specific plant palettes by Village.
5' 5.5' 18' 18' 5.5' 5'
57'-2", 58' OR 62'* RIGHT OF WAY

SIDEWALK

PEDESTRIAN

PARKWAY

PARKING

TRAVEL LANETRAVEL LANE

PARKING

PARKWAY

SIDEWALK

PEDESTRIAN

R/W R/W
NOTE: 6-FOOT TRAIL WHERE SHOWN ON PLANS. *
*

SOUTH/ EASTBOUND NORTH/ WESTBOUND
*
NOTE: 62' RIGHT OF WAY AT SCHOOL DROP OFF AREA. *
*
2:1 MAX
2:1 MAX
2:1 MAX
2:1 MAX
1' 1' LANDSCAPE LANDSCAPE
4-58 May 2020
Fanita Ranch Specific Plan

4.2.15 Carlton Hills Boulevard (Private
Street)
Carlton Hills Boulevard is an existing dead-end street
that provides access to the Special Use Area, a Padre Dam Municipal Water District reservoir and a mini park that includes a trail staging area. The existing asphalt curbs will be replaced with concrete curb and gutter and a sidewalk will be added to the west side of the street (see Exhibit 4.12.15:

Carlton Hills Boulevard - Private Street). Due to existing geologic conditions, permanent irrigation is not allowed.

Plantings will be limited to a non-irrigated hydroseed mix of hardy native grasses, forbs, perennials and a few shrubs as required for implementation of BMPs within the 4’ x 8’ areas.

The hydroseed mix will be applied in the winter to maximize establishment. This portion of Carlton Hills Boulevard may be designed as a public street during final engineering.

Design Standards1
Volume 2,200 Average Daily Trips
Design Speed 25 mph
Modes
• Vehicles
• Bicycles
• Pedestrians
Dimensions
Right-of-Way Width 70 feet (existing roadway easement)
Curb-to-Curb Width 32 feet
Median None
Landscape Scheme
Style Informal “Chaparral” planting
Tree Spacing Not applicable
Roadside FMZ None

1. For full engineering street design criteria, refer to Table 4.1: Street Design Criteria. (Tentative Map Street Section No. 18) Key Map
not to scale
May 2020 4-59
Chapter 4: Mobility
Exhibit 4.12.15: Carlton Hills Boulevard - Private Street Plantings will be limited to a non-irrigated hydroseed mix of hardy native grasses, forbs, perennials and a few shrubs as required for implementation of BMPs within the 4’ x 8’ areas. TRAVEL LANE EXIST. PAVEMENT 32'
R/W
5'

TRAVEL LANE
40' EXIST. PDMWD ESMT.
70' EXISTING ROADWAY EASEMENT

SOUTHBOUND NORTHBOUND
R/W
5'SIDEWALK
4'X8' BMP

PARKING
1'
BENCH
4'X8' BMP
4-60 May 2020
Fanita Ranch Specific Plan

4.2.16 Split Residential Street (One-Way)
Split residential streets are one-way streets that are separated by a median or park. The width of the median or park varies as illustrated in Exhibit 4.12.16: Split Residential Street (OneWay). These unique streets establish neighborhood character.

Parallel parking and sidewalks are provided on both sides. In select locations, the sidewalk on one side is replaced with a 6-foot trail. Plant palette varies by Village.

Design Standards1
Volume 2,200 Average Daily Trips
Design Speed 25 mph
Modes
• Vehicles
• NEVs
• Bicycles
• Pedestrians
Dimensions
Right-of-Way Width Varies
Curb-to-Curb Width 21 feet in each direction
Median Varies
Landscape Scheme
Style Formal parkway planting
Tree Spacing 50 feet on center
Roadside FMZ None

1. For full engineering street design criteria, refer to Table 4.1: Street Design Criteria. (Tentative Map Street Section No. 17) Key Map
not to scale
May 2020 4-61
Chapter 4: Mobility
Exhibit 4.12.16: Split Residential Street (One-Way)
Refer to Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan for specific plant palettes by Village.
5' 5.5' 8' 13' VARIES 13' 8' 5.5' 5'
VARIES

SIDEWALK

PEDESTRIAN

PARKWAYPARKING

TRAVEL LANE
MEDIAN

TRAVEL LANE

PARKINGPARKWAY

SIDEWALK

PEDESTRIAN

R/W R/W
NOTE: 6-FOOT TRAIL WHERE SHOWN ON PLANS *
*

WESTBOUND EASTBOUND
3' 3' OR SHRUBS) (NO TREES OR SHRUBS) (NO TREES
*
* **
*
*NOTE: 16' WHERE SF RESIDENTIAL DRIVEWAYS PROPOSED
1' 1' LANDSCAPE LANDSCAPE
2:1 MAX
2:1 MAX
2:1 MAX
2:1 MAX
4-62 May 2020
Fanita Ranch Specific Plan

4.2.17 Private Residential Street
Private residential streets are local 2-way streets with parallel parking on one side and a street tree easement on the other side, as shown in Exhibit 4.12.17: Private Residential Street.

These streets provide local access within a neighborhood creating an enclave-type feel. Street trees provide shade for pavement and parked cars to reduce heat island effect and for the comfort of pedestrians. A sidewalk is provided on one side of the street.

Design Standards1
Volume 1,100 Average Daily Trips
Design Speed 25 mph
Modes
• Vehicles
• Bicycles
• Pedestrians
Dimensions
Right-of-Way Width 36 - 42 feet
Curb-to-Curb Width 26 - 32 feet
Median None
Landscape Scheme
Style Formal parkway planting
Tree Spacing 50 feet on center
Roadside FMZ None

1. For full engineering street design criteria, refer to Table 4.1: Street Design Criteria. (Tentative Map Street Section No. 19) Key Map
not to scale
May 2020 4-63
Chapter 4: Mobility
Exhibit 4.12.17: Private Residential Street
Refer to Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan for specific plant palettes by Village.

SIDEWALK

TRAVEL LANETRAVEL LANETREE EASEMENT
13' - 19' 13' 5'
26' - 32'

R/W R/W
5' 5' PARKWAY
SHOWN
WHERE

PARKING
36' - 42' RIGHT OF WAY
1' 1'
2:1 MAX
2:1 MAX
2:1 MAX
2:1 MAX

LANDSCAPELANDSCAPE
4-64 May 2020
Fanita Ranch Specific Plan

4.2.18 Village Streets
Within each Village Center, a variety of street sections are possible. This variety is intended to provide options in creating diversity in streetscapes that are consistent with the vision for walkable, “main street” style Village Centers. Each Village Street is designed to provide on-street parking in parallel or angled parking configurations. Each Village Street also includes a 10-foot sidewalk on each side, with tree wells located within the sidewalk approximately every 50 feet on center. Trees provide shade for pavement and parked cars to reduce heat island effect. Refer to Exhibits 4.12.18 through

4.12.20. Design Standards1
Volume 2,200 Average Daily Trips
Design Speed 25 mph
Modes
• Vehicles
• NEVs
• Bicycles
• Pedestrians
Dimensions
Right-of-Way Width 56 - 80 feet (depending upon section) Curb-to-Curb Width 36 - 60 feet (depending upon section) Median Depends on section
Landscape Scheme
Style Formal parkway
Tree Spacing 50 feet on center
Roadside FMZ 30 feet for a portion of Street P per Tentative Map

1. For full engineering street design criteria, refer to Table 4.1: Street Design Criteria. (Tentative Map Street Sections No. 13, 14 and 15) Key Map
not to scale
May 2020 4-65
Chapter 4: Mobility
Refer to Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan for specific plant palettes by Village. (Tentative Map Street Section No. 13) Exhibit 4.12.18: Village Street Type I
Exhibit 4.12.19: Village Street Type II
Refer to Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan for specific plant palettes by Village. (Tentative Map Street Section No. 14) SIDEWALK 45° PARKING TRAVEL LANE TRAVEL LANE PARKING SIDEWALK 10' 19.5' 12.5' 18' 10'
R/W 70' R/W
2:1 MAX
2:1 MAX
2:1 MAX
2:1 MAX
1'

LANDSCAPELANDSCAPE
1'
4'x8' TREE WELL4'x8' TREE WELL

19.5'
9'
18'

SIDEWALK
4'X8' TREE WELL

PARKING

TRAVEL LANE
MEDIAN
RAISED

TRAVEL LANE

PARKING
4'X8' TREE WELL

SIDEWALK
10' 8' 12' 20' 12' 8' 10'
R/W 80' R/W
2:1 MAX
2:1 MAX
2:1 MAX
2:1 MAX
1' 1' LANDSCAPE LANDSCAPE
4-66 May 2020
Fanita Ranch Specific Plan
Exhibit 4.12.20: Village Street Type III
Refer to Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan for specific plant palettes by Village. (Tentative Map Street Section No. 15) SIDEWALK 4'X8' TREE WELL PARKING TRAVEL LANE TRAVEL LANE PARKING 4'X8' TREE WELL SIDEWALK 10' 18' 18' 10'
R/W 56' R/W

SOUTH/ EASTBOUND NORTH/ WESTBOUND
2:1 MAX
2:1 MAX
2:1 MAX
2:1 MAX
1' 1' LANDSCAPE LANDSCAPE
May 2020 4-67
Chapter 4: Mobility

4.2.19 Private Residential Driveway
Private residential driveways provide access to garages located at the back of the buildings and are used to eliminate garage doors from the street to improve the street scene. Private residential driveways are located in Planning Area M-9 shown in Exhibit 3.2: Site Utilization Plan in Orchard Village and are also anticipated in residential areas within the Village Centers.

As shown in Exhibit 4.12.21: Private Residential Driveway, these narrow travelways are intended for vehicle use and are designed for local access only. Because private residential driveways provide primary vehicular access to rear-loaded garages, they should be treated with landscaping, architectural articulation and lighting to create a pleasant and safe driving experience for the residents. To allow for landscaping, buildings shall be set back a minimum of 4 feet from the edge of the private residential driveway. Garage setbacks from the adjacent private residential driveway shall be 5 feet where no full garage driveway is provided for individual units or a minimum of 18 feet where full garage driveways are provided.

Parking is prohibited along the private residential driveways.

Design Standards1
Volume Less than 1,000 Average Daily Trips
Design Speed 15 mph
Modes Vehicles
Dimensions
Right-of-Way Width 20 feet
Curb-to-Curb Width 10 feet in each direction
Median None
Landscape Scheme
Style Small trees, vines and shrubs
Tree Spacing Not applicable
Roadside FMZ None

1. For full engineering street design criteria, refer to Table 4.1: Street Design Criteria. (Tentative Map Street Section No. 20) Key Map
not to scale
4-68 May 2020
Fanita Ranch Specific Plan
Exhibit 4.12.21: Private Residential Driveway
Refer to Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan for specific plant palettes by Village.

May 2020 4-69
Chapter 4: Mobility

4.3 Trail Corridor & Landscape Standards
Thoughtful planning and design of trails is essential to encouraging their use for both transportation and recreation. In conformance with the Santee General Plan Trails Element, Fanita Ranch includes plans for more than 35 miles of trails. Trails are planned to provide safe, multi-modal paths that allow access for pedestrians and bicyclists throughout the community and to regional trails. An existing equestrian trail in the northeast corner of the Specific Plan Area will be maintained to connect Sycamore Canyon County Preserve to the north with the Oak Creek Drive area (in the County of San Diego) to the east. To ensure the long-term quality and viability of the trail system, trail maintenance will be provided by the entity that is responsible for the areas in which the trails are located, as shown in Exhibit 10.2: Operation & Maintenance Responsibility Areas.

Trail surface type, width, grades, and vertical and horizontal clearances from vegetation and fixed objects will be designed in accordance with recognized standards as depicted in Table 4.3: Trail Design. Site amenities, such as trail maps, seating, shade and drinking fountains, will be sited at appropriate locations. Amenities in the Habitat Preserve shall be provided in accordance with the Public Access Plan (Fanita Ranch EIR Appendix D, Biological Resources Technical Report, Appendix T) requirements. Cable and post or post and rail fencing will be used where appropriate for user safety and the protection of surrounding habitat. Landscaping styles will be determined by adjacent landscapes such as the Habitat Preserve, riparian corridors or village themes, and will conform to the approved Fire Protection Plan and preserve management and restoration plans. Exhibit 4.13: Trails Map depict the Fanita Ranch trail system and Exhibits 4.14.1 through 4.14.7 depict the standard trail sections.

Table 4.3: Trail Design
Trails Design Matrix
Trail Type Width Surface Grade1
Vertical
Clearance
Horizontal
Clearance
Multi-Purpose 10' - Fanita Parkway Concrete ≤12% 10' 2' 8' - Cuyamaca Street
Village Access 10' Village Centers Concrete ≤12% 10' 2' 6' to Village Center
Perimeter 8' Earth or DG ≤15% 10' 2'
Village Nature 6' Earth or DG ≤15% 10' 1'
Nature 4' Earth or DG ≤20% 10' 1'
Primitive - Existing Existing Native Earth Existing 10' To Edge Primitive - New2 2.5' Native Earth ≤20% 10' To Edge
SDG&E Service Road Existing Native Earth Existing Per SDG&E To Edge Notes:

1. These are optimum grade ranges. Actual grades will vary due to topography, existing conditions and environmental constraints.
4-70 May 2020
Fanita Ranch Specific Plan
Exhibit 4.13: Trails Map
LEGEND
Perimeter Trails (8' wide)
Village Nature Trails (6' wide)
Nature Trails (4'wide)
Primitive Trails (Exist. or

2.5'wide)
SDG&E Service Road (Existing)
Compacted Earth or DG Trails
Concrete Trails
Multi-Purpose Trails
Fanita Parkway (10' wide )
Cuyamaca Street (8' wide)
Village Access Trails
Village Center (10' wide )
Village Connection (6' wide)
Trailhead
Potential Trail Access Point
Trail Staging Area

CONNECTION TO

STOWE TRAIL AND
WESTON

CONNECTION TO

SYCAMORE CANYON

COUNTY PRESERVE
(EQUESTRIAN TRAIL)

CONNECTION TOOAK CREEK DRIVE

CONNECTION TO CRAZY

HORSE DRIVE

CONNECTION

TO SUMMIT

CREST DRIVE
SDG&E

SERVICE
ROAD

CONNECTION TO

STOWE TRAIL AND

GOODAN RANCH VIA

MCAS MIRAMAR

CONNECTION

TO SDG&E

SERVICE ROAD
FANITA

COMMONS

ORCHARD

VILLAGE

VINEYARD

VILLAGE

STREET 'W'

STREET 'V'

FANITA PARKWAY
MAGNOLIA AVE.

MAST BOULEVARD

CUYAMACA STREET
HILLS BLVD.

CARLTON
PRINCESS JOANN RD.

WOODGLEN
VISTA DR.

EL NOPAL

CHAPARRAL
DR.

LAKE
CANYON
ROAD
GANLEY
ROAD
(EQUESTRIAN
TRAIL)

CONNECTION TO

MISSION TRAILS

REGIONAL PARK VIA
MAST BLVD.

SPECIAL

USE AREA
not to scale
For illustrative purposes only; final design may vary.

LEGEND
May 2020 4-71
Chapter 4: Mobility
Exhibit 4.14.2: Village Access Trail
Exhibit 4.14.1: Multi-Purpose Trail
Refer to Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan for specific plant palettes by Village.

Refer to Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan for specific plant palettes by Village.

Design Standards
Width
10 feet wide and adjacent to curbs in
Village Centers
6 feet elsewhere
Surface Concrete
Modes • Bicycles
• Pedestrians
Design Standards
Width 10 feet - Fanita Parkway
8 feet - Cuyamaca Street
Surface Concrete
Modes • Bicycles
• Pedestrians
Multi-Purpose Trails are broad, all-weather, high user
volume, concrete paved paths along Fanita Parkway
and Cuyamaca Street that connect Fanita Ranch to
Santee Lakes and greater Santee. Multi-Purpose Trails
are separated from the roadways with a landscaped
parkway strip that varies in width.

Village Access Trails are broad, all-weather, high user volume, concrete paved paths that connect Village
Centers to the community-wide trail system.
4-72 May 2020
Fanita Ranch Specific Plan
Exhibit 4.14.3: Perimeter Trail
Exhibit 4.14.4: Village Nature Trail
Refer to Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan for specific plant palettes by Village.

Refer to Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan for specific plant palettes by Village.

Design Standards
Width 8 feet (10-foot bench)
Surface Native Earth or DG
Modes • Bicycles
• Pedestrians
Design Standards
Width 6 feet
Surface Native Earth or DG
Modes • Bicycles
• Pedestrians
Perimeter Trails are 8-foot wide native earth or DG
paths that loop around the Vineyard Village and are
intended for recreational use and fire access. These
trails also serve as maintenance access to the fuel
modification zones. Neighborhood parks and miniparks provide trail and maintenance access points.

Village Nature Trails are 6-foot wide native earth or
DG paths for maintenance vehicles and recreation
uses. These trails connect Vineyard Village to
Fanita Commons and the Farm through the Habitat
Preserve, and provide access to the riparian areas
and basins from Fanita Commons and Orchard and
Vineyard Villages.

May 2020 4-73
Chapter 4: Mobility
Exhibit 4.14.6: Primitive Trail
Exhibit 4.14.5: Nature Trail
Design Standards
Width 4 feet
Surface Native Earth or DG
Modes • Bicycles
• Pedestrians
Design Standards
Width Existing varies, new trails 2.5 feet
Surface Native Earth
Modes • Bicycles
• Pedestrians
Nature Trails are 4-foot wide native earth or DG
recreational trails that provide access from the
developed area to the existing Primitive Trails in
the Habitat Preserve. The final design of any Nature
Trails in the Habitat Preserve shall be in accordance
with MSCP Subarea Plan design standards.

Primitive Trails are existing and new native earth
recreational trails of varying widths located in the
Habitat Preserve. Where existing trails have been
identified as negatively impacting sensitive habitat,
the trails will be removed, the impacted habitat
restored, and new Primitive Trails constructed
around the sensitive habitat in accordance with
MSCP Subarea Plan design standards.

Refer to Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan for specific plant palettes by Village.

Refer to Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan for specific plant palettes by Village.
4-74 May 2020
Fanita Ranch Specific Plan
Exhibit 4.14.7: SDG&E Service Road
Design Standards
Width Existing
Surface Native Earth
Modes • Bicycles
• Pedestrians
The SDG&E Service Road is an existing native earth
road of varying widths crossing through the southern
Habitat Preserve utilized by SDG&E to access the
existing power lines and towers. The road is also
suitable for recreational use by pedestrians and
bicyclists.

Refer to Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan for specific plant palettes by Village.

May 2020 5-1
Chapter 5:

Landscape Architecture, Community
Design & Outdoor Lighting Design Plan

5.1 Community Organization and Landscape Theme
The design theme for Fanita Ranch reflects Santee’s unique heritage and is represented in many forms, from farm-themed Villages to a celebration of the site’s ecological resources outside of the Villages.

The community has been organized to provide a transition from naturalized open space areas to neighborhoods within an agricultural setting, giving the impression of a small community that has emerged from an agrarian heritage. The community is organized by a series of experiences, as illustrated in Exhibit 5.1: Community Organization, including the following organizational elements:
• Gateways
• Landmarks
• Villages
• Habitat Preserve
• Farm
Exhibit 5.2: Fanita Ranch Illustrative Plan, depicts Fanita Ranch’s organization and landscape theme, its connections to the larger Santee community and hundreds of acres of preserved natural open space.

The City of Santee is designated a Tree City USA by the Arbor Day Foundation in partnership with the United States Forest Service and the National Association of State Foresters. In support of this designation, Fanita Ranch includes a robust tree planting program that will be implemented throughout the community. Gateways and landmarks within open space areas take advantage of existing landforms, natural features, and scenic vistas to provide natural orientation and wayfinding. At the gateways to Fanita Ranch, the naturalistic landscape gradually transitions, giving way to authentic working agricultural fields and orchards. The Farm, at the center of the community, remains a focal point, and each Village reflects the importance of the Farm through a unique agricultural theme. Beyond the fields and orchards, neighborhoods include an eclectic mix of architecture, reflective of typical California farm communities. The emphasis is on an Americana-style of architecture that reinforces the farm design theme. For a more detailed description of the proposed community-wide landscape palette, refer to Section 5.5: Landscape Palette.
5-2 May 2020
Fanita Ranch Specific Plan
Exhibit 5.1: Community Organization
For illustrative purposes only; final design may vary.
not to scale
May 2020 5-3
Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan Exhibit 5.2a: Fanita Ranch Illustrative Plan (North)
Match Line: See Exhibit 5.2b
not to scale For illustrative purposes only; final design may vary.

MWS
MWS
495.5 SYCAMORE CREEK
464.0
P=495.0

SYCAMORE CREEK

SYCAMORE CREEK
MAGNOLIA AVE.

FANITA PARK WAY

STREET 'W'

STREET 'V'

CUYAMACA STREET
FANITA

COMMONS VINEYARD

VILLAGE

ORCHARD

VILLAGE
LEGEND
Neighborhood and Mini Parks
Water Reservoir
Interior Slope Erosion Control Planting
FMZ Zone 1 Planting
FMZ Zone 2
Item Intentionally Deleted
Water Quality Basin (Typ.)
Fire Station Site
Village Green
Farm
Orchard (Typ.)
Vineyard (Typ.)
Cuyamaca Gateway w/ Informal Oak/
Chaparral Style Planting
Community Park
School Site
Riparian Enhancement and Preserve Area
Habitat Preserve
Linear Park
Pedestrian Bridge
Fanita Gateway with Informal Riparian Style
Planting
Preserve Revegetation Area
Trail
At-grade Wildlife Crossing
Below Grade Wildlife Crossing
SDG&E Service Road
Community Park Passive Area
Community Landmark
View Point
Trail
SDG&E Service Road
Trailhead
Potential Trail Access Point
Wildlife Crossing
3 4
2 1
7 6
5 9
10 8
11 12
14 15
13 16
17 19
21 18
20 22
23 MATCHLINE MATCHLINE
2 7
16 1
10 15
22 19
21 20
18 8
9 12
13 3
7 1
5 4
12 22
23 23
21 21
21 1
1 4
5 24
16 10
24 3
14 7
22 Note: For clarity, not all uses and elements
are shown or labeled.
19 17
17 17
17 17
17 17
22 17
1 11
25 25
1 5
4 26
26 1
2 5-4 May 2020
Fanita Ranch Specific Plan
MWS
MWS

SYCAMORE CREEK

ORE CREEK

SYCAMORE CREEK

FANITA PARKWAY

MAST BOULEVARD
MAGNOLIA AVE.

CUYAMACA STREET
GANLEY RD.

LAKE CANYON ROAD
CARLTON HILLS BLVD.

PRINCESS JOANN RD.
13 20
22 25
27 LEGEND
Neighborhood and Mini Parks
Cuyamaca Gateway w/ Informal Oak/
Chaparral Style Planting
Habitat Preserve
Fanita Gateway with Informal Riparian Style
Planting
Trail
SDG&E Service Road
Special Use Area
Special Use Area Screening Landscape
17 20
22 27
25 Trail
SDG&E Service Road
Trailhead
Potential Trail Access Point
Trail Staging Area
28 28

MATCHLINE MATCHLINE
Note: For clarity, not all uses and elements
are shown or labeled.
17 17
13 1
1 Exhibit 5.2b: Fanita Ranch Illustrative Plan (South)
Match Line: See Exhibit 5.2a
For illustrative purposes only; final design may vary. not to scale May 2020 5-5
Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan

5.2 Gateways
Gateways announce entry into Fanita Ranch, with a gateway sequence at two main entries as described in the following sections. Rather than traditional architectural and signage statements for gateways, entry to Fanita Ranch pays homage to the rural, agrarian heritage of the land through the use of the native and agrarian landscape.

5.2.1 Cuyamaca Street Gateway
Cuyamaca Street provides access into the
Specific Plan Area. Exhibit 5.3: Cuyamaca
Street Gateway Concept depicts the visitors’
first impressions of the Fanita Ranch
community. Upon entering the community,
the roadway is designed to preserve and
enhance the natural hillsides and rock
outcroppings. The roadway passes through
the natural terrain to respect slopes and
landforms to the greatest extent possible.

