Development on the Rezone Sites could result in changes to the visual composition of the sites and surrounding areas; however, through compliance with regulations, impacts related to visual quality would be reduced to less than significant for most sites, with the exception that development on Sites 20A and 20B could result in a significant impact due to potential changes in visual character and quality surrounding the historic Polo Barn.
4.1.7.2 Significance of Impacts
Adherence to regulatory requirements including Development Review consistent with Municipal Code Chapter 13.08 implementation and Town Center Specific Plan development regulations would ensure that future development would not substantially degrade scenic resources. Impacts for both ministerial and discretionary development on Rezone Sites would be less than significant for all sites except Sites 20A and 20B. Future development at the Rezone Sites in proximity to the Polo Barn could result in significant impacts to visual character and quality (Impact VIS-1).
4.1.7.3 Mitigation Framework
Implementation of MM-CUL-1 described in Section 4.4.5.3 would reduce potential adverse impacts associated with changes in visual quality and character surrounding the Polo Barn to less than significant. Specifically, application of the Secretary of Interior Standards for the Treatment of Historic Properties provides guidelines for future development that would ensure maintenance of the historical integrity of the Polo Barn. While the visual character of the site would change with new development, the visual quality of the Polo Barn would be retained through application of the Secretary of Interior Standards
4.1.7.4 Significance After Mitigation
Impacts would be less than significant. No mitigation is required.
Impacts to scenic resources associated with the Polo Barn would be reduced to less than significant through implementation of MM-CUL-1.
4.1.8 Issue 4: Light or Glare
Would the project create a new source of substantial light or glare which would adversely affect daytime or nighttime views in the area?
4.1.8.1 Impact Analysis
Development of the Rezone Sites could introduce new sources of light and glare, from increased development intensity. However, a majority of the Rezone Sites are located in urbanized areas.
Existing sources of light that would be similar to light introduced with new development. Additionally, both ministerial and discretionary development within the sites would be required to comply with SMC standards related to light and glare (Chapter 13.08.070(G)), which requires that outdoor lighting be directed away from adjacent properties and set in a way to avoid any detriment to the
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surrounding area. Additionally, the Community Enhancement Element includes the standard for lighting and signage to minimize spillover of lighting through use of directional, cut-off and nonglare fixtures. General Plan policies would be implemented through the required development review process.
4.1.8.2 Significance of Impacts
Adherence to regulatory requirements would ensure that future development would not create a new source of substantial light or glare which would adversely affect daytime or nighttime views in the project areas. Impacts related to light and glare at Rezone Sites would be less than significant.
4.1.8.3 Mitigation Framework
Impacts would be less than significant. No mitigation is required.
4.1.8.4 Significance After Mitigation
Impacts would be less than significant. No mitigation is required.
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City of Santee Housing Element Rezone Program Implementation PEIR
4.2 Air Quality
This section analyzes potential air quality impacts that could result from implementation of the City of Santee (City) 6th Cycle Housing Element Rezone Program (project). The sites included in the analysis are detailed in Table 3-2 and include 25 rezone sites identified in the Housing Element Update and two additional rezone sites located on Graves Avenue, collectively referred to as the Rezone Sites. The analysis considers air emissions that could occur from buildout of the inventory of Rezone Sites as detailed in Table 3-2. This evaluation includes the potential for the proposed project to result in significant emissions of criteria pollutants, toxic air contaminants (TACs), or odors. Air quality modeling data are contained in Appendix C of this Program Environmental Impact Report (PEIR) and include criteria pollutant emission data calculated using the California Emissions Estimator Model (CalEEMod).
4.2.1 Existing Conditions
4.2.1.1 Regional Setting
The City lies within the San Diego Air Basin (SDAB), which encompasses all of San Diego County. The SDAB is a coastal plain with connecting broad valleys and low hills, bounded by the Pacific Ocean to the west and high mountain ranges to the east. The topography in the SDAB region varies greatly, from beaches on the west, to mountains, and then desert to the east.
The local climate is classified as Mediterranean. This type of climate is characterized by a repetitive pattern of frequent early morning cloudiness, hazy afternoon sunshine, daytime onshore breezes, and limited temperature change throughout the year. The average daily temperature is 62 degrees Fahrenheit. Limited rainfall occurs in winter while summers are often completely dry. An average of 11 inches of rain falls each year from November to April (National Oceanic and Atmospheric Administration 2021).