Landscaping along roadway edges is
designed to reflect the natural setting and
preserve views toward significant landforms
through limited and informal planting
patterns that harmonize with the natural vegetation. Just beyond the most significant rock formation, the roadway begins to slope downward and gives way to views of the Farm in the distance. The roadway landscaping begins to transition to post and rail fencing indicative of an agricultural landscape. Orchard landscaping begins to replace native vegetation and a barn structure announces the Farm and entry into the community.

Community signage will be incorporated into the landscape as rock-outcropping or farm-themed signage. A roundabout with thematic landscaping in its center will define the first intersection and subtle farm-themed wayfinding signage will direct visitors to one of three Villages. The rear elevation of some homes in Orchard Village will be visible from Cuyamaca Gateway and will be enhanced with additional elevation treatments, view fencing and orchard-themed landscaping as appropriate. 5-6 May 2020
Fanita Ranch Specific Plan
Exhibit 5.3: Cuyamaca Street Gateway Concept
For illustrative purposes only; final design may vary.
not to scale

PRESERVE
WATER

RESERVOIR

PRESERVE

PRESERVE

PASTURE

PASTURE
FARM

LANDMARK FARM

OPERATIONS BARN

TRAILHEAD

HABITAT

HABITAT

HABITAT

PRIMITIVE
TRAIL

ICONIC FARM

STRUCTURE
WILDLIFE UNDERCROSSING TUNNEL

THEMATIC

FARM FENCING

NATURAL AND

COMPOSED BOULDER

CLUSTERS

INFORMAL OAK/

CHAPARRAL STYLE

PLANTING

RIPARIAN ENHANCEMENT

AND PRESERVATION AREA
Note: Refer to Exhibit 4.13: Trails Map
for detail regarding trail types and widths.

POTENTIAL TRAIL

ACCESS POINT
May 2020 5-7
Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan

5.2.2 Fanita Parkway Gateway
Fanita Parkway also provides access into
the Specific Plan Area. Exhibit 5.4: Fanita
Parkway Gateway Concept maintains the
existing roadways rural character by limiting
new landscaping and creating informal
clusters of trees to preserve views to Santee
Lakes. Selected plant species focus on
enhancing the existing landscape and views
of adjacent existing neighbors. Beyond
the existing neighborhoods, plantings of
native species recreate the natural habitats
that occur within the Specific Plan Area to
celebrate the natural resources in the area.

At the southwest edge of the Orchard Village, roadway landscaping transitions to stacked stone walls, post and rail fencing and orchard trees. Community signage is incorporated into the landscape, such as a rock-outcropping or farm-themed signage. A roundabout at Street “A” featuring one or more large specimen trees and subtle farm-themed wayfinding signage will direct visitors to one of three Villages.

The rear elevations of homes in Orchard Village visible from Fanita Parkway will be enhanced with additional elevation treatments, view fencing, and orchard-themed landscape as appropriate. 5-8 May 2020
Fanita Ranch Specific Plan
Exhibit 5.4: Fanita Parkway Gateway Concept
For illustrative purposes only; final design may vary.
not to scale

PRESERVE

INFORMAL RIPARIAN

STYLE PLANTING
10' MULTI-PURPOSE
TRAIL
4' NATURE TRAIL

HABITAT
WATER

QUALITY
BASIN

THEMATIC DECORATIVE

MOUNDING WITH BOULDERS

THEMATIC

BOULDER AND
CACTUS

LANDSCAPING

TRAILHEAD

PRIMITIVE
TRAIL
4' NATURE
TRAIL
Note: Refer to Exhibit 4.13: Trails Map
for detail regarding trail types and widths.

POTENTIAL TRAIL ACCESS POINT
May 2020 5-9
Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan

5.3 Landmarks
Landmarks assist in orientation within the community, particularly at key intersections and nodes to help people identify where they are within the community. Exhibit 5.1: Community Organization identifies the location of proposed landmarks within the community. Landmarks may consist of iconic buildings, building tower elements, thematic structures or significant landscape features that are consistent with the farm theme. Examples of appropriate landmarks are provided in Exhibit 5.5:

Conceptual Landmark Imagery.

5.4 Villages
Villages represent the developed portions of the Fanita Ranch community and are designed to provide a unique, individual theme consistent with the overall agrarian design theme. Within each Village, the landscape palette, street furniture and architecture support the Village design theme. Exhibit 5.1:

Community Organization identifies the three Villages, which are named according to their intended design theme and are described in the following sections. 5-10 May 2020
Fanita Ranch Specific Plan
Exhibit 5.5: Conceptual Landmark Imagery
May 2020 5-11
Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan

5.4.1 Fanita Commons
Fanita Commons serves as the main “common
village” for all of Fanita Ranch. With the Farm
as its focal point, orchards, vineyards, fields, and
a large event barn serve as defining elements
of this Village. A Village Green, located across
from the Farm, provides the main community
gathering space. This public gathering space will
serve as an extension of the Farm, allowing farm
activities such as farmers’ markets and harvest
festivals to spill into the Village Center. Exhibit

5.2: Fanita Ranch Illustrative Plan, Exhibit 5.6:

Fanita Commons Illustrative Plan and Exhibit 5.7:

Fanita Commons Imagery illustrate some of the
key landscape and site design concepts for Fanita
Commons including the following:
• Create a Village Green with landscaping
materials and street furniture consistent with
the farm design theme. The Village Green is
designed and sized to include open areas and
flexible spaces that support community events such as farmers’ markets, harvest festivals, outdoor movies and more.
• Maintain strong visual connection between the Village Green and the passive portion of the Community Park.
• Promote walkability in Fanita Commons by providing shade and other pedestrian amenities such as water fountains, benches, and street furniture that are consistent with the farm design theme. • Install edible landscapes along trails and sidewalks, where appropriate, to create an “AgMeander” that connects the Farm to other areas of Fanita Commons including the school site, Community Park, Active Adult neighborhood and Village Green.
• Use iconic structures to serve as landmarks and assist with wayfinding. • Provide a pedestrian bridge across the southerly drainage to connect Fanita Commons with Orchard Village.
5-12 May 2020
Fanita Ranch Specific Plan
Exhibit 5.6: Fanita Commons Illustrative Plan
For illustrative purposes only; final design may vary.
not to scale
Community Landmark
Trailhead
Potential Trail Access Point
Trail
LEGEND

PRESERVE

SCHOOL SITE

COMMUNITY
PARK
FARM

FIRE STATION SITE

FARM STORE CAFE

MARKET PAVILION

VILLAGE GREEN

LANDMARK

ENHANCED CROSSWALKS

PRESERVE

LINEAR PARK

HABITAT

HABITAT

NEIGHBORHOOD
PARK

EVENT BARN

ACTIVE ADULT
AREA
WATER

QUALITY
BASIN

PEDESTRIAN BRIDGE TO

ORCHARD VILLAGE

RIPARIAN ENHANCEMENT

AND PRESERVATION AREA

RIPARIAN ENHANCEMENT

AND PRESERVATION AREA
6' VILLAGE
NATURE

TRAIL POP-OUTS AT CORNERS

PRESERVE

HABITAT ORCHARD

VILLAGE
Note: Refer to Exhibit 4.13: Trails Map
for detail regarding trail types and widths.
10' MULTIPURPOSE TRAIL

PEDESTRIAN BRIDGE AND

MID-BLOCK CROSSING

TO ACTIVE ADULT
May 2020 5-13
Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan Exhibit 5.7: Fanita Commons Imagery
5-14 May 2020
Fanita Ranch Specific Plan
Exhibit 5.8: Fanita Commons Plant Palette
In support of a consistent Village theme, the Fanita Commons plant palette provides a unified list of trees, shrubs, succulents, and ground covers. Exhibit 5.8: Fanita Commons Plant Palette identifies specified plants that can be selected for use in public or publicly viewable spaces.

FANITA COMMONS PLANT PALETTE
SCIENTIFIC NAME / Common Name
(*) Denotes a native cultivar that shall not be used adjacent to Habitat Preserve.

General Landscape Trees
GEIJERA PARVIFLORA / Australian Willow
JACARANDA MIMOSIFOLIA / Jacaranda
RHUS LANCEA / African Sumac
Street Trees - Residential Collector
GEIJERA PARVIFLORA / Australian Willow
JACARANDA MIMOSIFOLIA / Jacaranda
KOELREUTERIA BIPINNATA / Chinese Flame Tree
Street Trees - Village Collector and Streets
CASSIA SPLENDIDA ‘GOLDEN’ / Golden Wonder Cassia
CERCIS CANADENSIS ‘FOREST PANSY’ / Forest Pansy Eastern Redbud KOELREUTERIA PANICULATA / Golden Rain Tree
Street Trees - Residential Streets
LIQUIDAMBER STYRACIFLUA / Sweet Gum
CASSIA SPLENDIDA ‘GOLDEN’ / Golden Wonder Cassia
CERCIS CANADENSIS ‘FOREST PANSY’ / Forest Pansy Eastern Redbud Park and Village Green Trees
ALMUS RHOMBIFOLIA / White Alder
CERCIS CANADENSIS ‘FOREST PANSY’ / Forest Pansy Eastern Redbud CINNAMOMUM CAMPHORA / Camphor Tree
FRAXINUS UDHEI/Shamel Ash
JACARANDA MIMOSIFOLIA / Jacaranda
KOELREUTERIA PANICULATA / Golden Rain Tree
LIQUIDAMBAR STYRACIFLUA / Sweet Gum
PLATANUS RACEMOSA / California Sycamore
May 2020 5-15
Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan Exhibit 5.8: Fanita Commons Plant Palette (cont.)
FANITA COMMONS PLANT PALETTE (CONT.)
SCIENTIFIC NAME / Common Name
(*) Denotes a native cultivar that shall not be used adjacent to Habitat Preserve.

School Site Trees
CASSIA SPLENDIDA ‘GOLDEN’ / Golden Wonder Cassia
PLATANUS ACERIFOLIA / London Plane
JACARANDA MIMOSIFOLIA / Jacaranda
MAGNOLIA GRANDIFLORA / Southern Magnolia
ULMUS PARVIFOLIA / Chinese Elm
Active Adult Residential Site Trees
GEIJERA PARVIFLORA / Australian Willow
CERCIS CANADENSIS ‘FOREST PANSY’ / Forest Pansy Eastern Redbud MAGNOLIA GRANDIFLORA / Southern Magnolia
ULMUS PARVIFOLIA / Chinese Elm
Succulents and Cacti
AGAVE AMERICANA / Century Plant
AGAVE X ‘BLUE GLOW’ / Blue Glow Agave
ALOE ARBORESCENS / Torch Aloe
DASYLIRION WHEELERII / Grey Desert Spoon
HESPERALOE PARVIFLORA / Red Yucca
Screening Shrubs
CEANOTHUS X `CONCHA` / Concha California Lilac*
HETEROMELES ARBUTIFOLIA / Toyon
PITTOSPORUM TENUIFOLIUM `SILVER SHEEN` / Tawhiwhi
PRUNUS CAROLINIANA `BRIGHT `N TIGHT` / Carolina Laurel
Ornamental Shrubs and Perennials
ABELIA X GRANDIFLORA ‘SHERWOODII’ / Dwarf Abelia
BOUGAINVILLEA SP. / Bougainvillea (To be maintained per Fire Protection Plan) CEANOTHUS G. ‘ANCHOR BAY’ / Anchor Bay Ceanothus*
CISTUS SP. / Rockrose
5-16 May 2020
Fanita Ranch Specific Plan
Exhibit 5.8: Fanita Commons Plant Palette (cont.)
FANITA COMMONS PLANT PALETTE (CONT.)
SCIENTIFIC NAME / Common Name
(*) Denotes a native cultivar that shall not be used adjacent to Habitat Preserve.

Ornamental Shrubs and Perennials (Cont.)
GALVEZIA SPECIOSA / Island Bush Snapdragon
LANTANA SP. / Lantana
LAVANDULA STOECHAS / Spanish Lavender
LEUCOPHYLLUM SP. / Texas Ranger
MYRTUS COMMUNIS ‘COMPACTA’ / Dwarf Myrtle
RHAPHIOLEPIS SP. / Indian Hawthorn
Ornamental Grasses or Grass-like Plants
ARMERIA MARITIMA / Common Thrift
BULBINE FRUTESCENS / Stalked Bulbine
CHONDROPETALUM TECTORUM / Small Cape Rush
DIANELLA CAERULEA `CASSA BLUE` / Cassa Blue Flax Lily
FESTUCA GLAUCA / Blue Fescue
PHORMIUM TENAX VAR. / New Zealand Flax
Groundcovers
CEANOTHUS `CENTENNIAL` / Centennial Lilac*
CRASSULA MULTICAVA / Fairy Crassula
DYMONDIA MARGARETAE / Dymondia
FRAGARIA CHILOENSIS / Ornamental Strawberry
GREVILLEA LANIGERA `MT. TAMBORITHA` / Mt. Tamboritha Grevillea LANTANA X `NEW GOLD` / New Gold Lantana
MYOPORUM PARVIFOLIUM ‘PINK’ / Pink Myoporum
Vines
DISTICTUS SP. / Trumpet Vine
JASMINUM SP. / Jasmine
WISTERIA SINENSIS / Wisteria
May 2020 5-17
Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan FANITA COMMONS PLANT PALETTE (CONT.)
SCIENTIFIC NAME / Common Name
(*) Denotes a native cultivar that shall not be used adjacent to Habitat Preserve.

Shade Tolerant Plants
COPROSMA REPENS / Mirror Plant
MAHONIA EURYBRACTEATA ‘SOFT CARESS’ / Soft Caress Mahonia PHILODENDRON SP. / Philodendron
POLYSTICHUM MUNITUM / Western Sword Fern
RIBES VIBURNIFOLIUM / Catalina Current
SANSEVIERIA TRIFASCIATA / Mother-in-Law’s Tongue
Notes:

1. Proposed plant palettes are intended to convey a consistent theme throughout a Village or planning area. They are not all encompassing and may be adjusted to conform to final design style and site conditions.

2. Refer to Exhibit 5.15: Community Streets Plant Palette for the Fanita Parkway landscape palette.

3. Refer to Exhibit 5.17: Edible/Medicinal Plant Palette for “AgMeander” and edible landscapes palette.

4. Landscaping adjacent to Wildland Urban Interface areas must be fire resistant and be consistent with the Fire Protection Plan.

Exhibit 5.8: Fanita Commons Plant Palette (cont.)
5-18 May 2020
Fanita Ranch Specific Plan

5.4.2 Orchard Village
Orchard Village, located south of Fanita Commons,
includes orchards that extend from the Farm as
its defining design element. Orchard Village is
geographically and topographically separated from
Fanita Commons, but will be physically connected
by roadways, trails and a pedestrian bridge. Exhibit

5.9: Orchard Village Illustrative Plan and Exhibit 5.10:

Orchard Village Imagery illustrate some of the key
landscape elements for Orchard Village including the
following:
• Extend orchards from the Farm to the southerly
side of the southerly riparian area and along
roadways within Orchard Village.
• Design orchard plantings north of the riparian
areas to be visible from Fanita Commons and
establish the orchard design theme.
• Promote walkability in Orchard Village by
providing shade and other pedestrian amenities
such as benches and water fountains consistent
with a farm design theme.
• Install orchard trees and edible landscaping along
trails and sidewalks, where appropriate, to extend the “AgMeander” educational and recreational trail from the Farm and Fanita Commons. Refer to Section 7.3.5: AgMeander for additional information.
• Use iconic structures typically associated with orchards to serve as landmarks and assist with wayfinding.
• Provide access for tractors and other orchard maintenance equipment to ensure orchards are authentic, well maintained and sustainable.

Refer to Exhibit 5.11: Orchard Village Plant Palette for a comprehensive listing of plants for this Village.

May 2020 5-19
Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan Exhibit 5.9: Orchard Village Illustrative Plan
For illustrative purposes only; final design may vary.
not to scale
Community Landmark
Trailhead
Potential Trail Access Point
Trail
Viewpoint
Wildlife Crossing
LEGEND

PRESERVE PRESERVE
FARM

PRESERVE

VIEWPOINT

ORCHARD

NEIGHBORHOOD PARK

MINI PARK

HABITAT HABITAT

HABITAT

LINEAR PARK

NEIGHBORHOOD PARK

WILDLIFE
UNDERCROSSING

TUNNEL WATER

RESERVOIR

PEDESTRIAN BRIDGE

TO FANITA COMMONS

PRIMITIVE TRAIL
WATER

QUALITY
BASIN

RIPARIAN

ENHANCEMENT AND

PRESERVATION AREA
8' MULTIPURPOSE
TRAIL
10' MULTIPURPOSE
TRAIL
Note: Refer to Exhibit 4.13: Trails Map
for detail regarding trail types and widths.
5-20 May 2020
Fanita Ranch Specific Plan
Exhibit 5.10: Orchard Village Imagery
May 2020 5-21
Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan Exhibit 5.11: Orchard Village Plant Palette

ORCHARD VILLAGE PLANT PALETTE
SCIENTIFIC NAME / Common Name
(*) Denotes a native cultivar that shall not be used adjacent to Habitat Preserve.

General Landscape Trees
ARBUTUS X `MARINA` / Marina Strawberry Tree
CUPANIOPSIS ANACARDIOIDES / Carrotwood
LAGERSTROEMIA HYBRID / Crepe Myrtle
PLATANUS RACEMOSA / California Sycamore
Street Trees - Residential Collector
ARBUTUS X `MARINA` / Marina Strawberry Tree
CUPANIOPSIS ANACARDIOIDES / Carrotwood
GEIJERA PARVIFLORA / Australian Willow
PLATANUS RACEMOSA / California Sycamore
Street Trees - Residential Street
ARBUTUS X `MARINA` / Marina Strawberry Tree
GEIJERA PARVIFLORA / Australian Willow
HANDROANTHUS IMPETIGINOSUS / Pink Trumpet Tree
Street Tree - Village Street
HYMENOSPORUM FLAVUM / Sweetshade
PLATANUS ACERIFOLIA CULT. / London Plane Tree Cultivars ZELKOVA SERRATA ‘VILLAGE GREEN’ / Sawleaf Zelkova
Street Tree - Private Residential Driveway
BUXUS SEMPERVIRENS ‘GREEN TOWER’ / Green Tower Boxwood
EUGENIA MYRTIFOLIA ‘ORANGE TWIST’ / Bush Cherry
ILEX VOMITORIA ‘WILL FLEMING’ / Yaupon
RHAPHIOLEPIS INDICA ‘MAJESTIC BEAUTY’ / Indian Hawthorn Interior Slopes Trees
ARBUTUS X `MARINA` / Marina Strawberry Tree
CERCIS OCCIDENTALIS / Western Redbud
ERYOBOTRYA DEFLEXA / Bronze Loquat
RHUS LANCEA / African Sumac
5-22 May 2020
Fanita Ranch Specific Plan
Exhibit 5.11: Orchard Village Plant Palette (cont.)
ORCHARD VILLAGE PLANT PALETTE (CONT.)
SCIENTIFIC NAME / Common Name
(*) Denotes a native cultivar that shall not be used adjacent to Habitat Preserve.

Neighborhood and Mini Park Trees
ALBIZIA JULIBRISSIN / Mimosa Tree
ERYOBOTRYA DEFLEXA / Bronze Loquat
HANDROANTHUS IMPETIGINOSUS / Pink Trumpet Tree
LAGERSTROEMIA HYBRID / Crepe Myrtle
PISTACIA CHINENSIS / Chinese Pistache
PLATANUS RACEMOSA / California Sycamore
QUERCUS AGRIFOLIA / Coast Live Oak
ZELKOVA SERRATA ‘VILLAGE GREEN’ / Sawleaf Zelkova
Linear Park Trees
ALNUS RHOMBIFOLIA / White Alder
CERCIS OCCIDENTALIS / Western Redbud
PLATANUS RACEMOSA / California Sycamore
POPULUS FREMONTll / Fremont Cottonwood
QUERCUS AGRIFOLIA / Coast Live Oak
SALIX GOODDINGII / Black Willow
SALIX LASIOLEPIS / Arroyo Willow
Succulents and Cacti
AEONIUM CANARIENSE / Giant Velvet Rose
ALOE MACULATA / Soap Aloe
ALOE X ‘BLUE ELF’ / Blue Elf Aloe
CRASSULA OVATA / Jade Plant
CYLINDROPUNTIA PROLIFERA / Coastal Cholla
OPUNTIA LITTORALIS / Coastal Prickly Pear
OPUNTIA ORICOLA / Chaparral Prickly Pear
Screening Shrubs
PODOCARPUS M. ‘MAKI’ / Shrubby Yew Pint (To be maintained per FPP) PRUNUS CAROLINIANA `BRIGHT `N TIGHT` TM / Carolina Laurel RHAMNUS CALIFORNICA `EVE CASE` / California Coffeeberry* May 2020 5-23
Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan Exhibit 5.11: Orchard Village Plant Palette (cont.)
ORCHARD VILLAGE PLANT PALETTE (CONT.)
SCIENTIFIC NAME / Common Name
(*) Denotes a native cultivar that shall not be used adjacent to Habitat Preserve.

Ornamental Shrubs and Perennials
ABULITON SP. / Flowering Maple
BUDDLEJA SP. / Butterfly Bush
BUXUS MICROPHYLLA / Littleleaf Boxwood
IVA HAYESIANA / San Diego Poverty Weed
NANDINA SP. / Heavenly Bamboo
PITTOSPORUM T. ‘WHEELER’S DWARF’ / Wheeler’s Dwarf Mock Orange PRUNUS CAROLINIANA ‘BRIGHT ‘N TIGHT’ / Carolina Laurel
RHAPHIOLEPIS / Indian Hawthorn
RUSSELIA EQUISETIFORMIS / Coral Fountain
VERBENA SP. / Verbena
Ornamental Grasses or Grass-like Plants
DIANELLA REVOLUTA `LITTLE REV` / Little Rev Flax Lily
DIETES ‘LEMON DROP’ / Lemon Drop Fortnight Lily
HELICTOTRICHON SEMPERVIRENS / Blue Oat Grass
IRIS DOUGLASIANA / Douglas Iris
JUNCUS PATENS / California Gray Rush
LOMANDRA LONGIFOLIA `SEA BREEZE` / Dwarf Mat Rush
TULBAGHIA SP. / Society Garlic
Groundcovers
BACCHARIS P. ‘PIGEON POINT’ / Dwarf Coyote Bush*
COPROSMA ‘KIRKII’ / Creeping Mirror Plant
FRAGARIA CHILOENSIS / Ornamental Strawberry
LANTANA MONTEVIDENSIS / Purple Trailing lantana
MYOPORUM PARVIFOLIUM ‘PINK’ / Pink Myoporum
SENECIO SP. / Blue Chalk Sticks
5-24 May 2020
Fanita Ranch Specific Plan
ORCHARD VILLAGE PLANT PALETTE (CONT.)
SCIENTIFIC NAME / Common Name
(*) Denotes a native cultivar that shall not be used adjacent to Habitat Preserve.

Vines
CLEMATIS ARMANDII / Evergreen Clematis
LONICERA SP. / Honeysuckle
MACFADYENA UNGUIS-CATI / Cat’s Claw Vine
Shade Tolerant Plants
BUXUS X `CHICAGOLAND GREEN` / Glencoe Boxwood
CYRTOMIUM FALCATUM / Holly Fern
FATSIA JAPONICA / Japanese Aralia
NANDINA DOMESTICA VARIETIES / Heavenly Bamboo
PITTOSPORUM CRASSIFOLIUM / Karo Mock Orange
POLYSTICHUM MUNITUM / Western Sword Fern
Notes:

1. Proposed plant palettes are intended to convey a consistent theme throughout a Village or planning area. They are not all encompassing and may be adjusted to conform to final design style and site conditions.

2. Refer to Exhibit 5.15: Community Streets Plant Palette for the Fanita Parkway and Cuyamaca Street landscape palettes.

3. Refer to Exhibit 5.17: Edible/Medicinal Plant Palette for “AgMeander” and edible landscapes palette.

4. Landscaping adjacent to Wildland Urban Interface Areas must be fire resistant and be consistent with the Fire Protection Plan.