4.2.1.2 Air Pollutants of Concern
The U.S. Environmental Protection Agency (U.S. EPA) has identified six pollutants of key concern known as “criteria pollutants.” These criteria pollutants are each common in outdoor environments across the United States and each pose a threat to human health. Criteria pollutants include ozone (O3), carbon monoxide (CO), nitrogen dioxide (NO2), sulfur dioxide (SO2), particulate matter (PM; PM with a diameter of 10 microns and less [PM10] and PM with a diameter of 2.5 microns and less [PM2.5]), and lead (Pb). The following is a discussion of the criteria air pollutants (U.S. EPA 2021). a. Ozone
Ozone is the primary component of smog. Ozone is not directly emitted into the air but is formed through complex chemical reactions between precursor emissions of oxides of nitrogen (NOX) and reactive organic gases (ROGs) (also known as volatile organic chemicals [VOC] or reactive organic compounds) in the presence of sunlight. The adverse health effects associated with exposure to
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ozone pertain primarily to the respiratory system. Scientific evidence indicates that ambient levels of ozone affect not only sensitive receptors, such as asthma sufferers and children, but healthy adults as well. Exposure to ozone has been found to significantly alter lung functions by increasing respiratory rates and pulmonary resistance, decreasing tidal volumes (the amount of air inhaled and exhaled), and impairing respiratory mechanics. Symptomatic responses include throat dryness, chest tightness, headache, and nausea. About half of smog-forming emissions come from automobiles. when taking a deep breath, and chest tightness, wheezing, or shortness of breath. b. Carbon Monoxide
Carbon monoxide is a colorless, odorless gas that is formed when carbon in fuel is not burned completely. It is a component of motor vehicle exhaust, which contributes about 56 percent of all CO emissions nationwide. CO enters the bloodstream through the lungs by combining with hemoglobin, which normally supplies oxygen to the cells. However, CO combines with hemoglobin much more readily than oxygen does, resulting in a drastic reduction in the amount of oxygen available to the cells. Adverse health effects associated with exposure to CO concentrations include such symptoms as dizziness, headaches, and fatigue. CO exposure is especially harmful to individuals who suffer from cardiovascular and respiratory diseases.
Small-scale, localized concentrations of CO above the federal and state Ambient Air Quality Standards (AAQS) may occur at intersections with stagnation points such as those that occur on major highways and heavily traveled and congested roadways. Localized high concentrations of CO are referred to as “CO hotspots” and are a concern at congested intersections, where automobile engines burn fuel less efficiently and their exhaust contains more CO. c. Nitrogen Dioxide
Nitrogen dioxide is a brownish, highly reactive gas that is present in all urban environments. The major human-made sources of NO2 are combustion devices, such as boilers, gas turbines, and mobile and stationary reciprocating internal combustion engines. Inhalation is the most common route of exposure to NO2. Because NO2 has relatively low solubility in water, the principal site of toxicity is in the lower respiratory tract. The severity of the adverse health effects depends primarily on the concentration inhaled rather than the duration of exposure. An individual may experience a variety of acute symptoms, including coughing, difficulty with breathing, vomiting, headache, and eye irritation during or shortly after exposure. After a period of approximately 4 to 12 hours, an exposed individual may experience chemical pneumonitis or pulmonary edema with breathing abnormalities, cough, cyanosis, chest pain, and rapid heartbeat. d. Sulfur Dioxide
Sulfur dioxide is a combustion product, with the primary source being power plants and heavy industries that use coal or oil as fuel. SO2 is also a product of diesel engine combustion. The health effects of SO2 include lung disease and breathing problems for people with asthma. SO2 in the atmosphere contributes to the formation of acid rain.
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e. Inhalable Coarse Particles
PM10 is PM with an aerodynamic diameter of 10 microns or less. Ten microns is about one-seventh of the diameter of a human hair. PM is a complex mixture of very tiny solid or liquid particles composed of chemicals, soot, and dust. Under typical conditions (i.e., no wildfires) particles classified under the PM10 category are mainly emitted directly from activities that disturb the soil including travel on roads and construction, mining, or agricultural operations. Other sources include windblown dust, salts, brake dust, and tire wear.