Exhibit 5.11: Orchard Village Plant Palette (cont.)
May 2020 5-25
Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan

5.4.3 Vineyard Village
Vineyard Village, located east of Fanita Commons
and the Farm, includes vineyards that extend
from the edge of the Habitat Preserve up the
slopes along the Village access roads. The rising
vineyards will highlight the topographical change
from Fanita Commons to the top of Vineyard
Village. Exhibit 5.12: Vineyard Village Illustrative
Plan and Exhibit 5.13: Vineyard Village Imagery
illustrate some of the key landscape elements for
Vineyard Village, including the following:
• Extend vineyards from the street entry up the
open space slopes.
• Promote walkability of the Vineyard Village by
providing a network of trails, paths and walks,
including an 8-foot wide trail around the
perimeter of the Village.
• Allow community paths and trails to pass
through and alongside the vineyards as a part
of the AgMeander.
• Use iconic structures, materials and
equipment to serve as landmarks and assist
with wayfinding.
• Provide access for trucks, tractors and other
farm equipment to ensure that the vineyards
are viable and sustainable.

Refer to Exhibit 5.14: Vineyard Village Plant Palette
for a listing of plants for public or publicly viewable spaces in this Village.
5-26 May 2020
Fanita Ranch Specific Plan
Exhibit 5.12: Vineyard Village Illustrative Plan
For illustrative purposes only; final design may vary.
not to scale
Community Landmark
Trailhead
Potential Trail Access Point
Trail
LEGEND
Viewpoint
Wildlife Crossing

6.13 Vineyard Village Imagery

PRESERVE

VINEYARD

PRESERVE

PRESERVE

EXISTING

PRIMITIVE TRAIL

VINEYARD
6' COMMUNITY TRAIL
8' PERIMETER
TRAIL

VIEWPOINT

HABITAT

HABITAT

HABITAT

WATER QUALITY BASIN
PARK
WATER

QUALITY
BASINS (TYP.)
WATER

RESERVOIR
4' NATURE
TRAIL
Note: Refer to Exhibit 4.13: Trails Map
for detail regarding trail types and widths.

AT GRADE WILDLIFE
CROSSING (TYP.)

AT-GRADE

WILDLIFE CROSSING

EXISTING

PRIMITIVE TRAIL

MID-BLOCK

PEDESTRIAN

CROSSING

MID-BLOCK PEDESTRIAN

CROSSING
May 2020 5-27
Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan Exhibit 5.13: Vineyard Village Imagery
5-28 May 2020
Fanita Ranch Specific Plan
Exhibit 5.14: Vineyard Village Plant Palette

VINEYARD VILLAGE PLANT PALETTE
SCIENTIFIC NAME / Common Name
(*) Denotes a native cultivar that shall not be used adjacent to Habitat Preserve.

General Landscape Trees
CERCIDIUM X ‘DESERT MUSEUM’ / Palo Verde
CHILOPSIS LINEARIS CULT. / Desert Willow Cultivars
PODOCARPUS GRACILIOR / Fern Pine (To be maintained per Fire Protection Plan) Street Trees - Residential Collectors (Street “X” and portions of Streets “V” and “W”) LIQUIDAMBAR STYRACIFLUA / Sweet Gum
LOPHOSTEMON CONFERTUS / Brisbane Box
MAGNOLIA GRANDIFLORA ‘RUSSET’ / Russet Southern Magnolia Street Trees - Residential Streets
BRACHYCHITON POPULNEUS / Bottle Tree
LIQUIDAMBAR STYRACIFLUA / Sweet Gum
ULMUS PARVIFOLIA `TRUE GREEN` / True Green Elm
Street Trees - Split Residential Streets
LOPHOSTEMON CONFERTUS / Brisbane Box
MAGNOLIA GRANDIFLORA `MAJESTIC BEAUTY` / Southern Magnolia ULMUS PARVIFOLIA `TRUE GREEN` / True Green Elm
Interior Slopes Trees
CHILOPSIS LINEARIS CULT. / Desert Willow Cultivars
X CHITALPA TASHKENTENSIS / Chitalpa
QUERCUS ILEX / Holly Oak
Neighborhood and Mini Parks Trees
BRACHYCHITON POPULNEUS / Bottle Tree
FRAXINUS UHDEI / Shamel Ash
CERCIDIUM X ‘DESERT MUSEUM’ / Palo Verde
CERCIS OCCIDENTALIS / Western Redbud
CHILOPSIS LINEARIS CULT. / Desert Willow Cultivars
CUPANIOPSIS ANACARDIOIDES / Carrotwood
May 2020 5-29
Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan VINEYARD VILLAGE PLANT PALETTE (CONT.)
SCIENTIFIC NAME / Common Name
(*) Denotes a native cultivar that shall not be used adjacent to Habitat Preserve.

Neighborhood and Mini Park Trees (cont.)
MAGNOLIA GRANDIFLORA / Southern Magnolia
PISTACIA CHINENSIS / Chinese Pistache
QUERCUS ILEX / Holly Oak
QUERCUS SUBER / Cork Oak
TIPUANA TIPU / Tipu Tree
X CHITALPA TASHKENTENSIS / Chitalpa
Succulents and Cacti
AGAVE ATTENUATA / Foxtail Agave
AGAVE PARRYI / Parry’s Agave
AGAVE WEBERI / Weber’s Agave
ALOE NOBILIS / Gold Tooth Aloe
ALOE PLICATILIS / Fan Aloe
ALOE VERA / Medicinal Aloe
EUPHORBIA TIRUCALLI / Sticks on Fire
OPUNTIA VIOLACEA ‘SANTA RITA’ / Purple Prickly Pear*
Screening Shrubs
CEANOTHUS X `CONCHA` / Concha California Lilac*
PITTOSPORUM TENUIFOLIUM `SILVER SHEEN` / Tawhiwhi
RHAMNUS CALIFORNICA `EVE CASE` / California Coffeeberry* Ornamental Shrubs and Perennials
CALLIANDRA CALIFORNICA / Baja Fairy Duster

CEANOTHUS CYANEUS (SCARIFIED) / NCN
CISTUS LADANIFER / Crimson-Spot Rockrose
EREMOPHILA MACULATA ‘VALENTINE’ / Valentine Emu Bush
ESCALLONIA SP. / Escallonia Varieties
LAVANDULA DENTATA / French Lavender
PITTOSPORUM TOBIRA / Mock Orange
ROSA SP. / Rose
WESTRINGIA FRUTICOSA / Coast Rosemary
Exhibit 5.14: Vineyard Village Plant Palette (cont.)
5-30 May 2020
Fanita Ranch Specific Plan
Exhibit 5.14: Vineyard Village Plant Palette (cont.)
VINEYARD VILLAGE PLANT PALETTE (CONT.)
SCIENTIFIC NAME / Common Name
(*) Denotes a native cultivar that shall not be used adjacent to Habitat Preserve.

Ornamental Grasses or Grass-like Plants
ANIGOZANTHOS SP. / Kangaroo Paw
ARISTIDA PURPUREA / Purple Threeawn
DIANELLA TASMANICA `VARIEGATA` / Flax Lily
FESTUCA MAIREI / Atlas Fescue
HEMEROCALLIS SP. / Daylily
KNIPHOFIA UVARIA / Red Hot Poker
Groundcovers
ACHILLEA ‘MOONSHINE’ / Moonshine Yarrow*
CEANOTHUS G. HORIZONTALIS / Carmel Creeper
CISTUS SP. / Rockrose
COTONEASTER DAMMERI `LOWFAST` / Lowfast Bearberry
ERIGERON KARVINSKIANUS / Santa Barbara Daisy
GREVILLEA LANIGERA `COASTAL GEM` / Coastal Gem Grevillea MYOPROUM X ‘PACIFICA’ / Trailing Myoporum
THYMUS SP. / Thyme
Vines
PANDOREA JASMINOIDES / Bower Vine
TRACHELOSPERMUM JASMINOIDES / Star Jasmine
VITIS CALIFORNICA ‘ WALKER RIDGE’ / California Wild Grape* Shade Tolerant Plants
DIANELLA CULTIVARS / Flax Lily Cultivars
DIETES / Fortnight Lily
FRAGARIA CHILOENSIS / Ornamental Strawberry
HEUCHERA SP. / Coral Bells
MYRICA CALIFORNICA / Pacific Wax Myrtle
RHAMNUS CALIFORNICA ‘MOUND SAN BRUNO’ / California Coffeeberry* SYMPHORICARPOS ALBA / Snowberry
May 2020 5-31
Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan Notes:

1. Proposed plant palettes are intended to convey a consistent theme throughout a Village or planning area. They are not all encompassing and may be adjusted to conform to final design style and site conditions.

2. Refer to Exhibit 5.15: Community Streets Plant Palette for the Fanita Parkway landscape palette.

3. Refer to Exhibit 5.17: Edible/Medicinal Plant Palette for “AgMeander” and edible landscapes palette.

4. Landscaping adjacent to Wildland Urban Interface Area to be fire resistant and be consistent with the Fire Protection Plan.

Exhibit 5.14: Vineyard Village Plant Palette (cont.)
5-32 May 2020
Fanita Ranch Specific Plan

5.5 Community-Wide Street Landscape Palette
The community-wide plant palettes developed for Fanita Ranch, as depicted in Exhibits 5.15 through

5.17, offer a unique and diversified range of materials. While respecting the existing native landscape and addressing fire management requirements, the plant palette includes water-wise ornamental plants, agricultural plants, edible ornamental plants, native plants, and interesting accent plants. Careful attention has been given to develop a palette that is drought tolerant and non-invasive, complements the natural surroundings and provides a rich aesthetic quality to the various Villages. Landscape and irrigation in Fanita Ranch shall comply with the applicable provisions of the Guidelines for Implementation of the City of Santee Water Efficient Landscape Ordinance.

Certain areas within Fanita Ranch require special attention to landscaping to address site-specific conditions. These conditions include fuel modification zones, riparian habitat areas, the protected Habitat Preserve and revegetation areas. Planting techniques and palettes for these areas shall comply with the requirements of the Fanita Ranch Fire Protection Plan (FPP) and Preserve Management Plan.

Village-specific plant palettes are discussed in the previous sections. The following plant palettes have been provided for the remaining areas of the Specific Plan to establish the intended design character for roadways, public spaces, common areas, exterior slopes within Fuel Modification Zones 1 and 2 and areas within the development area that will be restored as part of the Habitat Restoration Plan. All proposed plant materials must comply with the FPP.

Additional plant materials that are complementary to the following palettes may be permitted, provided they are non-invasive, have received a recommendation of approval from the Master Developer and have been approved by Santee Fire Department. Following are representative plant palettes for streets, street fuel modification zone landscaping, exterior slope fuel modification zone landscaping and edible landscaping.

May 2020 5-33
Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan Exhibit 5.15: Community Streets Plant Palette

COMMUNITY STREETS PLANT PALETTE
SCIENTIFIC NAME / Common Name
(*) Denotes a native cultivar that shall not be used adjacent to Habitat Preserve.

FANITA PARKWAY
Median Trees
ARBUTUS X `MARINA` / Marina Strawberry Tree
KOELREUTERIA BIPINNATA / Chinese Flame Tree
PLATANUS RACEMOSA / California Sycamore
Roadside Fuel Modification Zones and Median Trees
ARBUTUS X `MARINA` / Marina Strawberry Tree
CASSIA SPLENDIDA ‘GOLDEN’ / Golden Wonder Cassia
JACARANDA MIMOSIFOLIA / Jacaranda
KOELREUTERIA PANICULATA / Golden Rain Tree
PLATANUS ACERIFOLIA CULTIVARS / London Plane Tree
Roadside Fuel Modification Zones and Median Shrubs
AEONIUM CANARIENSE / Giant Velvet Rose
ALOE X ‘BLUE ELF’ / Blue Elf Aloe
ARMERIA MARITIMA / Common Thrift
BULBINE FRUTESCENS / Stalked Bulbine
CEANOTHUS G. ‘ANCHOR BAY’ / Anchor Bay California Lilac* CISTUS SP. / Rockrose
LANTANA SP. / Lantana
LAVANDULA STOECHAS / Spanish Lavender
LEUCOPHYLLUM SP. / Texas Ranger
PHORMIUM TENAX VAR. / New Zealand Flax
ROSA SP. / Rose
Roadside Fuel Modification Zones and Median Groundcovers ACHILLEA ‘MOONSHINE’ / Moonshine Yarrow*
ARTEMESIA ‘CANYON GRAY’ / Canyon Gray Sagebrush
CEANOTHUS G. HORIZONTALIS / Carmel Creeper
CISTUS SP. / Rockrose
DYMONDIA MARGARETAE / Dymondia
FRAGARIA CHILOENSIS / Ornamental Strawberry
5-34 May 2020
Fanita Ranch Specific Plan
COMMUNITY STREETS PLANT PALETTE (CONT.)
SCIENTIFIC NAME / Common Name
(*) Denotes a native cultivar that shall not be used adjacent to Habitat Preserve.

Roadside Fuel Modification Zones and Median Groundcovers (cont.) LANTANA MONTEVIDENSIS / Purple Trailing Lantana
MYOPORUM PARVIFOLIUM ‘PINK’ / Pink Myoporum

CUYAMACA STREET
Street Trees
ERCIDIUM X ‘DESERT MUSEUM’ / Desert Museum Palo Verde
CHILOPSIS LINEARIS CULT. / Desert Willow Cultivars
QUERCUS ILEX / Holly Oak
RHUS LANCEA / African Sumac
X CHITALPA TASHKENTENSIS / Chitalpa
Roadside Fuel Modification Zones and Median Trees
CERCIDIUM X ‘DESERT MUSEUM’ / Palo Verde
CHILOPSIS LINEARIS CULT. / Desert Willow Cultivars
QUERCUS ILEX / Holly Oak
RHUS LANCEA / African Sumac
X CHITALPA TASHKENTENSIS / Chitalpa
Roadside Fuel Modification Zones and Median Shrubs, Succulents and Cacti AGAVE ATTENUATA / Foxtail Agave
CISTANTHE GRANDIFLORA / Rock Purslane
DIANELLA REVOLUTA `LITTLE REV` / Little Rev Flax Lily
GREVILLEA CULTIVARS / Grevillea Cultivars
IVA HAYESIANA / San Diego Poverty Weed
LAVANDULA DENTATA / French Lavender
TULBAGHIA SP. / Society Garlic
VERBENA SP. / Verbena
Roadside Fuel Modification Zones and Median Groundcovers ACHILLEA MILLEFOLIUM / Common Yarrow
BACCHARIS PILULARIS PILULARIS / Dwarf Coyote Bush
Exhibit 5.15: Community Streets Plant Palette (cont.)
May 2020 5-35
Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan Exhibit 5.15: Community Streets Plant Palette (cont.)
COMMUNITY STREETS PLANT PALETTE (CONT.)
SCIENTIFIC NAME / Common Name
(*) Denotes a native cultivar that shall not be used adjacent to Habitat Preserve.

Roadside Fuel Modification Zones and Median Groundcovers (cont.) COPROSMA ‘KIRKII’ / Creeping Mirror Plant
LANTANA X `NEW GOLD` / New Gold Lantana
MYOPORUM X ‘PACIFICA’ / Trailing Myoporum
SENECIO SP. / Blue Chalk Sticks

MAGNOLIA AVENUE
Street Trees
HYMENOSPORUM FLAVUM / Sweetshade
MAGNOLIA GRANDIFLORA ‘RUSSET’ / Russet Southern Magnolia Roadside Fuel Modification Zones and Median Shrubs
CISTUS SP. / Rockrose
HEMEROCALLIS SP. / Daylily
IRIS DOUGLASIANA / Douglas Iris
LOMANDRA LONGIFOLIA `SEA BREEZE` / Dwarf Mat Rush
Roadside Fuel Modification Zones and Median Groundcovers BACCHARIS PILULARIS ‘TWIN PEAKS NO.2’ / Dwarf Coyote Bush COTONEASTER DAMMERI `LOWFAST` / Lowfast Bearberry
ERIGERON KARVINSKIANUS / Santa Barbara Daisy
THYMUS SP. / Thyme
RESIDENTIAL COLLECTOR - STREETS “V” & “W” FROM CUYAMACA STREET TO STREET “X”
Street Trees
QUERCUS AGRIFOLIA / Coast Live Oak
QUERCUS ILEX / Holly Oak
QUERCUS SUBER / Cork Oak
5-36 May 2020
Fanita Ranch Specific Plan
Exhibit 5.15: Community Streets Plant Palette (cont.)
COMMUNITY STREETS PLANT PALETTE (CONT.)
SCIENTIFIC NAME / Common Name
(*) Denotes a native cultivar that shall not be used adjacent to Habitat Preserve.

Roadside Fuel Modification Zones and Median Trees
CHILOPSIS LINEARIS CULT. / Desert Willow Cultivars
QUERCUS AGRIFOLIA / Coast Live Oak
QUERCUS ILEX / Holly Oak
QUERCUS SUBER / Cork Oak
Roadside Fuel Modification Zones and Median Shrubs, Succulents and Cacti CISTUS LADANIFER / Crimson-Spot Rockrose
CYLINDROPUNTIA PROLIFERA / Coastal Cholla
EREMOPHILA MACULATA ‘VALENTINE’ / Valentine Emu Bush
FESTUCA MAIREI / Atlas Fescue
HERSPERALOE PARVIFLORA / Red Yucca
OPUNTIA LITTORALIS / Coastal Prickly Pear
OPUNTIA ORICOLA / Chaparral Prickly Pear
Roadside Fuel Modification Zones and Median Groundcovers BACCHARIS PILULARIS PILULARIS / Dwarf Coyote Bush
CEANOTHUS G. HORIZONTALIS / Carmel Creeper
CRASSULA MULTICAVA / Fairy Crassula
Notes:

1. Proposed plant palettes are intended to convey a consistent theme throughout Fanita Ranch. They are not all encompassing and may be adjusted to conform to final design style and site conditions.

2. Landscaping adjacent to Wildland Urban Interface Area shall be fire resistant and be consistent with the Fire Protection Plan.

May 2020 5-37
Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan Exhibit 5.16: Exterior Slopes Plant Palette

EXTERIOR SLOPES PLANT PALETTE
SCIENTIFIC NAME / Common Name
(*) Denotes a native cultivar that shall not be used adjacent to Habitat Preserve.

Fuel Management Zone 1 - Trees
ARBUTUS UNEDO / Strawberry Tree
ARBUTUS X ‘MARINA’ / Marina Arbutus
CHILOPSIS LINEARIS CULT. / Desert Willow Cultivars
QUERCUS AGRIFOLIA / Coast Live Oak
QUERCUS ENGELMANNlI / Englemann Oak
QUERCUS ILEX / Holly Oak
QUERCUS SUBER / Cork Oak
Fuel Management Zone 1 - Shrubs/Perennials
ACHILLEA MILLEFOLIUM / Common Yarrow
CEANOTHUS CYANEUS / Big Pod Ceanothus
CEANOTHUS G. HORIZONTALIS / Carmel Creeper
CEANOTHUS MEGACARPUS / Coast Ceanothus
CEANOTHUS RAMULOSUS ‘RODEO LAGOON’ / Rodeo Lagoon Ceanothus* CEANOTHUS TOMENTOSUS / Wooly-Leaf Ceanothus
PRUNUS ILICIFOLIA / Hollyleaf Cherry
RHAMNUS CALIFORNICA / California Coffeeberry
RHAMNUS CROCEA / Redberry
RHAMNUS CROCEA ILICIFOLIA / Hollyleaf Redberry
RHUS INTEGRIFOLIA / Lemonade Berry
RHUS LANCEA / African Sumac
RIBES INDECORUM / White-Flowered Current
RIBES SPECIOSUM / Fuchsia-Flowering Gooseberry
RIBES VIBURNIFOLIUM / Evergreen Current
SAMBUCUS MEXICANA / Mexican Elderberry
Fuel Management Zone 1 - Groundcovers
BACCHARIS PILULARIS PILULARIS / Dwarf Coyote Bush
CEANOTHUS G. HORIZONTALIS/ Ceanothus
COPROSMA ‘KIRKII’ / Creeping Mirror Plant
MYOPORUM PARVIFOLIUM ‘PINK’ / Pink Myoporum
5-38 May 2020
Fanita Ranch Specific Plan
Exhibit 5.16: Exterior Slopes Plant Palette (cont.)
EXTERIOR SLOPES PLANT PALETTE (CONT.)
SCIENTIFIC NAME / Common Name
(*) Denotes a native cultivar that shall not be used adjacent to Habitat Preserve.

Fuel Management Zone 1 - Succulents/Cacti
CYLINDROPUNTIA PROLIFERA / Coast Cholla
DUDLEYA SP. / Dudleya
OPUNTIA LITTORALIS / Coast Prickly Pear
OPUNTIA ORICOLA / Chaparral Prickly Pear
Herbaceous Plants in Fuel Modification Zones
ELYMUS CONDENSATUS / Giant Wild Rye
ERIOPHYLLUM CONFERTIFOLIUM / Golden Yarrow
ESCHSCHOLZIA CALIFORNICA / California Poppy
GNAPHALIUM CALIFORNICUM / California Everlasting
HELIANTHEMUM SCOPARIUM / Rushrose
LASTHENIA CALIFORNICA / Coast Goldfields
LUPINUS SUCCULENTUS / Arroyo Lupine
NEMOPHILA MENZIESll / Baby Blue Eyes
PLANTAGO ERECTA / Dot-Seed Plantain
STIPA PULCHRA / Purple Needle Grass
Notes:

1. Proposed plant palettes are intended to convey a consistent theme throughout Fanita Ranch. They are not all encompassing and may be adjusted to conform to final design style and site conditions.

2. Landscaping adjacent to Wildland Urban Interface areas must be fire resistant and be consistent with the Fire Protection Plan.

May 2020 5-39
Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan Exhibit 5.17: Edible / Medicinal Plant Palette

EDIBLE / MEDICINAL PLANT PALETTE
SCIENTIFIC NAME / Common Name
Trees
ANACARDIUM OCCIDENTALE / Cashew
ARBUTUS UNEDO / Strawberry Tree
CERATONIA SILIQUA / Carob
CITRUS ‘IMPROVED MEYER’ / Meyer Lemon
CITRUS KUMQUAT ‘MEIWA’ / Meiwa Kumquat
CITRUS RETICULATA ‘GOLD NUGGET’ / Gold Nugget Mandarin Orange CITRUS X AURANTllFOLIA ‘BEARSS SEEDLESS’ / Bearass Seedless Lime CITRUS X SINENSIS CULT. / Orange Cultivars
CITRUS X TANGELO ‘MINNEOLA’ / Honeybell Tangelo
DIOSPYROS KAKI ‘FUYU’ / Fuyu Persimmon
ERIOBOTRYA JAPONICA / Loquat
FEIJOA SELLOWIANA / Pineapple Guava
FICUS CARICA ‘MISSION’ / Mission Fig
JUGLANS CALIFORNICA / California Walnut
LAURUS NOBILIS / Sweet Bay
MACADAMIA INTERFRIFOLIA / Macadamia Nut
MALUS DOMESTICA ‘HONEYCRISP’ / Honeycrisp Apple
OLEA EUROPAEA VAR. / European Olive (To be maintained per FPP) PERSEA AMERICANA ‘HASS’ / Avocado (To be maintained per FPP) PISTACIA VERA / Pistacio
PRUNUS MARITIMA / Beach Plum
PUNICA GRANATUM ‘WONDERFUL’ / Pomegranite
PYRUS SP. / Pear
VITEX AGNUS-CASTUS / Chaste Tree
Shrubs / Perennials / Succulents
ABELIA GRANDIFLORA VARIETIES / Glossy Abelia
ALLIUM SP. / Chives
ALOE VERA / Medicinal Aloe
ALOYSIA TRIPHYLLA / Lemon Verbena
ARBUTUS UNEDO ‘COMPACTA’ / Dwarf Strawberry Tree
CAMELLIA SINENSIS / Green Tea
5-40 May 2020
Fanita Ranch Specific Plan
Exhibit 5.17: Edible / Medicinal Plant Palette (cont.)
EDIBLE / MEDICINAL PLANT PALETTE (CONT.)
SCIENTIFIC NAME / Common Name
Shrubs / Perennials / Succulents (cont.)
CYMBOPOGON CITRATUS / Lemon Grass
HAMAMELIS VIRGINIANA / Witch Hazel
SIMMONDSIA CHINENSIS / Jojoba
Shrubs / Perennials / Succulents (Cont.)
LAVANDULA DENTATA / French Lavender
LAVANDULA STOECHAS / Spanish Lavender
LYCIUM BARBARUM / Firecracker Gojiberry
OPUNTIA FICUS-INDICA / Prickly Pear of Nopales
RIBES RUBRUM ‘RED LAKE’ / Red Lake Current
ROSA DAMASCENA / Otto Rose
SALVIA ELEGANS / Pineapple Sage
SALVIA OFFICINALIS CULT. / Sage
SAMBUCUS CANADENSIS ‘ADAMS’ / Adams Elderberry
SAMBUCUS NIGRA / Common Elderberry
THYMUS VULGARIS / English Thyme
VACCINIUM CORYMBOSUM VAR. / Blueberry
Groundcovers
ACHILLEA MILLEFOLIUM / Yarrow
ARNICA CHAMISSONIS / Meadow Arnica
CENTELLA ASIATICA / Gotu Kola
CHAMAEMELUM NOBILE / Roman Chamomile
FRAGARIA X ANANASSA VAR. / Strawberry
HELICHRYSUM ITALICUM / Curry Plant
MENTHA PIPERITA / Peppermint
ORIGANUM VULGARE / Italian Oregano
TARAXACUM OFFICINALE / Dandelion
THYMUS SERPYLLUM ‘MAGIC CARPET’ / Magic Carpet Creeping Thyme THYMUS X CITRIODORUS ‘AUREUS’ / Golden Lemon Thyme
May 2020 5-41
Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan Exhibit 5.17: Edible / Medicinal Plant Palette (cont.)
EDIBLE / MEDICINAL PLANT PALETTE (CONT.)
SCIENTIFIC NAME / Common Name
Vines
PASSIFLORA SP. / Passion Flower
RUBUS SP. / Raspberry Varieties
VITIS CALIFORNICA / California Grape
VITIS SP. / GRAPE Varieties
WISTERIA SINESIS / Wisteria
Notes:

1. Proposed plant palettes are intended to convey a consistent theme throughout Fanita Ranch. They are not all encompassing and may be adjusted to conform to final design style and site conditions.