Health studies have shown a significant association between exposure to PM and premature death in people with heart or lung diseases. Other important effects include aggravation of respiratory and cardiovascular disease, lung disease, decreased lung function, asthma attacks, and certain cardiovascular problems such as heart attacks and irregular heartbeat. f. Inhalable Fine Particles
Airborne, inhalable particles with aerodynamic diameter of 2.5 microns or less have been recognized as an air quality concern requiring regular monitoring. Federal regulations required that PM2.5 monitoring begin January 1, 1999. Similar to PM10, PM2.5 is also inhaled into the lungs and causes serious health problems.
g. Lead
Lead is a metal found naturally in the environment as well as in manufactured products. At high levels of exposure, lead can have detrimental effects on the central nervous system. The major sources of lead emissions have historically been mobile and industrial sources. As a result of the phase out of leaded gasoline, metal processing is currently the primary source of lead emissions.
4.2.1.3 Toxic Air Contaminants
A TAC is any air pollutant which may cause or contribute to an increase in mortality or serious illness or which may pose a present or potential hazard to human health. The California Air Resources Board (CARB) lists approximately 800 compounds that are assessed under its Air Toxics Hot Spots Program; these compounds may be carcinogenic or may cause acute or chronic non-cancer health problems.
Of note, diesel-exhaust particulate matter (DPM) has been determined to be carcinogenic and therefore is categorized as a TAC.
4.2.1.4 Local Air Pollution Sources
a. Stationary Air Pollution Sources
Regulated Stationary Sources
Air pollutant emissions originate from a wide variety of stationary sources such as factories, power plants, gasoline stations, and other businesses and industrial operations. The local air district, the San
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Diego Air Pollution Control District (SDAPCD), is responsible for monitoring air quality and developing plans to reduce air pollution in the SDAB. The SDAPCD’s Annual Emissions Reporting Program collects emissions data and makes it available to the public. Permitted stationary sources that are required to report annually in the City include the following (SDAPCD 2021):
• Sycamore Energy 1 LLC at 8514 Mast Boulevard
• Sycamore Landfill Inc. at 8514 Mast Boulevard
• Hanson Aggregates Pacific Southwest Region at 8514 Mast Boulevard • Compucraft Industries Inc. at 8787 Olive Lane
Other stationary sources that are required to report every four years include, but are not limited to, gas stations, water and wastewater facilities, and auto body paint shops in the City.
Unregulated Stationary Sources
In April 2005, CARB published the Air Quality and Land Use Handbook: A Community Health Perspective (CARB 2005). The term “sensitive receptor” refers to a person in the population who is more susceptible to health effects due to exposure to an air contaminant than the population at large or to a land use that may reasonably be associated with such a person. Examples include residences, schools, playgrounds, childcare centers, churches, athletic facilities, retirement homes, and long-term health care facilities. The handbook makes recommendations directed at protecting sensitive receptors from air pollutant emissions. As stated in the handbook, the concern is generally limited to siting new sensitive land uses within 50 feet of a gas station or constructing a new gas station within 50 feet of existing sensitive land use (CARB 2005). b. Mobile Source Air Pollution
As discussed in Section 4.2.1.3, CARB has identified DPM as a carcinogenic TAC. Vehicle traffic is responsible for the majority of DPM emissions in California as well as several other carcinogens, CARB recommends caution when siting sensitive land uses near heavily traveled roadways. Specific recommendations from CARB’s Air Quality and Land Use Handbook: A Community Health Perspective include maintaining a 500-foot buffer zone between sensitive receptors and freeways, urban road with 100,000 or more vehicles per day or rural road with 50,000 vehicles per day whenever possible (CARB 2005). Based on the year 2050 traffic modeling prepared for buildout of the project, State Route (SR) 52, SR-67, and SR-125 would carry more than 100,000 vehicles per day, and the segment of Mission Gorge Road between SR-125 and Fanita Drive would carry more than 50,000 vehicles per day.
4.2.1.5 Local Air Quality
The SDAPCD maintains 11 active air quality monitoring stations throughout the SDAB. Air pollutant concentrations and meteorological information are continuously recorded at these stations.
The closest air quality monitoring station to the project site is the El Cajon station, located at 533 First Street in El Cajon, approximately three miles southeast of the City, which monitors air pollutant data for ozone, NOx, PM10, and PM2.5. Air quality is expressed as the number of days per year in which air pollution levels exceed federal standards set by the U.S. EPA or state standards set by the CARB.
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Table 4.2-1 presents a summary of the highest pollutant concentrations monitored during the 3 most recent years (2018 through 2020) for which the SDAPCD has reported data for this station.