2. Landscaping adjacent to Wildland Urban Interface Area shall be fire resistant and be consistent with the Fire Protection Plan.
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Fanita Ranch Specific Plan

5.6 Brush Management/Fuel Modification
Characteristic of most communities in Southern California, wildfires within natural open space areas are highly probable events. Community planning, landscaping and maintenance must be planned and designed to minimize loss of life and property when a fire does occur. All landscaping within Fanita Ranch must comply with the Fanita Ranch FPP. All plants within Fanita Ranch shall be selected from the FPP approved plant list. New and existing plants within the designated fire protection zones and street side fuel modification zones shall be planted and maintained in accordance with the FPP. Plants on the FPP prohibited plant list shall not be planted, and existing plants within the development areas that are on the FPP prohibited plant list shall be removed. Refer to Section 8.6.2.1: Fuel Modification Zones and Fanita Ranch EIR Appendix P1 for additional detail.

5.7 Habitat Restoration Program
The Fanita Ranch project will implement a habitat restoration and enhancement program that will offset impacts to existing biological resources located within the development footprint and generally increase the integrity of ecological systems across the property. Restoration activities will occur in upland and wetland-riparian areas that increase and improve native habitat coverage, which will benefit wildlife in general, and potentially sensitive species such as California gnatcatcher, cactus wren, Quino checkerspot and Hermes copper butterflies, and San Diego fairy shrimp. To accomplish these goals, the program will address issues associated with vernal pools, southern willow scrub, mule fat scrub, and a variety of native upland vegetation communities. Manufactured slopes on the exterior of the development footprint and Fuel Modification Zones will primarily be revegetated with coastal sage scrub, chaparral and cactus species to blend with the adjacent native vegetation and provide additional habitat for key sensitive species.

Moreover, native habitat in the Habitat Preserve will be managed in perpetuity through implementation of a Preserve Management Plan (PMP). The PMP will direct long-term management of preserved biological resources through the enhancement, restoration and maintenance of native vegetation communities, sensitive species, and the local ecosystem for the betterment of the environment and to enhance the quality of life for residents of Santee.

As with all landscaping within the Fanita Ranch community, the design, installation and maintenance of the habitat restoration program will comply with the Fanita Ranch FPP. Proper plant species selection and spacing will restore native habitat while reducing the effects of potential future fire events.

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Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan

5.8 Walls and Fencing
Exhibit 5.18: Conceptual Wall and Fencing Plan depicts the location of project-wide theme walls and fences that will reflect the community’s farm theme, provide privacy, and enhance the safety of the residents. The walls and fences shown below are generally representative of the proposed design character; however, wall and fence materials, colors and details may vary by Village but will be complimentary and consistent with the Fanita Ranch agrarian theme. Final wall and fencing specifications to be determined during preparation of detailed Landscape Improvement Plans.

The Fanita Ranch FPP requires the following:
“Fencing within all lots that are directly adjacent to open space or naturally vegetated areas would be constructed with non-combustible materials (e.g., stone, block), fire rated wood, treated fire-rated vinyl, or SFD [Santee Fire Department] approved materials. In no case would the fence return (closest five feet of fencing to a structure) be constructed of combustible materials.” Masonry Community Wall
• Masonry Community Walls: Reduce noise
and provide privacy for residences adjacent
to primary streets. Community walls consist
of 6-foot high slump block walls and slump
block pilasters. Landscaping in front of the wall
softens the mass of the wall. Masonry sound
walls shall be constructed at the perimeter of
the pump stations to provide noise attenuation.
• View Fences: Tubular steel or masonry and
Plexiglas view fences define the boundary
between public and private spaces while
allowing visual access to the views from many
of the residential lots. Decorative tubular
steel fencing 6-foot high is utilized for most
conditions. Where sound attenuation or open
space fire mitigation is required, a short slump
block masonry wall finished to match the
community wall, topped with a tempered glass
or Plexiglas view screen, is appropriate. Tubular
street fences secure stormwater basins as well.

View Fence
Tubular Steel View Fence
Following are the wall and fence types that occur
at Fanita Ranch:
5-44 May 2020
Fanita Ranch Specific Plan
• Tubular Steel View Fence in Fuel
Modification Zones: Perimeter lots in the
Orchard and Vineyard Villages that abut the
Habitat Preserve have exceptional views. To
keep these views completely open, the 6-foot
high view fence will be moved down the slope
into the FMZs.
• Privacy Fencing: 5-foot 6-inch high wood
fencing provides privacy between adjacent
residences and from the street. A mediumbody stain treatment provides a finished appearance and reduces sun and water
bleaching of the wood. All fencing in lots
adjacent to native open space shall be
constructed of non-combustible materials
(fire-rated wood referred to as FRX exterior
treated rated wood product (Hoover brand or
equivalent). For interior lots, fencing within 5
feet of a structure must be non-combustible or
meet the same fire rating as the structure wall.

See the Fanita Ranch FPP Section 6.1.1.1 and
Section 6.4.1 for additional details.
• Open Space and Trail Fencing: Peeler log
post and rail fencing keeps trail users safe and
on approved trails. The 4.5-foot high natural
wood fence is treated to resist insects and
decay. Wood-look precast concrete split rail
fencing is an appropriate option. Open space
and trail fencing will be located as needed
and only portions are shown on Exhibit 5.18:

Conceptual Wall and Fencing Plan.
• Special Use Area Security Fencing: A 6-foot
high tubular steel, masonry wall or similar
will surround and secure the Special Use
area. The wall will help visually blend into the
surrounding landscape and provide visual
screening.

Privacy Fencing
Post and Rail Trail Fencing
May 2020 5-45
Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan Exhibit 5.18a: Conceptual Wall and Fencing Plan (North) Match Line: See Exhibit 5.18b
not to scale For illustrative purposes only; final design may vary.

67.00 HABITAT

PRESERVE

HABITAT

PRESERVE

HABITAT

PRESERVE

VINEYARD

VILLAGE
MAGNOLIA AVE.

ORCHARD

VILLAGE FANITA
FANITA

COMMONS

PARK WAY

STREET 'W'

STREET 'V'

CUYAMACA STREET

MATCHLINE MATCHLINE
Masonry Community Wall
Tubular Steel View Fence
Masonry and Glass View
Fence
Open Space and Trail
Fencing
Thematic Farm Fencing
Masonry Sound Wall
LEGEND
5-46 May 2020
Fanita Ranch Specific Plan

HABITAT

PRESERVE FANITA PARKWAY

CUYAMACA STREET

MAST BOULEVARD
MAGNOLIA AVE.

GANLEY RD.

LAKE CANYON ROAD
CARLTON HILLS BLVD.

PRINCESS JOANN RD.

WOODGLEN VISTA DR.

EL NOPAL

CHAPARRAL
DR.

SPECIAL

USE AREA
MATCHLINE MATCHLINE Masonry Community Wall
Tubular Steel View Fence
Masonry and Glass View
Fence
Open Space and Trail
Fencing
Thematic Farm Fencing
Tubular Steel, Masonry Wall
or Similar SUA Security
Fence
Masonry Sound Wall
LEGEND
Exhibit 5.18b: Conceptual Wall and Fencing Plan (South) Match Line: See Exhibit 5.18a
For illustrative purposes only; final design may vary. not to scale May 2020 5-47
Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan

5.9 Conceptual Lighting Plan
Outdoor lighting, when implemented in a consistent manner, plays a large role in the visual unification of a community. The Fanita Ranch Conceptual Lighting Plan provides general lighting design guidance for streets, pathways, common open space, recreation areas, buildings, special accent lighting and sign illumination, as conceptually depicted on Exhibit 5.19: Conceptual Lighting Plan. Five guiding principles were considered during preparation of this Community Lighting Plan:

1. Provide streets with a safe and desirable level of illumination for motorists and pedestrians without intruding into adjacent residential, riparian and Habitat Preserve areas.

2. Reduce or eliminate light pollution by utilizing low glare and full cutoff light fixtures, lower wattage luminaires and lighting controls to create a “Dark Sky” friendly community.

3. Relate lighting fixtures to the human scale, especially in pedestrian areas.

4. Choose fixtures and luminaires to complement the design and character of the environment in which they are placed.

5. Coordinate with the City of Santee to implement the use of energy efficient fixtures and appropriate technologies.

Lighting Design Theme
Thematic and special accent lighting design will enhance the architectural and landscape theme within Fanita Ranch, primarily within the Village Centers. Enhanced lighting will vary based upon lighting location and application within each Village Center. Village Center streets should be well lit to encourage evening use and pedestrian activity. Thematic walkway lighting, parking lot lighting and building accent lighting will be utilized to reinforce the community agrarian theme. Lighting may be utilized to create unique landmarks and enhance community gateways. Light fixture images provided herein are for illustrative purposes only. Final fixtures will be selected during the Development Review process. 5-48 May 2020
Fanita Ranch Specific Plan
Dark Sky
One of the defining characteristics of a community is the visibility of stars in the night sky. Excessive outdoor lighting can brighten the night sky and adversely impact community character, views of the night sky, ecosystems and energy resources. The “Dark Sky” concept will be implemented in Fanita Ranch to minimize light pollution caused by the effects of sky glow, glare and light trespass onto adjacent properties, streets and environmentally sensitive areas, conserve energy use and maintain nighttime safety and security. This will be achieved by: 1) designing lighting according to use; 2) prohibiting certain types of light sources; 3) using appropriate shielding and direction of lighting sources; and 4) enforcing lighting curfews for certain uses.

General Lighting Guidelines
The Community Lighting Plan provides a conceptual design framework that reinforces the overall visual character of the community and establishes lighting design criteria consistent with the “Dark Sky” concept and lighting guidelines provided herein. Outdoor lighting angle and intensity will be planned for night-time mobility and safety. In general, light fixtures will be designed, spaced and placed to efficiently direct light downward, particularly lighting for streets and parking areas. All outdoor lighting shall be shielded to confine light within the site and prevent glare onto adjacent properties, Habitat Preserve lands, riparian areas and streets.

Site-specific lighting shall meet the following requirements:

1. All light fixtures shall conform to the requirements of Title 24 of the California Code of Regulations.

2. Direct lighting shall be shielded from adjacent residential properties, Habitat Preserve lands, riparian areas and other light sensitive receptors.

R.O.W. R.O.W.

HABITAT

PRESERVE
2:1 MAX
2:1 MAX

HABITAT

PRESERVE
For illustrative purposes only; final design may vary.

May 2020 5-49
Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan not to scale Exhibit 5.19: Conceptual Lighting Plan
For illustrative purposes only; final design may vary.
5-50 May 2020
Fanita Ranch Specific Plan

3. Lighting shall be directed to the specific location intended for illumination (e.g., roads, parking areas, walkways and recreation areas).

4. Non-essential lighting and stray light spillover shall be minimized.

5. Low-intensity lamps shall be used except where high-intensity illumination is needed or required.

6. Street light design and spacing shall be consistent with the City of Santee Public Works Standards (1982), as may be amended.

Lighting Within or Adjacent to Habitat Preserve and Other Environmentally Sensitive Areas
The Community Lighting Plan for Fanita Ranch:
• Eliminates lighting in or adjacent to conserved habitat, except where essential for roadway use, facility use, safety, or security purposes;
• Uses low-pressure sodium illumination sources or other similar technology; • Does not use low-voltage outdoor or trail lighting, spotlights or bug lights; and • Shields light sources adjacent to conserved habitat so that the lighting is focused downward.

Consistent with these requirements, lighting within the development areas shall be directed away from adjacent Habitat Preserve, riparian and other natural open space areas to limit light spillage. Lowpressure sodium lights shall be utilized, unless new and/or improved technology is available during project implementation. Fully shielded/full cutoff light fixtures shall be utilized to the extent feasible in areas adjacent to Habitat Preserve and other environmentally sensitive areas.

Streets “V” and “W” connect Fanita Commons and Orchard Village with the Vineyard Village. Portions of these roadways cross the Habitat Preserve at certain locations and are designed to include wildlife crossings. In order to create a safe corridor for automobiles and pedestrians, as well as accommodate nocturnal wildlife movement and enhance the viability of planned wildlife crossings, portions of these roads would be marked with highly reflective pavement markers instead of standard roadside City street lights and include a pedestrian-activated, low-level bollard lighting system. It has been demonstrated that, from an animal’s perspective, the pavement markers mimic a small rock in the landscape and would not negatively impact wildlife movement. Retroreflective Pavement Markers (pursuant to the State of California Department of Transportation specifications) will be spaced 24’ on center on these segments. The following exhibits show an example of how the reflective pavement markers will be incorporated in portions of Streets “V” and “W”.

May 2020 5-51
Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan For illustrative purposes only; final design may vary.
5-52 May 2020
Fanita Ranch Specific Plan
Street Lighting
The Fanita Ranch Conceptual Community Lighting Plan complies with the City of Santee Public Works Standards (1982) for street light standards, except as otherwise stated herein. Street lights will be spaced and placed to efficiently direct light downward. Timers or photocell sensors will be incorporated into the light fixtures to reduce energy use. Retroreflective pavement markers, rather than street lights, and a pedestrian-activated bollard lighting system will be used on street segments where wildlife crossings are planned to minimize light impacts on the adjacent Habitat Preserve areas, as previously described herein.

Common Area and Parking/Loading Area Lighting
Lighting will only be used to provide illumination for the security and safety of on-site areas such as entries, pathways and parking and loading areas. Low intensity fixtures shall be utilized to illuminate walkways and trails to enhance pedestrian safety and comfort. Where appropriate, the lighting pattern and intensity may become more intense at path intersections and vehicular crossings. Parking and service area lighting shall be contained within the area boundaries/enclosure. The design of light fixtures must be architecturally compatible with the main structures.

LOT
LINE

PARKING LOT OPEN
SPACE

HABITAT

PRESERVE
For illustrative purposes only; final design may vary.

May 2020 5-53
Chapter 5: Landscape Architecture, Community Design & Outdoor Lighting Design Plan Park Lighting
Lighting within community, neighborhood and mini-parks is anticipated. To accommodate night-time use of the Community Park and promote safety and security, lighting within sports fields, sport courts, parking lots and walkways, as well as building security and accent lighting, plaza lighting and signage lighting will be provided. Neighborhood parks and mini-parks are planned for day-time use only.

Lighting within these facilities may be limited to walkway and building security lighting. Where playing fields and other recreational areas are to be illuminated to accommodate night-time use, lighting fixtures shall be designed, mounted and directed so that the light beams fall within the playing areas.

Direct illumination shall be confined to within the property line of the recreational use. Illumination of the sports fields and other ball fields shall be designed to conform to the recommended practice by the Illuminating Engineering Society of North America (IESNA) for recreational ball fields. Any nonsecurity lighting within the Community Park and other ball fields shall be turned off by 11 p.m. or 30 minutes past the event (whichever is later). Detailed lighting plans and photometric analysis will be required at the improvements site plan level. Specific lighting fixtures and lamps will be determined during the Development Review process.
5-54
Fanita Ranch Specific Plan
Administrative Draft No. 4
Park Lighting
Lighting within community, neighborhood and mini-parks is anticipated. To accommodate night-time use of the Community Park and promote safety and security, lighting within sports fields, sport courts, parking lots and walkways, as well as building security and accent lighting, plaza lighting and signage lighting will be provided. Neighborhood parks and mini-parks are planned for day-time use only.

Lighting within these facilities may be limited to walkway and building security lighting. Where playing fields and other recreational areas are to be illuminated to accommodate night-time use, lighting fixtures shall be designed, mounted and directed so that the light beams fall within the playing areas.

Direct illumination shall be confined to within the property line of the recreational use. Illumination of the sports fields and other ball fields shall be designed to conform to the recommended practice by the Illuminating Engineering Society of North America (IESNA) for recreational ball fields. Any nonsecurity lighting within the Community Park and other ball fields shall be turned off by 11 p.m. or 30 minutes past the event (whichever is later). Detailed lighting plans and photometric analysis will be required at the improvements site plan level. Specific lighting fixtures and lamps will be determined during the Development Review process.
5-54 May 2020
Fanita Ranch Specific Plan
Implementation
Outdoor lighting will be considered during Development Review and shall be consistent with this Community Lighting Plan. Light fixture specifications, fixture placement and a photometric analysis shall be submitted as part of a Development Review application or in conjunction with street or other improvement plans proposed within or adjacent to Habitat Preserve areas. All community facility and recreation area lighting that may illuminate a residential area between the hours of 11 p.m. and sunrise shall be clearly identified on the site plan.

Building Exterior Lighting
Building exterior lighting shall be designed to minimize glare and light spill. Light fixtures must be consistent with the architectural style of the building. Indirect wall lighting, wall “washing” from concealed fixtures and landscape lighting are encouraged, provided they are subtle and not overly bright. Where appropriate and feasible, motion sensors or timers should be incorporated on exterior fixtures to reduce energy usage.

May 2020 6-1
Chapter 6:

Architectural Design Guidelines
The following architectural guidelines provide a general framework for building design to express the desired character of Fanita Ranch, ensure a consistent level of quality and support green building practices. The guidelines are not intended to limit innovative design, but rather provide direction and design criteria that support the vision of a high quality, sustainable community. While not every guideline may be applicable to each building style, building type or site conditions, future builders and architectural designers should attempt to meet the desired intent of these guidelines.

6.1 Architectural Styles
Fanita Ranch will incorporate a mix of architectural styles to promote visual interest and diversity and establish a distinct sense of place. Architecture in Fanita Ranch takes its inspiration from the small farm towns found throughout rural areas of California. These small towns evolved over time and include an eclectic mix of architectural styles that respond to the local climate and design trends of the various periods of development throughout California. Below is a list of the appropriate architectural styles for Fanita Ranch:
• Americana - National
• Americana - Traditional
• Americana - Victorian
• Americana - Ranch
• Arts & Crafts - Craftsman
• Arts & Crafts - Foursquare
• Arts & Crafts - Prairie
• Early California - Hacienda
• Early California - Monterey
• Mediterranean Countryside - Andalusian
• Modern - Mid-Century Modern
• Contemporary - Transitional
Because market conditions and homeowner preferences are constantly evolving, additional architectural styles not specifically identified in this Specific Plan are permitted within Fanita Ranch. Site plans, building elevations and a colors and materials palette for residential products shall be reviewed in accordance with the procedures set forth in Section 10.6.5: Development Review to ensure that quality design is commensurate with the standards contained in this Specific Plan. 6-2 May 2020
Fanita Ranch Specific Plan
Americana - National
The National style emerged shortly after the railroads expanded west and allowed for the transport of bulkier and heavier items such as lumber. The National style was the first to implement light balloon or braced farming techniques in lieu of traditional log and sod construction. Homes still maintained simple, rectilinear forms with side-gables roofs or square forms with pyramidal roofs. Rectilinear wings were often added at right angles to the side of the primary building, resulting in the gabledfront-and-wing style commonly found throughout the United States. Frontages include simple stoops or broad covered porches. National style homes are typically covered by wood sheathing and remain simple and utilitarian in style with few adornments. Accents are usually limited to candle sconces and light fixtures that reinforce the rustic theme. Windows are simple and left bare to take advantage of unfiltered natural light. Roofs include metal seam, flat concrete tile or architectural grade composition tile.

May 2020 6-3
Chapter 6: Architectural Design Guidelines
Americana - National
Design Elements
Form and Massing • One and two story massing
• Simple, rectilinear or square forms
• Secondary wings at right angles to primary massing
Roofs • Simple, gable primary roof forms
• Shed roof forms may be located at first floor and porch • 6:12 to 8:12 primary roof pitch
• 12” to 24” overhangs
• Flat concrete tiles or architectural composition shingles; optional standing seam metal roof
Exterior Wall Materials • Lap siding or a blend of lap siding and stucco on front elevations, and stucco on other elevations, with board and batten siding accents on gable ends
Entries • Simple stoop or covered porch
• Simple square porch posts or tapered columns
• Front door simply detailed with surrounds
Windows • Simple, rectilinear window forms and patterns • Wood or stucco window trims on front elevation and other highly visible elevations
Accents and Trims • Simple, rustic door and window trims • Stucco or simulated wood eave details
6-4 May 2020
Fanita Ranch Specific Plan
Americana - Traditional
The Traditional style evolved from the National style and continues to maintain the rectilinear massing with gable roof forms, with greater articulation in wall planes and variety in massing. Frontages are similar and include covered stoops or broad covered porches (with porches being more common).

Exterior wall materials can include stucco, stone, brick, plank siding, or a combination of these. Details include simple columns or columns with brackets supporting the porch, corbels, additional trim details around windows and doors, and accent features.

May 2020 6-5
Chapter 6: Architectural Design Guidelines
Americana - Traditional
Design Elements
Form and Massing • Rectilinear form with vertical and horizontal massing breaks Roofs • Front to back gable or hip roof with intersecting hip or gable roofs • 6:12 to 12:12 primary roof pitch
• 12” to 24” overhangs
• Flat shingle-textured concrete tiles or architectural composition shingles
Exterior Wall Materials • Blended stucco and siding, with brick and stone accents Entries • Simple stoop or covered porch
• Simple square porch posts or tapered columns
• Front door detailed with simple trim
Windows • Simple, rectilinear window shapes
• Windows often grouped in two or three
Accents and Trims • White or off-white detailing trim
• Decorative accent windows
6-6 May 2020
Fanita Ranch Specific Plan
Americana - Victorian
Popular in the second half of the 19th century, the Victorian style evolved from the National style and continues to maintain the rectilinear massing with gable roof forms with greater articulation in wall planes and variety in massing. Frontages are similar and include covered stoops or broad covered porches. Exterior wall materials can include plank siding, stucco, stone, brick, or a combination of these.

Details include decorative posts with detailed brackets supporting the porch, spindle-work, decorative gable end detailing, and trim details around windows and doors.