Table 4.2-1
Air Quality Measurements—El Cajon Monitoring Station
Pollutant/Standard 2018 2019 2020
Ozone (O3)
Federal Max 8-hr (ppm) 0.079 0.074 0.083
Days 2015 Federal 8-hour Standard Exceeded (0.07 ppm) 2 2 14 Days 2008 Federal 8-hour Standard Exceeded (0.075 ppm) 2 0 5 State Max 8-hr (ppm) 0.079 0.075 0.083
Days State 8-hour Standard Exceeded (0.07 ppm) 2 2 14
Max. 1-hour (ppm) 0.087 0.094 0.094
Days State 1-hour Standard Exceeded (0.09 ppm) 0 0 0
Nitrogen Dioxide (NO2)
Max 1-hour (ppm) 0.045 0.039 0.044
Days State 1-hour Standard Exceeded (0.18 ppm) 0 0 0
Days Federal 1-hour Standard Exceeded (0.100 ppb) 0 0 0 Annual Average (ppm) 0.008 0.008 0.009
PM10*
Federal Max. Daily (µg/m3) 43.0 38.7 --
Measured Days Federal 24-hour Standard Exceeded (150 µg/m3) 0 0 0 Calculated Days Federal 24-hour Standard Exceeded (150 µg/m3) 0.0 0.0 -- Federal Annual Average (µg/m3) 22.6 20.1 --
State Max. Daily (µg/m3) 44.7 37.4 --
Measured Days State 24-hour Standard Exceeded (50 µg/m3) 0 0 0 Calculated Days State 24-hour Standard Exceeded (50 µg/m3) 0.0 -- -- State Annual Average (µg/m3) 23.0 -- --
PM2.5*
Federal Max. Daily (µg/m3) 36.2 23.8 38.2
Measured Days Federal 24-hour Standard Exceeded (35 µg/m3) 1 0 2 Calculated Days Federal 24-hour Standard Exceeded (35 µg/m3) 1.0 0.0 2.2 Federal Annual Average (µg/m3) 9.6 8.5 10.3
State Max. Daily (µg/m3) 42.0 25.7 41.6
State Annual Average (µg/m3) 10.5 -- 11.6
SOURCE: CARB 2021.
ppm = parts per million; ppb = parts per billion; µg/m3 = micrograms per cubic meter; -- = not available *Calculated days value. Calculated days are the estimated number of days that a measurement would have been greater than the level of the standard had measurements been collected every day. The number of days above the standard is not necessarily the number of violations of the standard for the year.
4.2.1.6 Odor
Odors are considered an air quality issue both at the local level (e.g., odor from wastewater treatment) and at the regional level (e.g., smoke from wildfires). The ability to detect odors varies considerably among the population and is subjective. Some individuals can smell minute quantities of specific substances while others may not have the same sensitivity but may have sensitivities to odors of other substances. In addition, people may have different reactions to the same odor; an odor that is offensive to one person (e.g., from a fast-food restaurant or bakery) may be perfectly
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acceptable to another. Unfamiliar odors may be more easily detected and likely to cause complaints than familiar ones.
Offensive odors can potentially affect human health in several ways. First, odorant compounds can irritate the eye, nose, and throat, which can reduce respiratory volume. Second, the VOC that cause odors can stimulate sensory nerves to cause neurochemical changes that might influence health, for instance, by compromising the immune system. Finally, unpleasant odors can trigger memories or attitudes linked to unpleasant odors, causing cognitive and emotional effects such as stress.
Several examples of common land use types that generate substantial odors include wastewater treatment plants, landfills, composting/green waste facilities, recycling facilities, petroleum refineries, chemical manufacturing plants, painting/coating operations, rendering plants, and food packaging plants. None of the Rezone Sites considered in this analysis are located near any of these uses.
4.2.2 Regulatory Framework
4.2.2.1 Federal Air Quality Regulations
The federal Clean Air Act (CAA) was enacted in 1970 and amended in 1977 and 1990 [42 United States Code (USC) 7401] for the purposes of protecting and enhancing the quality of the nation’s air resources to benefit public health, welfare, and productivity. In 1971, in order to achieve the purposes of Section 109 of the CAA [42 USC 7409], the U.S. EPA developed primary and secondary national ambient air quality standards (NAAQS). Six criteria pollutants of primary concern have been designated: ozone, CO, SO2, NO2, lead, and PM. The NAAQS “protect the public welfare from any known or anticipated adverse effects associated with the presence of such air pollutant in the ambient air” [42 USC 7409(b)(2)]. NAAQS are presented in Table 4.2-2.