May 2020 6-7
Chapter 6: Architectural Design Guidelines
Americana - Victorian
Design Elements
Form and Massing • Asymmetrical one and two story massing Roofs • Steeply pitched roofs of irregular shapes, usually with dominant front facing gable
• 5:12 to 8:12 primary roof pitch
• 12” to 24” overhangs
• Flat concrete tiles or architectural composition shingles Exterior Wall Materials • Blended lap siding and stucco • Textured shingles
Entries • Covered porches
Windows • Rectilinear windows with divided lights
• Windows often grouped in pairs
Accents and Trims • Spindle-work, patterned masonry, and other classical design elements • Bay windows, patterned shingles, and other enhancements may be used to avoid smooth-walled appearance
• Decorative porch posts with detailed brackets
• Decorative gable end detailing; fascia at rafter tails • White or off-white window and door trims
6-8 May 2020
Fanita Ranch Specific Plan
Americana - Ranch
First built in the 1930s in California, the Ranch style became popular in the United States after World War II. The earliest Ranch style homes reflect a relaxed, casual western lifestyle. The typical Ranch home is a single-story building with a primary gable roof. This style is noted for its long, close-to-theground profile, and minimal use of exterior and interior decoration. Although Ranch style homes are traditionally one-story, Raised Ranch and Split-Level Ranch homes have several levels of living space.

Contemporary Ranch style homes are often accented with details borrowed from Mediterranean or Colonial styles.

May 2020 6-9
Chapter 6: Architectural Design Guidelines
Americana - Ranch
Design Elements
Form and Massing • Informal, asymmetrical, horizontal building form Roofs • Predominately gable or shed roofs, or a blend of both; limited use of hip roofs
• 4:12 to 6:12 primary roof pitch
• 12” to 24” overhangs
• Shake-textured flat concrete tiles or architectural composition shingles Exterior Wall Materials • Stucco with horizontal lap or board and batten siding elements • Brick or stone accents
Entries • Covered porches with substantial width
Windows • Rectilinear or square window shapes with divided lights • Grouped windows
Accents and Trims • Simple, square wooden posts
• Decorative porch railing
• Closed eaves and fascias
• Simple knee braces
• Extended gable ridge over face of home
• Window surrounds or shutters
6-10 May 2020
Fanita Ranch Specific Plan
Arts & Crafts - Craftsman
The Craftsman style dominated the first part of the 20th Century. Inspired by the American and English Arts and Crafts Movement that were popular during this time, the style focused on simplicity of form and the use of natural materials that blend with and complement the surrounding natural landscape.

Typical features include horizontal massing; broad eaves with exposed rafter tails and brackets; multipaned windows and doors; and wide porches with timber posts and heavy bases. Materials are varied and include stucco, plank siding, stone, shingle, and brick.

May 2020 6-11
Chapter 6: Architectural Design Guidelines
Arts and Crafts - Craftsman
Design Elements
Form and Massing • Simple one and two story massing with vertical and horizontal breaks Roofs • Front gable, cross gable or side gable roofs with broad overhangs • 4:12 to 5:12 primary roof pitch
• 12” to 36” overhangs
• Shingle-textured flat concrete ties or architectural composition shingles
Exterior Wall Materials • Blended siding and stucco
• Stone or brick accents
Entries • Full or partial width porches, with square posts or tapered columns on solid stone or brick piers
Windows • Vertically proportioned, upper mullioned double hung windows at front elevation and in high visibility areas
• Windows often grouped in two or three
Accents and Trims • Exposed rafter tails and beams or simple knee braces under deep eaves • Partially glass-paned front door
• Window and door trim surrounds
• Transom section sometimes above lower level windows
6-12 May 2020
Fanita Ranch Specific Plan
Arts & Crafts - Foursquare
The Foursquare style includes many of the same features of Craftsman and Prairie style homes.

Also, inspired by the Arts and Crafts Movement, the style focused on simplicity of form and quality handcrafted workmanship. Massing is square and boxy, and typically one and two stories in height.

Roofs are usually hipped with broad eaves and a front facing dormer. Additional dormers are sometimes provided on side and rear elevations. Large, raised porches supported by simple columns and heavy bases provide access to front doors. Materials include stucco and siding, with brick or stone accents.

May 2020 6-13
Chapter 6: Architectural Design Guidelines
Arts and Crafts - Foursquare
Design Elements
Form and Massing • One and two story massing, square and boxy form Roofs • Hip roofs with broad eaves and front-facing central dormers • 4:12 to 6:12 primary roof pitch
• 12” to 24” overhangs
• Shingle-textured flat concrete tiles or architectural composition shingles
Exterior Wall Materials • Blended siding and stucco
• Brick or stone accents
Entries • Large, raised porches supported by simple columns and heavy bases Windows • Vertically proportioned windows with wood or stucco surrounds at front elevation and in high visibility areas
• Dormer windows
Accents and Details • Window and door surrounds
• Exposed rafter tails and beams or simple knee braces under deep eaves 6-14 May 2020
Fanita Ranch Specific Plan
Arts & Crafts - Prairie
Also popular during the early 20th Century, the Prairie style of architecture is characterized by lowlying roofs and strong, horizontal lines. Prairie homes are commonly found in the Midwest and promoted by Frank Lloyd Wright as “organic architecture” that grew from the ground. Prairie homes are typically two stories tall, with single story elements and gently sloping hipped roof forms. Overhangs are broad and windows are repeated in linear, horizontal bands to enhance the horizontal massing of the building. Materials include stucco with stone or brick accents. Architectural detailing is used to convey craftsmanship.

May 2020 6-15
Chapter 6: Architectural Design Guidelines
Arts and Crafts - Prairie
Design Elements
Form and Massing • One or two story massing, with strong, horizontal form Roofs • Hip roofs
• 3.5:12 to 5:12 primary roof pitch
• 12” to 36” overhangs
• Flat concrete tiles or architectural composition shingles Exterior Wall Materials • Blended siding and stucco
• Brick and stone accents
Entries • Covered entry
• Stucco or wood columns on stone or brick bases
Windows • Vertically proportioned windows grouped in horizontal bands Accents and Details • Contrasting wall materials or trim emphasizing horizontality • Boxed stucco soffits
• Wide, square porch columns
6-16 May 2020
Fanita Ranch Specific Plan
Early California - Hacienda
The Hacienda style reflects California’s Mexican heritage, when California was still under Mexican rule.

Mexican haciendas reflect the landscape and temperate climate of Mexico and Southern California with a strong focus on indoor-outdoor relationships and passive cooling and heating. The Hacienda style is characterized by courtyards, covered arcades, tile roofs, and rich colors found in nature. Arched windows, doors, and porticos are also typical features of this architectural style. Homes typically have stucco exterior walls, with detailing that includes iron, tile, timber and stone.

May 2020 6-17
Chapter 6: Architectural Design Guidelines
Early California - Hacienda
Design Elements
Form and Massing • Two story massing with strong one story element Roofs • Simple hip or gable roof with intersecting gables • 4:12 to 5:12 primary roof pitch
• 12” to 18” overhangs
• Barrel or “S” shape concrete tiles
Exterior Wall Materials • Stucco
Entries • Arched stucco column porches
Windows • Vertically proportioned, paned windows at front elevation and high visibility areas
• Often grouped in two or three
• Recessed or trimmed with header/sills or surrounds
Accents and Trims • Stucco over foam window and door trims • White tone body with bright or dark brown accent trims • Stucco or simulated wood eave details
• Metal, stone, timber, tile accents
• Window shutters
6-18 May 2020
Fanita Ranch Specific Plan
Early California - Monterey
The Monterey style originated from California during the mid-1800s, while California was under Mexican rule. It fuses local Spanish/Mission influences with Colonial designs from the east coast. The massing of this style is generally box-like, with a simple front-to-back gable roof. The dominant feature of the Monterey style is the long, second story balcony that extends horizontally across the front of the home. Other elements of the Monterey architectural style include stucco wall materials with iron and wood details, window shutters and “S” tile roofs. Roof form is typically a gable end or cross gable roof.

The Avenue E infill development is the result of a close collaboration with client, neighborhood and city. The neighborhood has been designed to bring a more affordable new housing opportunity to a decaying portion of Edinger Avenue and Santa Ana. Designed in a Spanish Colonial style, the three-story townhome units focus on courtyards, shielded from the bustle of the busy street. The units are designed to foster a sense of community, while at the same time providing private patios and balconies. Buildings are sited perpendicular to Edinger Avenue and joined at their ends to provide the highest level of acoustical attenuation. Avenue E’s 44 units are housed in six buildings within the gated enclave. 4571 - Photography © Proehl Studios
Client
John Laing H
Location
Santa Ana,
Use
Townhomes
Facts
• Density -
• Unit Plan
• Number o
Avenu
May 2020 6-19
Chapter 6: Architectural Design Guidelines
Early California - Monterey
Design Elements
Form and Massing • Simple boxy plan form and two story massing Roofs • Predominantly front or front-to-back gable roofs; limited use of shed roofs
• 4:12 to 6:12 primary roof pitch
• 12” to 24” overhangs
• Barrel or S” shape concrete tiles, flat concrete tiles or shake-textured concrete tiles
Exterior Wall Materials • Stucco
• Brick or siding accents
Entries • Covered porches
Windows • Square or rectilinear window shapes
Accents and Trims • Simplified colonial style window and door trim • Projecting second story balcony with wooden posts and railing • Ornate chimney top trim
• Rafter tails and beams
• Window shutters
• Metal railings
6-20 May 2020
Fanita Ranch Specific Plan
Mediterranean Countryside - Andalusian
Andalusian architecture was found throughout parts of Spain and Portugal and was influenced by the Moorish architecture that dominated this region between 711 and 1493. This style is characterized by rich features such as horseshoe arches and variety of other decorative arches, domes, intricate patterned screens and tiles, and courtyards. Massing forms are usually asymmetrical and horizontal with towers or vertical massing elements. Roofs are hipped but can include secondary gable roof forms.

May 2020 6-21
Chapter 6: Architectural Design Guidelines
Mediterranean Countryside - Andalusian
Design Elements
Form and Massing • Simple two or three story massing
Roofs • Primary gable or hip roofs with secondary gable, hip or shed roofs • 4:12 to 6:12 primary roof pitch
• 0” to 12” overhangs
• Clay colored barrel or “S” shape concrete tiles
Exterior Wall Materials • Stucco
• Optional tile accents and/or brick on visible elevations Entries • Covered porches, recessed entry
Windows • Primary recessed arch window on front elevation • Vertically proportioned windows
Accents and Trims • Eaves include stucco details or wood corbeled rafter tails • Wrought iron elements such as decorative grille, awnings, or sculpted arches or walls
• Spanish tile accents
• Plank shutters
• Pre-cast stucco wall ornamentation
6-22 May 2020
Fanita Ranch Specific Plan
Modern - Mid-Century Modern
The Mid-Century Modern style reflects the mid-20th century modernist movement in design, architecture, and urban development from approximately 1935 to 1975. This style was a further development of Frank Lloyd Wright’s principles of organic architecture, combined with many elements reflected in the International movement. Function was as important as form. Simplicity and minimalist design approach worked together to create comfortable and elegant homes that connect people with nature. Large, expansive windows and open floor plans are key features of the Mid-Century Modern style, with the intention of opening up interior spaces and bringing the outdoors in. Many Mid-Century Modern houses utilized post and beam design to eliminate bulky support walls in favor of walls that appear to be made of mostly glass. Other key characteristics of this style included clean, geometric lines, varying depths in elevations, integration of natural materials, and pitched and/or flat roofs.

Architecture + Planning
Rowland at Beacon Park features 107 beautifully designed multi-family attached townhomes that are perfect for young families, young professionals and active movedown buyers. Ranging in size from 1,661 – 2,076 square feet, these three-story row-style townhomes feature expansive second floor living, luxurious master suites with vaulted ceilings and side-by-side two-car garages. Although the homes are laid out in “row” style they were built with width, depth and density in mind to create a larger feeling home. The largest three units are perfect for multi-generational families, offering a ground floor bedroom suiteRowland is part of the larger Beacon Park community 20140809 - Photography © Jeffrey Aron & Tsutsumida Pictures

ROWLAND AT BEACON PARK
Irvine, CA
Lennar
Typology
Row Townhomes
Facts
Density: 18 du/ac
Unit Plan Sizes: 1,661-2,076 sq. ft.

Architecture + Planning

BELLASOL AT ROSECREST
Herriman, UT
Garbett Homes
Architecture + Planning
Front loaded private courts have proved successful with the following design criteria:
- Guest parking
- View from activity spaces (kitchen, living, etc) to private yards - Landscaped area as terminus to drive
At an infill density with smaller yards, the buyer will be looking for dramatic exterior styling incorporating larger expanses of glass, simplified volumes and a rich sophisticated blend of materials.

EDGEWOOD PLAZA
Palo Alto, CA
Sandhill Properties
Typology
Single-Family Detached
Facts
Unit Plan Sizes: 1,945-2,085 sq. ft.

Number of Homes:10 du
Site Area: 0.81 ac
Plotting: Cluster
Project started at KTGY, but completed by Burton Architecture for its client while David Burton was a Principal * May 2020 6-23
Chapter 6: Architectural Design Guidelines
Modern - Mid-Century Modern
Design Elements
Form and Massing • Simple one, two or three-story massing Roofs • Low, overhanging pitched roof and/or flat roof
• 3.5:12 to 5:12 primary roof pitch or flat
• 0” to 24” overhangs
• Architectural composition shingles or standing seam metal Exterior Wall Materials • Stucco, in combination with siding • Brick or stone accent
Entries • Recessed entry
Windows • Vertically proportioned windows
• Large picture windows
Accents and Trims • Natural accent materials such as wood, stone or brick • Bright, strong accent color on front door
• Concrete block screen
• Minimal façade ornamentation
6-24 May 2020
Fanita Ranch Specific Plan
Contemporary - Transitional
The Transitional style refers to an updated traditional style with a contemporary twist, incorporating features that are less ornate than traditional designs, but not as severely basic as modern styles. In addition to bridging traditional and modern aesthetics, Transitional style homes also could blend influences from various architectural styles to create a classic, clean and balanced look. This evolving style allows for adaptable and functional designs that incorporate sustainable and advanced technology features associated with modern living. Key characteristics of the Transitional style include clean-lined form and mass, simple, asymmetrical façades with multiple layers of texture and color, and minimal accents exhibiting a sense of simplicity and sophistication.

May 2020 6-25
Chapter 6: Architectural Design Guidelines
Contemporary - Transitional
Design Elements
Form and Massing • Simple one, two or three-story massing • Clean lines and geometric shapes
Roofs • Flat and/or pitched roofs (gable, hip or shed)
• 3.5:12 to 6:12 primary roof pitch or flat
• 0” to 12” overhangs
• Flat concrete tiles or architectural composition shingles; standing seam metal
Exterior Wall Materials • Stucco, siding, brick, stone, metal, and architectural paneling systems Entries • Recessed entry
Windows • Rectilinear or square window shapes
• Large glass windows or corner windows
Accents and Trims • Siding, stone or brick accent materials • Metal accents such as corrugated metal siding and metal railings • Horizontal awnings
• Simple trims and details and multiple layers of textures and colors to enhance elevation
6-26 May 2020
Fanita Ranch Specific Plan

6.2 Building Typologies
A variety of building typologies are described in this section to provide future builders with guidance regarding the types of buildings envisioned within the Specific Plan Area. Table 6.1: Appropriate Building Typologies by Land Use, indicates building typologies appropriate for each land use designation.

An appropriate mix of building typologies should be incorporated into each Village to ensure diverse and interesting streetscenes. The Development Services Director may allow additional building typologies than those contained herein when they are consistent with the intent of the Specific Plan.

May 2020 6-27
Chapter 6: Architectural Design Guidelines
Table 6.1: Appropriate Building Typologies by Land Use Designation Building Typology1
Village Land Use Designations

VC LDR MDR AA A S
Single Family Detached Homes X X X
• Conventional Homes
• Rear Loaded Homes
• Z-Lot Homes
Detached Clusters Homes X X X X X
• Cottages
• Green Court Homes
• Motor Court Homes
Attached/Semi-Detached Homes X X X X
• Duplexes/Duets
• Row Homes
• Townhouse
• Green Court Buildings
• Motor Court Buildings
• Stacked Units
• Live/Work Buildings
Attached Buildings X
• Wrap Buildings
• Podium Buildings
• Shopkeeper Buildings
• Liner Buildings
Community Buildings X X X X X X

1. Additional building typologies that enhance diversity in streetscenes and housing types are permitted, provided that they are consistent with the intent of the Fanita Ranch Specific Plan, are compatible with the surrounding neighborhoods and meet the land use regulations contained in Chapter 3 of the Specific Plan. 6-28 May 2020
Fanita Ranch Specific Plan

6.2.1 Single Family Detached Homes
Single family detached homes come in a wide range of sizes. Regardless of the size, these homes are all plotted on a single lot with front doors that take access directly from the street. There are three primary types of single family detached homes: Conventional, rear loaded and z-lot homes, as illustrated and described on the following page. Other types of single family detached homes are encouraged to provide diversity in housing types, provided they meet the development standards of the designated land use designations as well as the following standards:

A. Plotting

1. Front doors shall be covered and oriented toward a public or private street frontage.

2. At least one pedestrian feature shall be provided on each home. Pedestrian features include stoops, porches, courtyards, feature windows or similar design elements that enhance the streetscene and create pedestrian scale.

3. Porches shall have a minimum dimension of 6 feet in any direction.

4. Stoops shall have a minimum dimension of 42 inches in any direction.

5. Fences and walls within the front yard shall not exceed 3.5 feet in height.1

6. See Chapter 3: Land Use & Development Regulations of the Specific Plan for setbacks and development standards.

B. Parking Placement

1. Garage access may be taken from the street or a rear private residential driveway. In flag lot conditions, garage access may be taken from a shared drive.

2. Garage driveways taking access from a public street shall provide a minimum depth of 18 feet, measured from the back of sidewalk to the face of the garage door.

3. Garages shall be setback a minimum of 5 feet from the porch or front living area.

4. Private residential driveways shall be a minimum of 20 feet in width, subject to review and approval of the Santee Fire Department. Driveway aprons adjacent to the private residential driveways shall be 5 feet in depth. Alternatively, full garage driveways with a minimum depth of 18 feet may be provided. The distance between garage doors across the private residential driveway shall be a minimum of 30 feet.

5. Private residential driveways shall be enhanced with landscaping, lighting and/or hardscape features.

6. See Chapter 3: Land Use & Development Regulations of the Specific Plan for parking requirements.

1. Retaining walls within the front setback shall not exceed 4 feet in height.

May 2020 6-29
Chapter 6: Architectural Design Guidelines
Single Family Detached Homes
This diagram is for illustrative purposes only; floor plans and lotting may vary in actual design and additional building types may be permitted. (Drawing is not to scale)
SFD (Single
Family DetacheD)
conventional
Goals:

Provide corner lot elevation enhancement through side-entry or wrap porch on corner lot.

Provide eyes-on-the-street through living-forward floor plan design.

Promote neighbor interaction with front porches forward of the garage.

Create articulation in street scene through front elevation offsets. 



This diagram is for illustrative purposes only; floor plans and lotting may vary in actual design and additional building types may be permitted. (Drawing is not to scale)
SFD (Single Family
DetacheD) ReaR
loaDeD
Example Building Type Plotting Concepts
r ear L oaded L ots
Goals:

Limit garage door dominance in street scene by utilizing rear-loaded garages.

Reduce driveway cuts along neighborhood streets to create a safer pedestrian environment.

Provide eyes-on-the-street through living-forward floor plan design.

Use architectural elements such as wide front elevations to articulate front elevation.

Provide corner lot elevation enhancement through side-entry on corner lot or wrap porch.

Create articulation in street scene through front elevation offsets.

Ease side yards to maximize yard usability.







Rear Loaded Homes are designed to take garage
access from a shared private residential driveway
behind the home. Private yard space is provide
behind the house between a detached garage and
the home, behind the house adjacent to the home,
or in a side yard. Reciprocal use easements may be
used to maximize side yard areas.

Conventional Homes are located on a variety of
lot sizes and configurations. Access to front entries
and garages are taken from the street.

SFD (Single Family
DetacheD) Z-lot
Example Building Type Plotting Concepts
F ront L oaded Z-L ots
Goals:

Create opportunity for push-back garage through “Z-Lot” configuration.

Provide eyes-on-the-street through living-forward floor plan design.

Promote neighbor interaction with front porches forward of the garage. 


Z-Lot Homes are designed to fit together along a
shared lot line by providing one home with a deeply
recessed garage. Reciprocal use easements are
provided to maximize side yard areas.

Private Residential Driveway
Note: The above diagrams and photos are for illustrative purposes only. Actual plotting and floor plans may vary. Additional building typologies may be permitted as described in Section 6.2. 6-30 May 2020
Fanita Ranch Specific Plan

6.2.2 Detached Cluster Homes
Detached cluster homes refer to a group of detached homes centered around a common feature such as a shared driveway or open space area. Detached cluster homes can be large or small in size, and are designed to provide a variety of alternatives to conventional single family homes. Depending upon the size and design, detached cluster homes can achieve the following:
• Offer single-family detached living opportunities at more attainable costs. • Create smaller enclaves within the larger village setting creating opportunities for residents to share resources, spaces and engage as a community.
• Diversify the streetscene and the housing types within single-family neighborhoods. • Improve the streetscene by removing garages from the street. • Provide a small-lot single family home with a private yard area.

There are currently three primary types of detached cluster homes; however, new configurations are encouraged to provide diversity in lifestyle and housing type. The three primary types of detached cluster homes include cottages, green courts and motor courts. Depending upon their size and design, detached cluster homes can occur in either multi-family neighborhoods or single-family neighborhoods, provided they meet the development standards of the designated land use designations.

All detached cluster homes shall also meet the following standards:

A. Plotting

1. All setbacks not facing a public street shall be considered “interior side” setbacks, except when adjacent to the rear yard of a single family detached home. Where adjacent to the rear yard of a single family detached home, the minimum setback shall be the same as the required rear yard setback of the adjacent single family detached home to ensure privacy.

2. For homes fronting or siding on a public street, front door access shall be oriented to the public street and shall include at least one pedestrian feature such as a stoop, porch, feature window or similar design element that enhances the public streetscene and create pedestrian scale.

3. For homes fronting on a private residential driveway, front doors shall feature an architectural element designed to provide overhead cover or other elements designed to enhance and emphasize the front door.

May 2020 6-31
Chapter 6: Architectural Design Guidelines
Detached Cluster Homes
This diagram is for illustrative purposes only; floor plans and lotting may vary in actual design and additional building types may be permitted. (Drawing is not to scale)
SFD (Single Family
DetacheD) cluSteR
Example Building Type Plotting Concepts
F ront L oaded C ourt C L uster - a L t . a
Goals:

Limit garage door dominance on street scene by loading garages off shared court.

Reduce driveway cuts along neighborhood streets to create a safer pedestrian environment.

Provide eyes-on-the-street for homes fronting neighborhood street through livingforward floor plan design.

Create articulation in street scene through front elevation offsets.

Provide variety through floor plan design and garage orientations. 




This diagram is for illustrative purposes only; floor plans and lotting may vary in actual design and additional building types may be permitted. (Drawing is not to scale)
SFD (Single Family
DetacheD) cluSteR
Example Building Type Plotting Concepts
F ront L oaded C ourt C L uster - a L t B
C ottages ii
Goals:

Provide variety through floor plan design and orientation.

Limit garage door dominance on street scene by loading garages off shared court.

Reduce driveway cuts along neighborhood streets to create a safer pedestrian environment.



Motor Court Homes are detached dwellings clustered around a motor court. The cluster group typically includes four to eight units. Primary entries face either the motor court or the street. Private outdoor living space can occur in side and/or rear yards. Automobile access is via private motor courts or streets. Resident parking spaces are provided in garages and guest parking is provided on local streets or designated on-site parking spaces. The motor court may be linear or “T-shaped.” Reciprocal use easements may be used to maximize side yard areas.

Designed to bring comfort to a diversity of lifestyles, Waverly at New Haven’s 135 two-story forsale homes are designed in three elevation styles: California Ranch, American Farmhouse and Spanish Colonial. The three plans range in size from 2,158 – 2,513 square-feet and offer three to five bedrooms, with one bedroom located on the ground floor. Homes along the exterior of the property are arranged in clusters, with six homes sharing a central courtyard. This design maximizes density and deepens the sense of community. Waverly at New Haven’s central location between the 15 and 60 freeways makes for easy commuting, travel and access to local shopping and entertainment.
20150060 - Photography © A.G. Photography, Inc.