The U.S. EPA issues area designations for each criteria pollutant based on local monitoring data. In California, federal area designations typically apply to the state’s 15 geographic air basins. Areas that meet NAAQS are designated as attainment areas. Similarly, areas that are expected to be meeting the standard despite a lack of monitoring data are designated as “unclassifiable attainment”. Areas that do not meet NAAQS may be designated as non-attainment areas. Following designation as a non-attainment area, state and local governments must develop implementation plans outlining how the area will attain and maintain NAAQS. Once a non-attainment area has achieved the NAAQS, it may be redesignated to an attainment area for that pollutant. To be redesignated, the area must meet air quality standards for a specified period and have a 10-year plan for continuing to meet and maintain air quality standards, as well as satisfy other requirements of the CAA. Areas that have been redesignated to attainment are called maintenance areas. The SDAB is a non-attainment area for the federal ozone standard.
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Table 4.2-2
Ambient Air Quality Standards
Pollutant Averaging Time California Standards1 National Standards2 Concentration3 Method4 Primary3,5 Secondary3,6 Method7
Ozone8
1 Hour 0.09 ppm
(180 µg/m3) Ultraviolet
Photometry
– Same as
Primary Standard
Ultraviolet
Photometry 8 Hour 0.07 ppm
(137 µg/m3)
0.070 ppm
(137 µg/m3)
Respirable
Particulate
Matter (PM10)
9 24 Hour 50 µg/m3
Gravimetric or
Beta
Attenuation
150 µg/m3
Same as
Primary Standard
Inertial
Separation and
Gravimetric
Analysis
Annual
Arithmetic
Mean
20 µg/m3 –
Fine
Particulate
Matter
(PM2.5)
9 24 Hour No Separate State Standard 35 µg/m3 Same as
Primary Standard Inertial
Separation and
Gravimetric
Analysis
Annual
Arithmetic
Mean
12 µg/m3
Gravimetric or
Beta
Attenuation
12 µg/m3 15 µg/m3
Carbon
Monoxide
(CO)
1 Hour 20 ppm
(23 mg/m3) Non-dispersive
Infrared
Photometry
35 ppm
(40 mg/m3) –
Non-dispersive
Infrared
Photometry
8 Hour 9.0 ppm
(10 mg/m3)
9 ppm
(10 mg/m3) –
8 Hour
(Lake Tahoe)
6 ppm
(7 mg/m3) – –
Nitrogen
Dioxide
(NO2)
10 1 Hour 0.18 ppm
(339 µg/m3) Gas Phase
Chemiluminescence
100 ppb
(188 µg/m3) – Gas Phase
Chemiluminescence
Annual
Arithmetic
Mean
0.030 ppm
(57 µg/m3
)
0.053 ppm
(100 µg/m3)
Same as
Primary Standard
Sulfur Dioxide
(SO2)
11 1 Hour 0.25 ppm
(655 µg/m3)
Ultraviolet
Fluorescence
75 ppb
(196 µg/m3) –
Ultraviolet
Fluorescence;
Spectrophotometry
(Pararosaniline
Method)
3 Hour – – 0.5 ppm
(1,300 µg/m3)
24 Hour 0.04 ppm
(105 µg/m3
)
0.14 ppm
(for certain
areas)11
–
Annual
Arithmetic
Mean
–
0.030 ppm
(for certain
areas)11
–
Lead12,13
30 Day Average 1.5 µg/m3
Atomic
Absorption
– –
High Volume
Sampler and
Atomic
Absorption
Calendar
Quarter –
1.5 µg/m3
(for certain
areas)12 Same as
Rolling Primary Standard
3-Month
Average
– 0.15 µg/m3
Visibility
Reducing
Particles14
8 Hour See footnote
14 Beta
Attenuation and
Transmittance
through Filter
Tape
No National Standards Sulfates 24 Hour 25 µg/m3 Ion Chromatography Hydrogen
Sulfide 1 Hour 0.03 ppm(42 µg/m3)
Ultraviolet
Fluorescence
Vinyl
Chloride12 24 Hour 0.01 ppm(26 µg/m3)
Gas Chromatography
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Table 4.2-2
Ambient Air Quality Standards
Pollutant Averaging Time California Standards1 National Standards2 Concentration3 Method4 Primary3,5 Secondary3,6 Method7
ppm = parts per million; ppb = parts per billion; µg/m3 = micrograms per cubic meter; – = not applicable. 1 California standards for ozone, carbon monoxide (except 8-hour Lake Tahoe), sulfur dioxide (1 and 24 hour), nitrogen dioxide, particulate matter (PM10, PM2.5, and visibility reducing particles), are values that are not to be exceeded. All others are not to be equaled or exceeded. California ambient air quality standards are listed in the Table of Standards in Section 70200 of Title 17 of the California Code of Regulations. 2 National standards (other than ozone, particulate matter, and those based on annual arithmetic mean) are not to be exceeded more than once a year. The ozone standard is attained when the fourth highest 8-hour concentration measured at each site in a year, averaged over three years, is equal to or less than the standard. For PM10, the 24-hour standard is attained when the expected number of days per calendar year with a 24-hour average concentration above 150 µg/m3 is equal to or less than one. For PM2.5, the 24-hour standard is attained when 98 percent of the daily concentrations, averaged over three years, are equal to or less than the standard.