Client
Brookfield Residen
Location
Ontario, CA
Use
Single-Family Deta
Facts
• Unit Plan Sizes
• Number of Units
• Lot Size - 130’x1
Waverly a
New Have
Note: The above diagrams and photos are for illustrative purposes only. Actual plotting and floor plans may vary. Additional building typologies may be permitted as described in Section 6.2. 6-32 May 2020
Fanita Ranch Specific Plan

4. Porches shall have a minimum dimension of 6 feet in any direction.

5. Stoops shall have a minimum dimension of 42 inches in any direction.

6. Fences and walls within the front yard of units facing the public street shall not exceed 3.5 feet in height.1

7. The minimum building separation for all detached cluster homes shall be 8 feet.

8. Detached cluster homes may use reciprocal use easements to maximize private yard areas.

9. See Chapter 3: Land Use & Development Regulations of the Specific Plan for setbacks and development standards.

B. Parking Placement

1. Garage access may be taken from the street, rear private residential driveway or motor court.

2. When garage access is taken from the street, a minimum driveway depth of 18 feet, measured from the back of sidewalk to the face of the garage door, shall be provided.

3. Private residential driveways and motor courts shall be a minimum of 20 feet in width, subject to review and approval of the City of Santee Fire Department. Driveway aprons adjacent to the private residential driveways and motor courts shall be 5 feet in depth. Alternatively, full garage driveways with a minimum depth of 18 feet may be provided. The distance between garage doors across the private residential driveway and motor court shall be a minimum of 30 feet.

4. Motor courts and private residential driveways shall be enhanced with landscaping, lighting and/or hardscape features.

5. See Chapter 3: Land Use & Development Regulations of the Specific Plan for parking requirements.

1. Retaining walls within the front setback shall not exceed 4 feet in height.

May 2020 6-33
Chapter 6: Architectural Design Guidelines
Detached Cluster Homes
This diagram is for illustrative purposes only; floor plans and lotting may vary in actual design and additional building types may be permitted. (Drawing is not to scale)
SFD (Single Family
DetacheD) ReaR
loaDeD
Example Building Type Plotting Concepts
r ear L oaded p aseo C L uster - a L t . a
Goals:

Promote neighbor interaction by orienting front entries around shared paseo.

Limit garage door dominance in street scene by loading garages off shared court.

Reduce driveway cuts along neighborhood streets to create a safer pedestrian environment.

Provide eyes-on-the-street for homes fronting neighborhood street through livingforward floor plan design.

Create articulation in street scene through front elevation offsets.

Ease side yards to maximize yard usability.






Cottages are homes arranged around a common
open space area. Front doors are accessed from
the street or common walkways within the cluster.

Some homes may have attached garages but most
have detached garages that are grouped together
and remotely accessed. Guest parking spaces are
provided in common driveways or on local streets.

Green Court Homes are detached dwellings
surrounding a green court or open space. Primary
entries and walks face either the green court, open
space or street. Reciprocal use easements may
extend along private spaces on sides of buildings.

Automobile access is via a private residential
driveway or street. Resident parking spaces are
provided in garages and guest parking is provided
on local streets or designated on-site parking
spaces. Green courts can be linear or square in
configuration.

Neighborhood Street
Note: The above diagrams and photos are for illustrative purposes only. Actual plotting and floor plans may vary. Additional building typologies may be permitted as described in Section 6.2. 6-34 May 2020
Fanita Ranch Specific Plan

6.2.3 Attached/Semi-Detached Homes
Attached or semi-detached homes refer to two or more homes that share a common wall or are separated by approximately 4 to 8 inches of air space with no shared common walls or foundations.

There are a variety of possible configurations within this category of homes, ranging from duplexes to live/work buildings. Some examples are provided on the following pages, but new configurations of attached or semi-detached homes are encouraged to provide diversity and a variety of housing choices, provided that they meet the development standards of the designated land use designations.

A. Plotting

1. At least one pedestrian feature shall be provided on each home. Pedestrian features include stoops, porches, patios, courtyards, feature windows or similar design elements that enhance the public street scene and create pedestrian scale.

2. Porches shall have a minimum dimension of 6 feet in any direction.

3. Stoops shall have a minimum dimension of 42 inches in any direction.

4. Fences and walls within the front yard shall not exceed 3.5 feet in height.1

5. See Chapter 3: Land Use & Development Regulations of the Specific Plan for setbacks and development standards.

B. Parking Placement

1. Garage access may be taken from the street, a rear private residential driveway or a motor court.

2. Driveways taking access from a public street shall provide a minimum depth of 18 feet, measured from the back of sidewalk to the face of the garage door.

3. Private residential driveways and motor courts shall be a minimum of 20 feet in width, subject to review and approval of the City of Santee Fire Department. Driveway aprons adjacent to the private residential driveways and motor courts shall be 5 feet in depth. Alternatively, full garage driveways with a minimum depth of 18 feet may be provided. The distance between garage doors across the private residential driveway and motor court shall be a minimum of 30 feet.

4. Private residential driveways and motor courts shall be enhanced with landscaping, lighting and/or hardscape features.

5. See Chapter 3: Land Use & Development Regulations of the Specific Plan for parking requirements.

1. Retaining walls within the front setback shall not exceed 4 feet in height.

May 2020 6-35
Chapter 6: Architectural Design Guidelines
Attached/Semi-Detached
This diagram is for illustrative purposes only; floor plans and lotting may vary in actual design and additional building types may be permitted. (Drawing is not to scale)
FRont loaDeD
Duplex/tRiplex
Goals:

Provide eyes-on-the-street through living-forward floor plan design.

Promote neighbor interaction with front porches forward of the garage.

Provide variety through floor plan design and garage orientations.

Create articulation in street scene through front elevation offsets.

Provide corner lot elevation enhancement through side-entry or wrap porch on corner lot.






REAR LOADED DUPLEX/

TRIPLEX/ROW TOWN
Goals:

Provide variety through floor plan design and orientation.

Limit garage door dominance on street scene by loading garages o shared alley.

Reduce driveway cuts along neighborhood streets to create a safer pedestrian environment.

Provide eyes-on-the-street for homes fronting neighborhood street through livingforward floor plan design. 



Example Building Type Plotting Concepts

R E A R L O A D E D T U C K - U N D E R
Row Homes are homes on individual lots that are
aligned in a row and are separated by minimum
6 inches of air space (fee simple) along a common
property line. Garage access is typically provided
via a rear private residential driveway but can be
provided directly from the street as well. Primary
entries face the street or a common paseo. Private
open space is provided in patios, courtyard or upper
floor balconies.

Duplexes or Duets are two individual dwelling
units that may be attached (condominiums) on
the same lot or detached by minimum 6 inches of
air space (fee simple) on individual lots. Primary
entries face the street. Private open space is
provided in yards, patios, courtyards or upper floor
balconies.

Architecture + Planning
This 47 unit community is at the forefront of the burgeoning small lot developments within the City of Los Angeles. Located just blocks from Paramount studios, residents enjoy all the amenities Hollywood has to offer as the ‘entertainment capital of the world’, from famous dining, nightclubs, attractions and shopping. These 3-story homes include generous roof decks and contemporary architecture. The contemporary architecture, with it’s simple but effective massing and lively colors, rivals that which is characteristic of a Hollywood neighborhood while serving as a catalyst for future projects within the area.
20130155 - Photography © Applied Photography
5112 MELROSE
Hollywood, CA
Lennar
Typology
Small Lot Single-Family Detached
Facts
Density: 28 du/ac
Unit Plan Sizes: 1,568-1,834 sq. ft.
(+512 sq. ft. Roof Deck)
Number of Homes: 47 du
Lot Size: 19’x31’
Site Area: 1.66 ac
Private Residential Driveway
Note: The above diagrams and photos are for illustrative purposes only. Actual plotting and floor plans may vary. Additional building typologies may be permitted as described in Section 6.2. 6-36 May 2020
Fanita Ranch Specific Plan
Green Court Buildings are organized around a
green court open space or paseos. Front doors face
the street, a green court or a paseo, and garage
access is from a private residential driveway in the
rear or side. The units have private outdoor living
space in the form of patios or balconies. Resident
parking spaces are provided in garages, and guest
parking spaces are provided on local streets or in
designated parking areas.

ReaR loaDeD Duplex/
tRiplex/Row town
rExample Building Type Plotting Concepts
ear L oaded t ri - p L ex - a L t . B
W i LL iam L yon t rip L ex
Goals:

Limit garage door dominance on street scene by loading garages off shared court. Create articulation in street scene through front elevation offsets. Provide variety through floor plan design and orientation. 
Town Houses are a collection of attached
(condominium) single family homes. Garage access
is typically provided via a rear private residential
driveway or shared driveway. Primary entries face
the street or a common paseo. Private open space
is provided in patios, courtyard or upper floor
balconies.

This diagram is for illustrative purposes only; floor plans and lotting may vary in actual design and additional building types may be permitted. (Drawing is not to scale)
Rt ou cR te S lu c
Example Building Type Plotting Conceptsr ear L oaded g reen C ourt - a L t . B Goals:

Promote neighbor interaction by orienting front entries around shared green court.Limit garage door dominance on street scene by loading garages off shared court. Reduce driveway cuts along neighborhood streets to create a safer pedestrian environment.Provide variety through floor plan design and orientation. 
Private Residential Driveway
Private Residential Driveway
Private Residential Driveway
Note: The above diagrams and photos are for illustrative purposes only. Actual plotting and floor plans may vary. Additional building typologies may be permitted as described in Section 6.2.

May 2020 6-37
Chapter 6: Architectural Design Guidelines
Motor Court Buildings are organized around a
motor court. Garages are accessed from the motor
court, and front doors are accessed from the street
or a paseo. Each unit has a private outdoor living
space in the form of a patio or balcony. Resident
parking spaces are provided in garages, and guest
parking spaces are provided on local streets or in
designated parking areas.
couRt
Goals:

Limit garage door dominance on street scene by loading garages off shared court. Create articulation in street scene through front elevation offsets. Provide variety through floor plan design and orientation. 
rExample Building Type Plotting Concepts
ear L oaded C L uster B ui L ding - a L t . d
W i LL iam L yon m otor C ourt
Attached/Semi-Detached
Live/Work Buildings are residential homes with a
dedicated work space. The work space is designed
to provide spatial, but not necessarily physical,
separation and visitors, between the living area
and the work space so that clients visiting the work
space do not need to enter the living area.

REAR LOADED DUPLEX/

TRIPLEX/ROW TOWN
Goals:

Provide variety through oor plan design and orientation.

Limit garage door dominance on street scene by loading garages o shared alley.

Reduce driveway cuts along neighborhood streets to create a safer pedestrian environment.



Example Building Type Plotting Concepts

R E A R L O A D E D T U C K - U N D E R
Private Residential Driveway
Note: The above diagrams and photos are for illustrative purposes only. Actual plotting and floor plans may vary. Additional building typologies may be permitted as described in Section 6.2. 6-38 May 2020
Fanita Ranch Specific Plan
Stacked Units are attached multifamily homes with entries accessed from interior hallways or courtyards. Automobile access is via a private residential driveway. Resident parking spaces are provided in individual garages or designated on-site parking spaces, and guest parking spaces are provided on local streets or in designated parking areas.

Architecture + Planning
The Aster Town Center is an updated version of the typical three-story walk-up that addresses the issues of today’s developments and renters. The building creates a strong corner presence, which allows it to work well in today’s walkable communities. Entry stoops to ground floor terraces, and steps leading to the stair elements enable the buildings to be brought close to the sidewalk and the street, creating a greater sense of community. Parking is mainly hidden within the building groupings allowing the buildings to front onto streets. Apartment home configurations are wider and shallower to allow more light to reach all parts of the unit, but are lower in total square footage to keep rents affordable for today’s cost-conscience renter. All of this designed within the basic platform of the most delivered apartment type in the nation. 20100176 - Photography © Forest City

ASTER TOWN CENTER
Denver, CO
Forest City Stapleton
Typology
Walk-Up Apartments
Facts
Density: 37 du/ac
Unit Plan Sizes: 697-1,114 sq. ft.

Number of Units: 85 du
Site Area: 2.29 ac
Number of Stories: 3
Parking: 142 spaces (1.67 sp./unit)
Construction Type: V
Architecture + Planning

BIRCH HILLS FAMILY APARTMENTS
Brea, CA
Jamboree Housing Corporation
This diagram is for illustrative purposes only; floor plans and lotting may vary in actual design and additional building types may be permitted. (Drawing is not to scale)
FRont loaDeD
StackeD Flat
conDoS/apaRtmentS
Example Building Type Plotting Concepts
C ondominium B ui L ding
L adera iii
Goals:

Provide variety through floor plan design and orientation.

Create opportunities for smaller units through carriage unit and stacked flat design.

Limit garage door dominance on street scene by loading garages off shared court.

Reduce driveway cuts along neighborhood streets to create a safer pedestrian environment.




5’
Private Residential Driveway
Private Residential DrivewayPrivate Residential Driveway Note: The above diagram and photos are for illustrative purposes only. Actual plotting and floor plans may vary. Additional building typologies may be permitted as described in Section 6.2.

May 2020 6-39
Chapter 6: Architectural Design Guidelines

6.2.4 Attached Buildings
Attached buildings refers to large buildings that can contain multiple residential units, offices, and/or one or more commercial units. These buildings can be single use or mixed-use and are generally only found in the Village Centers and Medium Density Residential neighborhoods.

A. Plotting

1. Primary building entries shall be oriented toward a public street frontage.

2. At least one pedestrian feature shall be provided on each Building. Pedestrian features include stoops, arcades, porticoes, courtyards, feature windows or similar design elements that enhance the public street scene and create pedestrian scale.

3. Stoops shall have a minimum dimension of 42 inches in any direction.

4. Courtyard walls within the front yards shall not exceed 3.5 feet in height.

5. See Chapter 3: Land Use & Development Regulations of the Specific Plan for setbacks and development standards.

B. Parking Placement

1. Garage access may be taken from the street or a rear private residential driveway.

2. Private residential driveways shall be a minimum of 20 feet in width, subject to review and approval of the Santee Fire Department. Driveway aprons adjacent to the private residential driveways shall be 5 feet in depth. The distance between garage doors across the private residential driveway shall be a minimum of 30 feet.

3. Private residential driveways shall be enhanced with landscaping, lighting and/or hardscape features.

4. See Chapter 3: Land Use & Development Regulations of the Specific Plan for parking requirements.

Attached Buildings
6-40 May 2020
Fanita Ranch Specific Plan
Podium Buildings are multi-story buildings that
sit on top of structured parking. Building face the
street and individual units are typically accessed
from internal corridors. The parking structure
is typically accessed via one or two access points
that connect to the street or side street. Podium
buildings are typically commercial, high-density
residential or mixed-use.

Wrap Buildings are multi-story buildings that
wrap around structured parking. Buildings face the
street and individual units are typically accessed
from internal corridors. The parking structure is
typically accessed via one or two access points that
connect to a street or private residential driveway.

Wrap building are typically commercial, highdensity residential or mixed-use.

Architecture + Planning
Located approximately 850 feet from the Fair Oaks VTA light rail station, and near major Silicon Valley employers and the new 49ers Stadium, this beautiful 97-unit urban infill apartment community is a four-story Podium/Wrap Hybrid concept. This innovative design allows the open space requirement to be met with seamless transition to the pedestrian nodes, and the parking to be hidden without the cost of going subterranean. Anton 1101’s architecture is a balance of traditional forms that relate to the surrounding townhomes, contemporary detailing and sustainable features, which appeal to its target market of young professional. Community amenities include a business center with WiFi, a club room with media and game/social components and a fitness center with free weights and cardio machines. Outdoor amenities include a resort-style swimming pool, spa, cabanas, lounge area, dog run, entertainment terrace, fire pits and outdoor kitchen areas for resident gatherings. 20120180 - Photography © John Benson & Open Homes
ANTON 1101
Sunnyvale, CA
St. Anton Partners
Typology
Apartments
Podium
Facts
Density: 38 du/ac
Unit Plan Sizes: 544-1,248 sq. ft.

Number of Units: 97 du
Site Area: 2.56 ac
Number of Stories: 4
Parking: 167 spaces (1.72 sp./unit)
Construction Type: V
Architecture + Planning
Located on the former Mel’s Bowling Site, The Lane on the Boulevard is a catalyst for future residential developments along El Camino Real. The project consists of 141 residential units as well as Leasing, Club and Fitness amenity spaces. Set 12’ from the street, the project helps activate the community with an urban edge and classic architecture. The project parking is conveniently located central to the site with 4 levels of units wrapping three sides of the parking garage. The architecture is defined by a series of metal louvered awnings, juliet balconies, a brick base and recessed windows.

The prominent cornice line gives building a distinct presence and sets the tone for future developments.
20100434 - Photography © Dean Birinyi & Proehl Studios
Redwood City, CA
SummerHill Apartment Communities
Typology
Apartments
Wrap
Facts
Density: 55.8 du/ac
Unit Plan Sizes: 561-1,106 sq. ft.

Number of Units: 141 du
Site Area: 2.51 ac
Number of Stories: 4
Parking: 232 spaces
Construction Type: V
This diagram is for illustrative purposes only; fl oor plans and lotting may vary in actual design and additional building types may be permitted.
(Drawing is not to scale)
Podium/
Garage Liner
Building (Wrap)
Appendix B - Housing Prototypes
 



        May 2020 6-41
Chapter 6: Architectural Design Guidelines
Liner Buildings are horizontal buildings that line
the street with building entries facing the public
sidewalk. Parking is located in a parking lot behind
the building.

Shopkeeper Buildings are mixed use buildings
with work space and living area and a dedicated
work space located within the same building.

Unlike live/work buildings, the shopkeeper building
is designed to provide separate entrances to the
work space and the living area. If an interior
connection is provided between both spaces, it is
physically separated by a lockable door. This allows
the work space to function independently of the
residential unit so that it can be used by either
the residential occupant of the unit or separate
residential and retail occupants.

This diagram is for illustrative purposes only; floor plans and lotting may vary in actual design and additional building types may be permitted. (Drawing is not to scale)

REAR LOADED DUPLEX/

TRIPLEX/ROW TOWN
Goals:

Provide variety thr gn and orientation.

Limit garage door dominance on street scene by loading gar red alley.

Reduce driveway cuts along neighborhood streets to create a safer pedestrian environment.

Provide eyes-on-the-street for homes fronting neighborhood street through livingforwar gn. 



Example Building Type Plotting Concepts

R E A R L O A D E D T U C K - U N D E R
Neighborhood Street
Private Residential Driveway
6-42 May 2020
Fanita Ranch Specific Plan

6.2.5 Community Buildings
Community buildings include buildings that serve
as landmarks. These are typically civic or other
community serving buildings such as schools, fire
stations, churches or other religious or spiritual
facilities, assembly halls, event barns and similar that serve a community purpose. Community buildings
shall be designed in an Americana style of architecture to support the community design theme.

A. Plotting

1. Visual prominence from streets and public
spaces shall be the primary consideration when
determining the location and design of community
buildings. Massing elements should be used to
create focal points at significant corners and view
terminus.

2. Pedestrian scale and access should also be
considered when locating and designing
community buildings. Primary pedestrian entries
shall be oriented toward a public street frontage or
other public space, and should be a main feature of
the elevation.

3. See Chapter 3: Land Use & Development Regulations of the Specific Plan for setbacks and development standards.

B. Parking Placement

1. Depending upon the use, parking may occur in parking lots or parking structures.

2. To minimize the visual impact of parking on the public street, parking lots and parking structures shall be located behind or to the side of the building so that they are not adjacent to the street.

3. Parking lots and parking structure access drives shall be enhanced with landscaping, lighting and/or hardscape features in accordance with the landscape.

4. See Chapter 3: Land Use & Development Regulations of the Specific Plan for parking requirements.

Examples of community buildings, including a
clubhouse and a farm activity center.

May 2020 6-43
Chapter 6: Architectural Design Guidelines

6.3 Building Design
The intent of the following building design guidelines is to ensure the creation of a high quality and pedestrian friendly community, with diverse neighborhoods and a cohesive sense of place. Not only do these guidelines ensure a high level of quality in function and visual appearance, but they also encourage architectural character that creates variety and compatibility, thus enhancing the community’s overall appeal and value. Sustainable design practices are encouraged, and some strategies that would benefit the community include simple massing forms and efficient framing techniques, use of rapidly renewable resources, and installation of durable material that require less frequent replacement. Universal design in housing is also encouraged to create accessible spaces that serve the needs of people with disability and the aging seniors, particularly in the Active Adult neighborhoods.

Additionally, “Crime Prevention through Environmental Design” (CPTED) elements should be incorporated into building and site design to facilitate natural surveillance, access control, territorial reinforcement and proper common area maintenance.

Fanita Ranch is located in a Wildland Urban Interface area. As such, planning, design and construction of all buildings within the Specific Plan Area shall comply with applicable regulations and standards set forth in SMC (as may be amended from time to time), California Building Code Chapter 7A and Fanita Ranch Fire Protection Plan.

6.3.1 Building Placement and Orientation

1. Orient buildings to face and frame the street to create a pedestrian friendly streetscape, as appropriate to the building typology.

2. Careful consideration should be given to building placement and street orientation to help protect privacy, views and the visual quality of the neighborhood.

3. Single-family residential lots and setbacks should incorporate variety in the design, orientation and placement of buildings, wherever practical.

4. Plot buildings to emphasize diversity and scale along the street and avoid visual monotony. Interest can be achieved by varying front setbacks, using different plan forms and elevations on adjacent buildings, incorporating single-story elements and utilizing different garage placements.

5. A sense of undulation in building setbacks can be achieved by incorporating significant massing offsets within the building footprint to create varied setbacks to different parts of the building, or by encouraging staggered front and/or rear setbacks on adjacent homes. 6-44 May 2020
Fanita Ranch Specific Plan

6. Where feasible, side setbacks should be varied to create greater solar access, provide more useful private open space and avoid a monotonous pattern of houses.

7. Buildings should be sited to respect the features of the natural environment, maximize view opportunities and solar access, where feasible and reasonable.

8. Building primary entries should be clearly visible to pedestrian and vehicular approaches.

9. Where feasible, arrange groups of attached residential buildings in clusters around outdoor spaces such as plazas, courtyards, pathways and other gathering spaces and connections that encourage social activity and promote pedestrian connectivity.

10. In general, commercial and mixed-use buildings should front onto a street or spine, which may be designed either as a vehicle free zone or in such a manner as to allow for use by both pedestrians and vehicles. Where vehicles are allowed, design features should be incorporated to define pedestrian movement through changes in paving materials or grade, articulated walks with landscaping, or overhead structures.

11. In the Village Centers, building fronts should generally be arranged to the property line with zero front setback to create a continuous street wall that provides scale and definition to adjacent streets and public spaces, except where recesses are provided for entries or widened sidewalks for outdoor dining, displays, etc.

12. Large, monolithic buildings, such as movie theaters, may be set back from the street and lined with smaller businesses in the front to create a more appealing streetscene.

May 2020 6-45
Chapter 6: Architectural Design Guidelines

13. Place buildings in such a way that they screen parking areas and minimize the impact of parking lots and garages on the public streetscape.

6.3.2 Form and Massing

1. Create simple floor plans that can be built efficiently and achieve high performance by starting with simple, rectilinear forms and massing that reflect the selected architectural style, then adding smaller, secondary massing elements to provide massing relief and break up the primary forms.

2. When feasible, design floor plans on a 2-foot module to allow for efficient framing, thereby reducing the amount of wood and waste.

3. Incorporate variety in product types and building forms appropriate to the architectural styles to enhance diversity and visual interest within the residential neighborhoods.

4. Vary setbacks from the street to massing elements to create movement and diversity in the front setback.

5. The building mass of larger buildings should be broken down into smaller elements to provide articulation and human scale to the streetscene.

6. Where appropriate, design the front elevation to clearly delineate individual units as a way of breaking up mass.

7. Taller buildings should have increased setbacks where feasible, so as not to dominate the streetscene and impose on surrounding uses and neighborhood character. 6-46 May 2020
Fanita Ranch Specific Plan

8. Avoid long, massive attached residential, commercial and mixed-use buildings by limiting individual building lengths. This is achieved by breaking buildings up into a collection of smaller, related buildings with paseos, courtyards, or similar spaces in between.

9. Where attached residential, commercial and mixed-use buildings are located adjacent to detached residential buildings, minimize impacts on adjoining residences with a sensitive transition in scale, massing and height, and design the transition to ensure resident privacy.

10. Consider stepping down corners and ends of large attached residential buildings in scale or incorporate articulations such as recessed balconies and enhanced window treatments at highly visible locations to soften the building edges and enhance the streetscene.

11. Commercial and mixed-use corner buildings may be designed as anchor buildings. Anchor buildings are often larger in scale and massing than surrounding buildings and may have more ornamentation than adjacent buildings. In addition, anchor buildings typically have both primary and secondary façade that relate to the streets on which they front.

12. Iconic buildings in the Fanita Commons Village Center are encouraged, which may include architectural features such as bell tower or similar statements appropriate to the architectural style of the building.

6.3.3 Garage Placement and Parking Areas

1. Incorporate a variety of garage placement configurations in the detached residential neighborhoods, including, but not limited to, front-loaded deep-, mid- and narrow-recessed garages, side-on garages, split garages, tandem garages and rear-loaded garages. Garages should generally be set behind the front face of the building, or be oriented to the private residential driveways or motor courts.

2. Surface parking lots or carports should be located to minimize visual impact.

May 2020 6-47
Chapter 6: Architectural Design Guidelines

3. Parking area access and internal circulation shall promote safety, efficiency and convenience, avoid conflicts between vehicles and pedestrians, and provide adequate areas for maneuvering, stacking and accommodating emergency vehicles.

4. Attached residential development entry areas should be enhanced with landscaped medians, enriched paving, decorative landscaped entry walls and gateway structures, etc.

5. In attached residential development, parking on main circulation drives or in large, undivided parking lots should be avoided where feasible. When parking cannot be incorporated within residential structures, smaller parking areas dispersed throughout the residential development site are preferred.

6. Locate parking spaces close to the residential units which they serve. Convenient, unobstructed and clearly identified pedestrian access that minimizes the need to cross circulation drives, parking aisles and landscaped areas should be provided to building entries.

7. Parking areas visible from the street or other areas exposed to public view should be screened by landscaping, earth berms, low screen walls or a combination thereof.

8. Install landscape planters and canopy trees in parking areas to add visual interest, soften the appearance of unrelieved paving and provide shade.

9. Carports may be provided in the interior parking areas of an attached residential development site. The placement of carports adjacent to streets, elevated slopes or other highly exposed areas is strongly discouraged. When provided, carports should be designed as an integral part of the residential development and be similar or complementary in materials and colors to the surrounding principal buildings.

10. Parking spaces designated for non-residential and residential uses in a mixed-use property should be clearly identified with sign posting, pavement markings and/or physical separation.

6.3.4 Roof Considerations

1. Select roof forms, pitches and materials that support the architectural style of the building.

2. Consider roof forms in relationship to building mass to reduce and improve massing relief along public streets and on other publicly visible elevations.

3. Varied roof forms, offsets and materials consistent with the architectural style of the building are encouraged to create variation in the skyline and diversity in the streetscene. Flat roofs with 6-48 May 2020
Fanita Ranch Specific Plan
parapets or decorative cornices are permitted where appropriate to the architectural style of the building.

4. Terraces and rooftop open space are encouraged, particularly in buildings where residential uses are located above retail.

5. Keep roof forms simple and efficient to minimize lumber and material waste.

6. Roof materials should be of a matte finish to minimize glare and be durable to extend the life span of the roof and reduce landfill waste.

7. Roof eaves and roofing materials shall be consistent with the requirements of the Fanita Ranch FPP.

8. Design roofs to consist of low albedo materials or cool roof technologies to reduce heat island effect and maximize building energy efficiency.

9. Consider the location of the photovoltaic and solar panels and/or tiles, as well as any solar water heating panels, when designing roof plans.

10. Rooftop solar panels should be equipped with wire mesh screens to prevent bird or pest entry beneath the solar panels.

11. With the exception of photovoltaic and solar water heating panels, design roofs to screen any rooftop equipment from public view.

12. Roof-mounted and ground-mounted mechanical equipment shall be screened from view of streets, paseos and other public spaces. Devices such as exhaust fans, vents and pipes shall be painted to match the colors of the surfaces to which they are attached.

May 2020 6-49
Chapter 6: Architectural Design Guidelines

6.3.5 Articulation and Details

1. Building façades should be designed to provide an interesting connection between the public area, street and sidewalk, and private residence. Appropriate articulation and detailing include the following:
a. Variation in architectural styles
b. Undulating building mass and roof planes
c. Vertical and horizontal stepped massing
d. Visually reduced garages
e. Authentic architectural elements
f. Detailed entry features and openings such as doors, windows, porches, balconies, patios, courtyards and trellises oriented toward the street

2. Select architectural details that are proportional, complementary and authentic to the overall design of the elevation style.

3. On corner lot buildings, consider wrapping pedestrian elements such as porches and arcades around the corners to provide human scale along both street frontages.

4. Corner buildings and upper floor rear elevations that are visible from public streets, parks and other public spaces should incorporate single-story massing at the exterior side, wrapped porches or additional articulation along the exterior elevations such as window trims, pop-outs, insets or other vertical or horizontal breaks in the wall massing.

5. Building façades along the rear private residential driveways or motor courts should incorporate articulation such as massing offsets, projections, window recess, etc. to enhance the appearance of the private residential driveways and motor courts.

Architecture + Planning
Camberley is a luxury line of single family residences and town homes. KTGY was commissioned to design Bashore and Hamilton and these homes range between have between three and five bedrooms. Highly personalized, the homes give the buyer the luxury of optional outdoor living rooms and guest suites. These home feature expansive open floorplans with large great rooms and gourmet kitchens. Homes showcase a blend of brick, stone, plank siding, and stately inviting front porches contribute to the authentic detailing, character and charm of a style of architecture focused around a Georgian, Gothic, Federalist, and Victorian vernacular. Featuring hardwood flooring in the foyer, living room, dining room, study, breakfast area, butler’s pantry, mudroom, and 20150471 - Photography © Maxine Schnitzer
Camberley at WilloWsford
Ashburn, VA
Winchester Homes, Inc.
typology
Single-Family Detached
facts
Unit Plan Sizes: 3,877 - 9,057 sq. ft.

Lot Configuration: Front Loaded,
Side Loaded
Architecture + Planning
Targeting move-up buyers and multi-generational families, Franklin Park at Providence offers six distinctive single-level and two-story homes with three-car garages and breath-taking panoramic views of the surrounding Spring Mountains. The design creates a luxurious and highly-customizable home that celebrates the outdoors and creates interesting indoor-outdoor relationships to make the home feel different than your traditional 6,000 square foot lot house, while maintaining lower construction costs. The unique floor plan shape and multiple outdoor spaces make this home feel contemporary and fresh, and allows homeowners to experience the outdoors from the inside. A large side courtyard can be seen upon entering the home, which features sliding- glass walls along all three sides, providing generous views from every angle. A captivating open floor plan incorporates the great room, dining room and chef kitchen with a large entertaining island and a walk-in pantry. The wall of sliding glass doors and windows maximizes natural lighting, and a slider near the kitchen provides direct access to an oversized rear covered patio, expanding entertaining options. The second 20110042 - Photography © Christopher Mayer

FRANKLIN PARK AT PROVIDENCE
Las Vegas, NV
Toll Brothers
Typology
Single-Family Detached
Facts
Density: 4 du/ac
Unit Plan Sizes: 2,424-3,363 sq. ft.

Number of Homes: 166 du
Lot Size: 60’x105’
Site Area: 45 ac
Lot Configuration: Front Loaded
Plotting: Conventional
6-50 May 2020
Fanita Ranch Specific Plan

6. Windows and entries add articulation, break up massing and play a key role in defining the style of a building. They also contribute to the energy performance and thermal comfort of a home.

Window and entry guidelines include the following:
a. Coordinate window shape, size and location on each elevation to provide a logical, proportional and attractive composition consistent with the architectural style. b. Recess windows to provide depth and create shadow, add articulation to each elevation and create visual interest, as appropriate to the architectural style. c. Locate and size windows to respond to the conditions of the site including solar exposure. d. Select energy efficient windows to improve building performance. e. Install operable windows to improve interior thermal comfort and allow occupants to passively regulate indoor temperatures and air quality.
f. Locate windows and doors at regular 16” or 24” stud positions, when possible and without compromising design integrity, to minimize wasted lumber. g. When feasible, design windows on south-facing elevations to provide passive solar heating and cooling. Consider adding shading devices, shade trees or special window designs that are consistent with the style of the building.
h. Front doors and entryways should provide the focal point on the public street elevation of a building and be protected from the sun with overhangs, recesses, porches or trellises consistent with the architectural style of the building.

May 2020 6-51
Chapter 6: Architectural Design Guidelines

7. Design lighting to minimize impact to adjacent properties, particularly open space areas, through careful placement and fixture selection. Lighting shall be shielded to minimize illumination of adjacent properties and reduce glare.

8. Vary wall planes to create depth and shadow and avoid continuous, unrelieved walls surfaces along publicly visible elevations. Building walls facing a public street or public space should not extend more than 30 feet vertically or horizontally without a visual break. Visual breaks can be created by an offset in the exterior wall plane, a recessed window or door or other architectural detailing.

9. Incorporate pedestrian entry elements such as stoops, patios, porches, arcades, etc. that are consistent with the style of the building and intended neighborhood character.

10. For commercial and mixed-use buildings, distinguish the first floor from upper floors through floor height, elevation design and application of materials to create a human scale.

11. Commercial and mixed-use buildings should incorporate pedestrian scaled details that add texture and visual interest along the sidewalk. These can include special building or landscape materials, additional glazing and/or design elements such as display windows, awnings, signage, shade structure, balconies, arcades and/or lighting specifically designed to enhance the pedestrian experience.

12. Entry area walls of commercial and mixed-use buildings should incorporate accent colors, higher level of detailing, and entry/accent lighting to provide a sense of welcome and convenient access into the building interior.

13. Facilitate open views into the retail space at the storefront level to enhance the pedestrian experience by providing a visual connection to the use inside the building.

14. Buildings with retail and restaurant uses are encouraged to have covered pedestrian arcades with a minimum depth of 8 feet parallel to the street. Architecture + Planning A transformational development by ROEM Development Corporation and Eden Housing, Inc., in partnership with the City of Mountain View, Studio 819 offers 49 environmentally-friendly workforce studio apartments available to low-income families.

This mixed-use development provides an environmentally-responsible and amenityrich community for its residents with an architectural expression that enhances the surrounding neighborhood. Studio 819’s contemporary architectural style also pays homage to Mountain View’s modern and Craftsman heritage, while a generous amount of glazing along Rengstorff Avenue provides direct access to ground-floor commercial retail space. The apartment community consists of a three-story building with approximately 1,640 square feet of commercial space and 41 parking spaces on a surface parking lot. Amenities include a community room with kitchen, computer room, laundry facilities, a ground-floor courtyard and a third-floor roof deck. Studio 819 is 20100314 - Photography © ROEM Development Corporation & Applied Photography STUDIO 819
Mountain View, CA
ROEM Development Corporation
Typology
Affordable Mixed-Use Apartments
Facts
Density: 59 du/ac
Unit Plan Size: 405 sq. ft.

Number of Units: 49 du
Site Area: .83 ac
Retail: 1,600 sq. ft.
6-52 May 2020
Fanita Ranch Specific Plan

15. Choose lighting locations for maximum visual enhancement and safety, highlight important features and provide lighting where people need it most. Attached residential complexes shall be lighted sufficiently to deter criminal activity.

6.3.6 Materials and Colors

1. Materials and colors should be earth tones or muted colors complementary to the chosen architectural style and compatible with the character of surrounding development. Reserve bright or dark colors for trim or accents only.

2. Provide a variety in texture and color to allow for diversified expressions of individuality on building elevations, while maintaining visual cohesiveness throughout the community.

3. Apply colors and materials to enhance changes in wall plane, reinforce articulation of elevations, and enhance special features such as entries, single-story elements, etc.

4. Materials should be consistently applied and work harmoniously with adjacent materials. Avoid piecemeal embellishments and frequent changes in materials.

5. Ensure that materials and color blocking terminate at inside corner or is otherwise wrapped to avoid the appearance of false façades.

6. Select high-quality, low-maintenance and durable materials to minimize the need for replacement that would contribute to landfill waste.

7. Consider the use of recycled and or rapidly renewable materials, as well as pre-finished building materials to reduce waste and conserve resources.

8. Consider using low-VOC emitting building materials for flooring, carpet, adhesives, caulks, insulations, etc. to protect air quality.

6.3.7 Functional Elements

1. Work with utility service providers to reduce visual clutter, eliminate location conflict of utility items in the common areas and address community aesthetics. Techniques to be considered include under-grounding where possible, landscape screening, construction of a façade and use of neutral or complementary colors.

2. Gas and electrical meters should be placed in utility cabinets or otherwise screened to be integral with the architecture of the building.

May 2020 6-53
Chapter 6: Architectural Design Guidelines

3. Roof-mounted and ground-mounted mechanical equipment such as air conditioning/heating equipment, pool/spa equipment, etc. (excluding solar panels) should be screened from view of public streets, parks and other public spaces.

4. Mechanical devices such as exhaust fans, vents and pipes should be painted to match the colors of the surfaces to which they are attached.

5. Exposed gutters and downspouts should be colored to match or complement the surface to which they are attached.

6.3.8 Loading, Service and Trash Storage Areas

1. Loading/unloading and service areas should occur in the rear or on the side of the buildings away from public streets and activity areas where possible or be screened with landscaping, fences or walls. Fences and walls that provide screening should be designed as an integral part of the building design concept and constructed of materials, textures and colors which are complementary to the adjacent buildings.

2. Where a commercial development is located adjacent to a residential development, the loading and service areas should be located away from the residential buildings where possible or be screened with landscaping. Siting of the loading and service areas should consider potential noise and visual impacts to the adjacent development.

3. Loading and service areas should be designed to ensure vehicles have clearly identified and convenient access and do not block adjacent vehicular or pedestrian circulation.

4. Mixed-use development may utilize shared loading/delivery areas and on-street parallel parking as loading/delivery spaces. On-street loading/delivery spaces, where used, shall have loading signage posted adjacent to the space and be in addition to the required parking spaces for the mixed-use building residents/tenants.

5. Consider designating pickup/drop-off zones for ride-sharing services at appropriate locations in Village Centers. Passenger loading signage should be posted adjacent to the zone.

6. When trash and recycling material containers are provided to individual dwelling units, adequate space should be provided in a side or rear yard or in the interior of the garage to accommodate a minimum of two collection containers.

7. When trash and recycling material collection facilities are shared by a group of dwelling units and/ or buildings, designated collection areas should be provided. These collection areas should be sited 6-54 May 2020
Fanita Ranch Specific Plan
for adequate, convenient and safe access and avoid impacting important neighborhood features such as entries, recreation areas, clubhouses and leasing offices. Trash and recycling enclosures should not be located along frontage streets within required front or street side setback areas.

8. Trash and recycling material collection facilities should be screened by architectural enclosures.

The screening enclosure materials and colors should be similar or complementary to the exterior materials and colors used on the adjacent buildings.

May 2020 7-1
Chapter 7:

Parks, Recreation & Open Space

7.1 Parks, Recreation and Open Space Objectives
Exhibit 7.1: Conceptual Park, Recreation & Open Space Plan illustrates the parks and recreational facilities proposed for Fanita Ranch. This chapter is closely related to the trails described in Chapter 4:

Mobility. Parks, trails, and recreational facilities play a key role in supporting the vision for Fanita Ranch as a healthy, active community by offering opportunities to exercise and interact with family and the community. The Fanita Ranch Conceptual Park and Recreation Plan seeks to achieve the following:
• Provide a coordinated system of parks and recreational facilities that meet the recreational needs of Fanita Ranch and Santee residents and provide opportunities to enjoy the scenic qualities of Fanita Ranch.
• Use parks as a defining element for Villages and neighborhoods. • Use parks as primary trail heads for community trails and connections to existing primitive and regional trails.
• Promote a cohesive, pedestrian friendly community that encourages non-vehicular trips and interaction between residents.
• Provide recreational facilities to support a wide variety of leisure activities including active/ organized recreation, nature learning, informal play, creative play, relaxation, performances, social activities and service programs.
• Use the AgMeander as both a learning experience and recreational amenity for residents. • Utilize crime prevention through environmental design principles to provide safe and secure park and recreation facilities.
7-2 May 2020
Fanita Ranch Specific Plan

7.2 Park Land Dedication
Santee Municipal Code (SMC) Chapter 12.40, Park Lands Dedication establishes the provisions for dedication of land, payment of in-lieu fee or a combination of both for the purpose of providing park and recreation facilities to serve future residents of a subdivision development. SMC Section 12.40.070 requires the amount of land to be dedicated based on the average occupancy rate per dwelling type and the ratio of dedication equivalent to 5 acres per 1,000 population, according to the following:
single-family dwellings at 740.5 square feet per unit and multi-family dwellings at 675.2 square feet per unit. Based upon the proposed 1,203 single-family homes and 1,746 multi-family homes, 47.6 acres of developed parks and recreation facilities must be provided at Fanita Ranch to satisfy the parkland dedication requirement of 5 acres per 1,000 population pursuant to SMC Section 12.40.070.

Per the public park credit provisions set forth in SMC Section 12.40.110, developed park land dedicated to and maintained by the City of Santee will receive up to 100 percent park credit. Developed park land maintained by an HOA and trail systems will receive up to 50 percent credit per the private park credit provisions in SMC Section 12.40.100. Table 7.1: Summary of Park and Recreation Land Dedication identifies the acreage of developed parks and trails provided at Fanita Ranch. The table shows that 78.0 acres of public and private park lands for active and passive recreation, as well as 4.5 acres of trail lands consisting of perimeter trails and the Stowe Trail connections, are planned within Fanita Ranch, for a total of 82.5 acres. 52.4 acres of the total 82.5 acres are available for park land dedication credit, which satisfies the SMC Chapter 12.40, Park Lands Dedication requirement of 5 acres of park land per 1,000 population and results in a surplus of 4.8 acres.

The underlying land use for the S overlay site is medium-density residential (MDR). However, if the 15- acre school site is not acquired for school use within two years of approval of the final map containing the school site, the MDR land use may be implemented on the site, increasing the Specific Plan Area unit count by 59 units for a maximum total of 3,008 units. Should the land use revert to MDR, the developed park land and recreational facility dedication requirement would increase by 0.9 acre (59 multi-family units at 675.2 square feet per unit = 39,837 square feet = 0.9 acre), resulting in a total of park land dedication requirement of 48.5 acres. As stated above, 52.4 acres of park and trail lands within Fanita Ranch are available for park land dedication credit, which would satisfy the SMC Chapter 12.40, Park Lands Dedication requirement and results in a surplus of 3.9 acres should the land use for the S overlay site revert to MDR.

May 2020 7-3
Chapter 7: Parks, Recreation & Open Space
For illustrative purposes only; final design may vary. Exhibit 7.1a: Conceptual Park, Recreation & Open Space Plan (North) N
not to scale Match Line: See Exhibit 7.1b
not to scale

67.00 VINEYARD

VILLAGE

ORCHARD

VILLAGE
FANITA

CUYAMACA
FANITA

COMMONS

PARK WAY
STREET

HABITAT

PRESERVE

HABITAT

PRESERVE

HABITAT

PRESERVE

STREET 'W'

STREET 'V'

HABITAT

PRESERVE
MAGNOLIA AVE.

EQUESTRIAN
TRAIL

EQUESTRIAN
TRAIL
Community Park
Neighborhood Parks
Mini Parks
Parks
Note: Refer to Chapter 4.0 Mobility
for detailed trail information.

Perimeter Trails (8' wide)
Village Nature Trails (6' wide)
Nature Trails (4'wide)
Primitive Trails (Exist. or

2.5'wide)
SDG&E Service Road (Existing)
Compacted Earth or DG Trails
Concrete Trails
Multi-Purpose Trails
Fanita Parkway (10' wide )
Cuyamaca Street (8' wide)
Village Access Trails
Village Center (10' wide )
Village Connection
(6' wide)
Trailhead
Potential Trail Access Point
Trail Staging Area
LEGEND

MATCHLINE MATCHLINE
CP-1
NP-3
NP-3
MP-3
NP-1
NP-2
MP-4
MP-5
MP-29
MP-27
MP-25
MP-23
MP-24
MP-26
MP-22
MP-28
MP-1
MP-21
MP-20
MP-6
NP-5
MP-30
MP-11
NP-6
MP-13
MP-14
MP-16
MP-15
MP-19
NP-4
MP-17
MP-18
CP-#
NP-#
MP-#
MP-12
MP-9
MP-10
NP-7
NP-8
MP-8
MP-7
MP-2
7-4 May 2020
Fanita Ranch Specific Plan

FANITA PARKWAY

CUYAMACA STREET

MAST BOULEVARD

HABITAT

PRESERVE
MAGNOLIA AVE.

GANLEY RD.

LAKE CANYON ROAD
CARLTON HILLS BLVD.

PRINCESS JOANN RD.

WOODGLEN VISTA DR.

EL NOPAL

CHAPARRAL
DR.

Community Park
Neighborhood Parks
Mini Parks
Parks
Note: Refer to Chapter 4.0 Mobility
for detailed trail information.

Perimeter Trails (8' wide)
Village Nature Trails (6' wide)
Nature Trails (4'wide)
Primitive Trails (Exist. or

2.5'wide)
SDG&E Service Road (Existing)
Compacted Earth or DG Trails
Concrete Trails
Multi-Purpose Trails
Fanita Parkway (10' wide )
Cuyamaca Street (8' wide)
Village Access Trails
Village Center (10' wide )
Village Connection
(6' wide)
Trailhead
Potential Trail Access Point
Trail Staging Area
LEGEND

MATCHLINE MATCHLINE
MP-31
Match Line: See Exhibit 7.1a
Exhibit 7.1b: Conceptual Park, Recreation & Open Space Plan (South) For illustrative purposes only; final design may vary. not to scale May 2020 7-5
Chapter 7: Parks, Recreation & Open Space
Table 7.1: Summary of Park and Recreation Land Dedication Park Land Dedication Requirement1
Dwelling Type
Square Feet
Per Unit1
Number
of Units2
Required
Acreage
Single-Family 740.5 1,203 20.5
Multi-Family 675.2 1,746 27.1
Total Park Land Dedication Requirement 2,949 47.6
Park Land Provided
Park Type
Percentage
Credit Acreage3,4
Credit
Acreage4,5
Community Park - Active 100% 19.7 18.4
Community Park - Passive 50% 11.5 5.8
Neighborhood Park 1 50% 4.6 2.3
Neighborhood Park 2 50% 3.3 1.7
Neighborhood Park 3 (Linear Park) 50% 3.2 1.6
Neighborhood Park 4 50% 2.6 1.3
Neighborhood Park 5 50% 5.3 2.7
Neighborhood Park 6 50% 3.4 1.7
Neighborhood Park 7 50% 3.8 1.9
Neighborhood Park 8 100% 4.2 4.2
Mini Park 1 (Village Green) 50% 1.6 0.8
Mini Park 2 (Linear Park) 50% 1.7 0.9
Mini Park 3 50% 0.2 0.1
Mini Park 4 50% 0.4 0.2
Mini Park 5 50% 0.4 0.2
Mini Park 6 50% 0.2 0.1
Mini Park 7 50% 0.1 0.1
Mini Park 8 50% 0.4 0.2
Mini Park 9 50% 0.3 0.2
Mini Park 10 50% 0.2 0.1
Mini Park 11 50% 2.1 1.1
Mini Park 12 50% 1.7 0.9
Mini Park 13 50% 0.8 0.4
Mini Park 14 50% 0.3 0.2
Mini Park 15 50% 0.1 0.1
Mini Park 16 50% 0.2 0.1
Mini Park 17 50% 0.4 0.2
Mini Park 18 50% 0.3 0.2
Mini Park 19 50% 0.2 0.1
Mini Park 20 50% 1.0 0.5
Mini Park 21 50% 0.3 0.2
Mini Park 30 50% 1.6 0.8
Mini Park 31 50% 1.6 0.8
Mini Parks 22 to 29 (Paseos) 0% 0.6 0.0
Estimated Park Acreage 78.0 50.1
7-6 May 2020
Fanita Ranch Specific Plan
Table 7.1: Summary of Park and Recreation Land Dedication (continued) Trail Land Provided
Total 50% Credit
Trail Type - Trail Width (Assumed)6 Length (L.F.) Acreage3,4 Acreage4,5 Perimeter - 8' 21,116 3.9 2.0
Stowe Trail Connection to Sycamore Canyon - (6' min) 4,207 0.6 0.3 Estimated Trails 4.8 Miles 4.5 2.3
Estimated Park & Trail Acreage 82.5 52.4
Required Park & Trail Acreage 47.6
Estimated Park & Trail Acreage Surplus 4.8
Notes:

1. Per Santee Municipal Code (SMC) Section 12.40.070.

2. Actual number and type of units will be finalized during the final mapping process.

3. Acreage rounded to the nearest tenth and may vary slightly from the Vesting Tentative Map.

4. Acreage rounded to the nearest tenth and may vary slightly from the calculated total.

5. Neighborhood parks, mini parks (except mini parks 22 to 29) and trails proposed to be HOA maintained are credited at 50% of net acreage per SMC Section 12.40.100. Community park is credited at 100% of usable pad area acreage per SMC Section 12.40.110.

6. Existing trail width varies. Regional trail connection to be improved to minimum 6' wide.

May 2020 7-7
Chapter 7: Parks, Recreation & Open Space

7.3 Park and Recreation Concepts
A hierarchy of parks is provided throughout the Specific Plan Area. The Community Park in Fanita Commons will provide the primary location for active and organized recreational activities within Fanita Ranch. Neighborhood parks are provided in key locations to define neighborhoods and provide community gathering spaces. Mini-parks are designed to enhance open space areas such as vistas and riparian corridors, break up development patterns and provide visual relief. Mini-parks create diversity and interest as well as provide recreational opportunities within walking distance of all homes. The Village Green is a special mini-park that will complement the Village Center and the Farm to establish a centralized landmark and event space for the entire community. Park designs shall be consistent with the Fanita Ranch Fire Protection Plan.

Utilizing the proposed trail, path and sidewalk system, the AgMeander will provide numerous interpretive stations and exhibits. Potential AgMeander stops include farm fields, orchards, vineyards, edible landscapes, pollinator gardens, community gardens and scenic viewpoints.

7.3.1 Community Park
The 31.2-acre Community Park is located in the Fanita Commons Village. Exhibit 7.2: Community Park Concept Plan illustrates one potential layout for the Community Park. The Community Park will include two multi-purpose ballfields, sport courts, restrooms, parking, tot lots, open play areas, and passive picnicking areas, and may include an aquatic element, community gathering plaza and dog park.

Within the Community Park, a 7,000 to 10,000 square-foot community center will provide multipurpose, flexible spaces to support recreation, learning, arts and crafts, social and service functions. The community center will also provide support spaces such as staff offices, reception area, restroom and storage areas.

Trails will meander throughout the park, including the passive eastern knoll. The park will serve as a visual landmark by preserving the eastern knoll, which contains natural rock formations and a unique geographical character that defines the existing Fanita Ranch landscape. A knoll-top lookout will provide panoramic views, seating and educational elements. The entire park will be owned, maintained and programmed by the City of Santee.

In addition, the Community Park will include AgMeander stations and other elements tied to the agricultural theme of Fanita Ranch. These elements may include a pollinator garden, edible landscaping and proposed knoll-top lookout. Along the north side of the park, overlooks and interpretive elements will inform residents of the beauty and importance of the adjacent riparian environment. 7-8 May 2020
Fanita Ranch Specific Plan
Exhibit 7.2: Community Park Conceptual Plan
For illustrative purposes only; final design may vary.
not to scale
May 2020 7-9
Chapter 7: Parks, Recreation & Open Space
The Community Park is located adjacent to a proposed 15-acre school site. Connections between the park and school site would create a strong relationship between these uses. The park may function as an extension of the school and offer activities for play as well as education. The interrelationship between the park and school would be supported by the adjacent 4.2-acre neighborhood park. This neighborhood park may include play fields, open play areas and other amenities. The neighborhood park will be owned, maintained and programmed by the City of Santee. In the event that the school site is not developed as a school, the S-1 site shown on Exhibit 3.2: Site Utilization Plan would revert to its underlying medium density residential land use.
7-10 May 2020
Fanita Ranch Specific Plan
A. Potential Amenities & Facilities
• Lighted multipurpose sports fields
• Play equipment1
• Lighted sports courts
• Seating
• Group and individual picnic shelters
• Open play area
• Community plaza
• Passive recreation and shaded picnic areas
• Riparian area overlooks
• 7,000 - 10,000 s.f. community building
• Parking
• Restrooms
• Trail, stairway and accessible ramp to the top
of the passive park knoll
• Connections to community and regional trails
as shown on Exhibit 7.1: Conceptual Park,
Recreation & Open Space Plan
• Dog park
• Adult exercise equipment
• Running / walking DG track
• Aquatic resource elements
• Arbors or trellises
• AgMeander Stations
B. Hardscape Materials
• Sports courts, gathering plazas and primary
walkways – low albedo concrete
• Parking areas – asphalt
• Nature trails – decomposed granite or
compacted native earth
C. Lighting Standards
• Pedestrian scaled walkway lighting
• Sport field and court lighting
• Security lighting
• Shielding standards required adjacent to
Habitat Preserve
D. Representative Plant Palette
• Refer to Exhibit 5.10: Fanita Commons Plant
Palette.

1. Play structures in the parks shall be of non-combustible or other materials approved by the Santee Fire Department.

May 2020 7-11
Chapter 7: Parks, Recreation & Open Space
E. Representative Plant Palette
Trees List:
• ALNUS RHOMBIFOLIA / White Alder
• CINNAMOMUM CAMPHORA / Camphor Tree
• JACARANDA MIMOSIFOLIA / Jacaranda
• KOELREUTERIA PANICULATA / Golden Rain Tree
• LIQUIDAMBAR STYRACIFLUA / Sweet Gum
• PLATANUS RACEMOSA / California Sycamore
Edible Trees List:
• ARBUTUS UNEDO - Strawberry Tree
• CERATONIA SILIQUA - Carob Tree
• JUGLANS CALIFORNICA - California Walnut
• LAURUS NOBILIS - Sweet Bay
Shrubs List:
• ALOE SP. / Aloe
• CEANOTHUS SP. / California Lilac
• CISTUS SP. / Rockrose
• FESTUCA MAIREI / Atlas Fescue
• GALVEZIA SPECIOSA / Island Snapdragon
• IVA HAYESIANA / Hayes Iva
• LANTANA SP. / Lantana
• PHORMIUM SP. / New Zealand Flax
• RHAMNUS CALIFORNICA ‘MOUND SAN
BRUNO’ / Coffeeberry
• RHAPHIOLAPIS SP. / Indian Hawthone
Edibles/Medicinals List:
• ALOE VERA - Aloe Vera
• ALOYSIA TRIPHYLLA - Lemon Verbena
• LAVANDULA STOECHAS - Spanish Lavender
Trees
Shrubs/Perennials/Edibles/Medicinals
Groundcovers List:
• BACCHARIS P. ‘PIGEON POINT’ / Dwarf Coyote
Bush
• CEANOTHUS SP. / California Lilac
• MYOPORUM PARVIFOLIUM ‘PINK’ / Pink
Myoporum

PLATANUS RACEMOSA -
California Sycamore
CEANOTHUS SP. -California Lilac
JACARANDA MIMOSIFOLIAJacaranda
PHORMIUM SP.- New Zealand Flax

CINNAMOMUM CAMPHORA -
Camphor Tree
LANTANA SP. -Lantana
7-12 May 2020
Fanita Ranch Specific Plan
B. Hardscape Materials
• Sport courts, gathering plazas and primary
walkways – low albedo concrete
• Secondary walkways and informal park plazas
– decomposed granite
C. Lighting Standards
• Pedestrian scaled lighting
• Security lighting
• Shielding standards required adjacent to
Habitat Preserve
D. Representative Plant Palette
• Refer to Chapter 5: Landscape Architecture,
Community Design & Outdoor Lighting Design
Plan for the appropriate Village plant palette.

1. Play structures in the parks shall be of non-combustible or other materials approved by the Santee Fire Department.

A. Potential Amenities & Facilities
• Open play areas suitable for organized sport
practices or neighborhood social events
• Passive use/picnic areas
• Connections to community and regional trails
where shown on Exhibit 7.1: Conceptual Park,
Recreation & Open Space Plan
• Seating
• Shade
• Sports courts
• Play equipment1
• Community garden (at HOA parks)
• Small group and individual picnic shelters
• Shade arbor or trellis
• Pollinator garden
• Neighborhood multi-generational garden (at
HOA parks)
• Event green for neighborhood social events
• Greenhouse (at HOA parks)
• Trailhead and/or viewpoints
• AgMeander stations
• Gathering plazas
• Restrooms
• Landscape interpretive station

7.3.2 Neighborhood Parks
Fanita Ranch includes a total of 8 neighborhood parks. Exhibit 7.3: Typical Neighborhood Park Concept Plans illustrates two potential layouts for a typical neighborhood park – one active recreation oriented and one non-sports use oriented. Although these parks are smaller in size, they will offer similar recreational features as the Community Park but at a smaller scale. Amenities may include open play fields with benches, fencing and backstops when appropriate, playgrounds, sport courts, gardens, picnic facilities, and restrooms. Some will have trailheads and viewpoints. Sport courts and active sport fields will not be lighted for nighttime use. Neighborhood parks are proposed to be HOA maintained (except for the neighborhood park adjacent to the school site which will be owned, maintained and programmed by the City – see “NP-8” on Exhibit 3.2: Site Utilization Plan) and are designed as defining features for the Village to help create identity and support the neighborhood character. Due to their proximity to homes, most neighborhood park users may walk to the parks, therefore parking will be limited to on-street spaces unless adjacent street grade necessitates on-site accessible parking.

May 2020 7-13
Chapter 7: Parks, Recreation & Open Space
Exhibit 7.3: Typical Neighborhood Park Concept Plans
For illustrative purposes only; final design may vary.
not to scale
STREET "CC"
STREET "Z"
PICNIC (TYP.)

VIEW POINT
OPEN PLAY AREA (TYP.)
PICNIC (TYP.)
ACTIVE PLAY AREA (TYP.)
OPEN PLAY (TYP.)
PICNIC (TYP.)

NEIGHBORHOOD PLAZA

ACTIVE PLAYGROUND
OPEN PLAY (TYP.)

ACTIVE FIELD -
YOUTH

SOCCER SIZE
STREET "X"
STREET "Y"
Non-sports Type Neighborhood Park (NP-7)
Active Type Neighborhood Park (NP-5)
SEATING AREA 8' PERIMETER TRAIL
6' VILLAGE

ACCESS TRAIL

STRE ET ' BB '

POTENTIAL TRAIL

ACCESS POINT

TRAILHEAD
7-14 May 2020
Fanita Ranch Specific Plan
A. Potential Amenities & Facilities
• Community focal point such as a sculpture,
fountain, or small structure
• Seating
• Large multi-purpose lawn area
• Shade
• Gazebo or pavilion
• Shade structures or tree bosque
• Extensive seating on the perimeter
B. Hardscape Materials
• Enhanced decorative pavements
C. Lighting Standards
• Pedestrian scaled lighting
• Decorative landscape lighting
• Bollards lights
D. Representative Plant Palette
• Refer to Exhibit 5.10: Fanita Commons Plant
Palette

7.3.3 Village Green
Exhibit 7.4: Typical Village Green Concept illustrates a conceptual plan for the Village Green mini park located in Fanita Commons. The Village Green provides multi-purpose space that will accommodate performances, art fairs, outdoor movies and other social functions. In addition, it can provide a focal point for larger community festivals, with connections to the Farm and Farmer’s Market across Cuyamaca Street, the mixed-use Village Center and Community Park. When not in use for community events, the large open turf area, with possible shade trellises and seating along the perimeter, will provide passive use spaces for Fanita Commons residents. The Village Green is a mini-park proposed to be HOA programmed and maintained and all parking will be on the adjacent streets unless adjacent street grades necessitates on-site accessible parking.

May 2020 7-15
Chapter 7: Parks, Recreation & Open Space
E. Representative Plant Palette
Trees List:
• CINNAMOMUM CAMPHORA / Camphor Tree
• JACARANDA MIMOSIFOLIA / Jacaranda
• KOELREUTERIA PANICULATA / Golden Rain Tree
• PLATANUS RACEMOSA / California Sycamore
Shrubs List:
• BUDDLEJA SP. / Butterfly Bush
• CEANOTHUS SP. / California Lilac
• CISTUS SP. / Rockrose
• FESTUCA MAIREI / Atlas Fescue
• GALVEZIA SPECIOSA / Island Snapdragon
• GREVILLEA CULTIVARS / Grevillea
• LEUCOPHYLLUM SP. / Texas Sage
• PHORMIUM SP. / New Zealand Flax
• RHAPHIOLAPIS SP. / Indian Hawthone
Trees
Shrubs/Perennials/Edibles/Medicinals
Vines List:
• JASMINUM SP. / Jasmine
• WISTERIA SINENSIS / Wisteria
Groundcovers List:
• CRASSULA MULTICAVA / Fairy Crassula
• FRAGARIA CHILOENSIS / Ornamental Strawberry
• MYOPORUM PARVIFOLIUM ‘PINK’ / Pink
Myoporum

PLATANUS RACEMOSA -
California Sycamore
CISTUS SP. -
Rockrose
JACARANDA MIMOSIFOLIAJacaranda

WISTERIA SINENSIS -
Wisteria

CINNAMOMUM CAMPHORA -
Camphor Tree

CRASSULA MULTICAVA -
Fairy Crassula
7-16 May 2020
Fanita Ranch Specific Plan
Exhibit 7.4: Village Green Concept Plan
For illustrative purposes only; final design may vary.
not to scale
May 2020 7-17
Chapter 7: Parks, Recreation & Open Space

7.3.4 Mini-Parks
Exhibit 7.5: Typical Mini-Park Concept Plan demonstrates how the 31 small mini-parks distributed throughout the community can provide opportunities for recreation, activity and relaxation within walking distance of the homes. Many will be access points for the trail system and will be access points for firefighters and brush management maintenance personnel. Mini-parks are proposed to be HOA owned and maintained. Mini-parks are intended to serve residents who live within walking distance and will not have on-site parking facilities except as necessary to accommodate accessible parking.

B. Hardscape Materials
• High use areas – low albedo concrete
• All other areas – decomposed granite or
compacted native earth
• Trail Connections – decomposed granite or
compacted native earth
C. Lighting Standards
• Pedestrian scaled lighting (where appropriate)
• Bollards
• Shielding standards required adjacent to
Habitat Preserve
D. Representative Plant Palette
• Refer to Chapter 5: Landscape Architecture,
Community Design & Outdoor Lighting Design
Plan for the appropriate Village plant palette.

A. Potential Amenities & Facilities
• Shade trees
• Seating
• Connections to community and regional trails
where shown on Exhibit 7.1: Conceptual Park,
Recreation & Open Space Plan
• AgMeander stations
• Native and drought tolerant landscape
interpretive stations
• Passive lawn or lawn-like areas
• Shade arbors or trellises
• View point maps or distant mountain
identification signs
• Pollinator garden
• Community garden
• Walkways
• Individual picnic areas
7-18 May 2020
Fanita Ranch Specific Plan
Exhibit 7.5: Typical Mini-Park Concept Plan (MP-20) not to scale

TRAILHEAD
8' PERIMETER TRAIL
OPEN PLAY (TYP.)
PICNIC (TYP.)

VIEW POINT

STREET 'GGG'

STREET 'EEE'

S TR E ET ' BB B '

POTENTIAL TRAIL

ACCESS POINT
For illustrative purposes only; final design may vary.

May 2020 7-19
Chapter 7: Parks, Recreation & Open Space

7.3.5 AgMeander
The planned AgMeander is a series of trails and paths that unite nature and agriculture in an experiential journey. While the Farm is the agriculture heart of Fanita Ranch, the AgMeander, as depicted in Exhibit 7.6: Conceptual AgMeander Plan, utilizes community trails that connect the Farm to the Villages, school and parks. This plan expands the food concept beyond just commercial production.

It provides context for food production and is an example of how everyday landscape can be ornamental and edible.

AgMeander information may be available in numerous forms including traditional interpretive signage, website and audio for the visually impaired. The AgMeander is proposed to be HOA programmed, owned and maintained except where it traverses city-owned parks.

A. Potential Amenities & Facilities
• Accessible pathways with distance markers
• Occasional seating
• Occasional shade areas
• Access to vineyards, orchards, row crops,
edible landscapes and pollinator gardens.
• Access to food production processes from
germination to harvest to compost
• Interpretive signage and exhibits, vineyards,
orchards, row crops, edible landscapes,
production processes and composting
• Access to farm equipment and tools
Potential AgMeander Stations
Local AgMeander:
• Start location: farm event barn. Numerous
farm related activities display farm-to-table
opportunities and a calendar of harvest and
farm related activities.
• Accessible hilltop lookout point with shade
structure and community view orientation
maps.
7-20 May 2020
Fanita Ranch Specific Plan
• Solar farm in Special Use area, including
educational displays regarding sustainability
and carbon neutral aspects of Fanita Ranch
• Rustic open space trail corridor leading back
to the northern villages with trailside displays
of native vegetation
B. Hardscape Materials
• High use areas – low albedo concrete
• All other areas – decomposed granite,
compacted native earth, gravel or bark mulch
C. Lighting Standards
• Pedestrian scaled lighting in urban areas
(where appropriate)
D. Representative Plant Palette
• Refer to Chapter 5: Landscape Architecture,
Community Design & Outdoor Lighting Design
Plan for the appropriate Village plant palette.

Local AgMeander (continued)
• Active Adult community garden, focus
on health-oriented and medicinal plant
information
• Wildlife crossing information and observation
point
• North Trail Vista Point in Vineyard Village,
with information regarding native chaparral
and other naturally occurring edible plants
• East Trail Vista Point in Vineyard Village, with
supplemental native oak plantings for shade
and education
• Vineyard Village vineyard with grape harvest
opportunity
• Working farm compound and orchard food
forest
• Open space preserve trail with opportunities
for observing Habitat Preserve
• Orchard Village Center with possible
community garden and outdoor kitchen
opportunity
• Orchard Village orchard and overlook of
riparian corridor with water quality education
and orchard harvest opportunities
• Community center building located in
Community Park
Regional AgMeander:
• Fanita Parkway and roundabout with
boulders. Sycamores and endemic cactus
plantings and overlook of water reclamation
plant and MCAS Miramar military base to the
west
• Santee Lakes recreation area with free entry
for AgMeander users
May 2020 7-21
Chapter 7: Parks, Recreation & Open Space
Exhibit 7.6: Conceptual AgMeander Plan
For illustrative purposes only; final design may vary.

Farm Event Barn Start Location
Hilltop Cultural Lookout Point
Active Adult Community Garden
Wildlife Crossing Lookout Point
N. Trail Vista Point - Vineyard Village
E. Trail Vista Point - Vineyard Village
Grape Harvest Opportunity
Farm Working Compound
Open Space Preserve Trail
Orchard Village Commercial Center
Riparian Corridor in Orchard Village
Community Center Bldg.

Fanita Parkway & Roundabout
Santee Lakes
Solar Farm Special Use Area
Open Space Trail Corridor
LEGEND
1 15
16 14
13 3
4 2
12 7
6 5
9 10
8 11
AgMeander Circuit
Trailhead
Potential Trail Access Point
Trail Staging Area
Local AgMeander:

Regional AgMeander:
15 14
13 10
9 2
3 6
8 7 1
4 5
11 16
12 FANITA

COMMONS

ORCHARD

VILLAGE

VINEYARD

VILLAGE

STREET 'W'

STREET 'V'

FANITA PARKWAY
MAGNOLIA AVE.

MAST BOULEVARD

CUYAMACA STREET
HILLS BLVD.

CARLTON
PRINCESS JOANN RD.

WOODGLEN
VISTA DR.

EL NOPAL

CHAPARRAL
DR.

LAKE
CANYON
ROAD
GANLEY
ROAD
LEGEND
not to scale
7-22 May 2020
Fanita Ranch Specific Plan

7.3.6 Linear Parks
Two Linear Parks flank the large southerly riparian area - a mini-park (MP-2) on the north side and a neighborhood park (NP-3) on the south side. They will provide visual relief between the Fanita Commons to the north and the Orchard Village to the south. The riparian character of Fanita Parkway will be continued to the west along Street “A” to Cuyamaca Street. In addition, the linear parks will be an important component of the AgMeander system, connecting the school and Orchard Village residences to the Farm via a series of naturalistic paths. AgMeander and native landscape stations will provide informative resting places along the nearly two miles of linear park paths. Linear parks are proposed to be HOA maintained.

B. Hardscape Materials
• Nature Trails – decomposed granite or
compacted native earth
• Village Access Trails – low albedo concrete
C. Lighting Standards
• Pedestrian scaled lighting (where appropriate)
• Shielding standards required adjacent to
Habitat Preserve
A. Potential Amenities & Facilities
• Riparian landscape
• AgMeander stations
• Riparian interpretive stations
• Seating
• Shade
• Edible landscape
• Bridge across the riparian area
• Agricultural landscape
May 2020 7-23
Chapter 7: Parks, Recreation & Open Space
D. Representative Plant Palette
Trees List:
• CERCIS OCCIDENTALIS - Western Redbud MultiTrunk
• POPULUS FREMONTII - Fremont Cottonwood
• QUERCUS AGRIFOLIA - Coast Live Oak
• SALIX GOODDINGII - Black Willow
• SALIX LASIOLEPIS - Arroyo Willow
• SAMBUCUS MEXICANA - Mexican Elderberry
Edible Trees List:
• ARBUTUS UNEDO - Strawberry Tree
• CERATONIA SILIQUA - Carob Tree
• JUGLANS CALIFORNICA - California Walnut
• LAURUS NOBILIS - Sweet Bay
• MALUS DOMESTICA ‘HONEYCRISP’ - Honeycrisp
Apple
• PERSEA AMERICANA ‘HASS’ / Avocado (To be
maintained per FPP)
Shrubs List:
• ACHILLEA MILLEFOLIUM - Yarrow
• ANEMOPSOS CALIFORNICA - Yerba Mansa
• ASCLEPIAS FASCICULARIS - Narrow-Leaf
Milkweed
• FESTUCA MAIREI - Atlas Fescue
• IRIS DOUGLASIANA - Douglas Iris
• LEYMUS CONDENSATUS ‘CANYON PRINCE’ -
Canyon Prince Wild Rye
• ROSA CALIFORNICA - California Rose
• SYSYRINCHIUM BELLUM - Blue-Eyed Grass
Edibles/Medicinals List:
• ALOE VERA - Aloe Vera
• ALOYSIA TRIPHYLLA - Lemon Verbena
• LAVANDULA STOECHAS - Spanish Lavender
• OPUNTIA FICUS-INDICA - Prickly Pear Or
Nopales
• SALVIA OFFICINALIS - Sage
• SIMMONDSIA CHINENSIS - Jojoba
• THYMUS VULGARIS - English Thyme
• VITIS CALIFORNICA - California Grape
Trees
Shrubs/Perennials/Edibles/Medicinals
CERCIS OCCIDENTALIS- Photo: Stan Shebs (CC BY-SA 3.0)
Western Redbud
AECHILLEA MILLEFOLIUMYarrow

ALNUS RHOMBIFOLIA -
White Alder
LEYMUS C. ‘CANYON PRINCE’ -
Canon Prince Wild Rye

PLATANUS RACEMOSA -
California Sycamore

RIBES SPECIOSUM -
Fuchsiaflower Gooseberry
7-24 May 2020
Fanita Ranch Specific Plan
Exhibit 7.7: Typical Linear Park Plan
For illustrative purposes only; final design may vary.
not to scale

SCHOOL SITE

PEDESTRIAN
BRIDGE

ORCHARD

RIPARIAN OVERLOOK

ENHANCED

CROSSWALKS
6' VILLAGE NATURE TRAIL

TRAILHEAD

POP-OUTS

AT CORNERS

RIPARIAN ENHANCEMENT

AND PRESERVATION AREA

RIPARIAN

OVERLOOK

LINEAR PARK

LINEAR PARK

TRAILHEAD
May 2020 7-25
Chapter 7: Parks, Recreation & Open Space