Contact the U.S. EPA for further clarification and current national policies. 3 Concentration expressed first in units in which it was promulgated. Equivalent units given in parentheses are based upon a reference temperature of 25°C and a reference pressure of 760 torr. Most measurements of air quality are to be corrected to a reference temperature of 25°C and a reference pressure of 760 torr; ppm in this table refers to ppm by volume, or micromoles of pollutant per mole of gas. 4 Any equivalent measurement method which can be shown to the satisfaction of the Air Resources Board to give equivalent results at or near the level of the air quality standard may be used. 5 National Primary Standards: The levels of air quality necessary, with an adequate margin of safety to protect the public health. 6 National Secondary Standards: The levels of air quality necessary to protect the public welfare from any known or anticipated adverse effects of a pollutant. 7 Reference method as described by the U.S. EPA. An “equivalent method” of measurement may be used but must have a “consistent relationship to the reference method” and must be approved by the U.S. EPA. 8 On October 1, 2015, the national 8-hour ozone primary and secondary standards were lowered from 0.075 to 0.070 ppm. 9 On December 14, 2012, the national annual PM2.5 primary standard was lowered from 15 µg/m3 to 12.0 µg/m3 . The existing national
24-hour PM2.5 standards (primary and secondary) were retained at 35 µg/m3 , as was the annual secondary standards of 15 µg/m3.
The existing 24-hour PM10 standards (primary and secondary) of 150 µg/m3 also were retained. The form of the annual primary and secondary standards is the annual mean, averaged over 3 years. 10 To attain the 1-hour national standard, the 3-year average of the annual 98th percentile of the 1-hour daily maximum concentrations at each site must not exceed 100 ppb. Note that the national standards are in units of parts per billion (ppb). California standards are in units of parts per million (ppm). To directly compare the national standards to the California standards the units can be converted from ppb to ppm. In this case, the national standard of 100 ppb is identical to 0.100 ppm. 11 On June 2, 2010, a new 1-hour SO2 standard was established and the existing 24-hour and annual primary standards were revoked.
To attain the 1-hour national standard, the 3-year average of the annual 99th percentile of the 1-hour daily maximum concentrations at each site must not exceed 75 ppb. The 1971 SO2 national standards (24-hour and annual) remain in effect until one year after an area is designated for the 2010 standard, except that in areas designated nonattainment for the 1971 standards, the 1971 standards remain in effect until implementation plans to attain or maintain the 2010 standards are approved.
Note that the 1-hour national standard is in units of parts per billion (ppb). California standards are in units of parts per million (ppm).
To directly compare the 1-hour national standard to the California standard the units can be converted to ppm. In this case, the national standard of 75 ppb is identical to 0.075 ppm. 12 The ARB has identified lead and vinyl chloride as ‘toxic air contaminants’ with no threshold level of exposure for adverse health effects determined. These actions allow for the implementation of control measures at levels below the ambient concentrations specified for these pollutants. 13 The national standard for lead was revised on October 15, 2008 to a rolling 3-month average. The 1978 lead standard (1.5 μg/m3 as a quarterly average) remains in effect until one year after an area is designated for the 2008 standard, except that in areas designated nonattainment for the 1978 standard, the 1978 standard remains in effect until implementation plans to attain or maintain the 2008 standard are approved. 14 In 1989, the ARB converted both the general statewide 10-mile visibility standard and the Lake Tahoe 30-mile visibility standard to instrumental equivalents, which are “extinction of 0.23 per kilometer” and “extinction of 0.07 per kilometer” for the statewide and Lake Tahoe Air Basin standards, respectively.
SOURCE: CARB 2016.
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4.2.2.2 State Air Quality Regulations
a. California Ambient Air Quality Standards
The State of California has developed the California Ambient Air Quality Standards (CAAQS) and generally has set more strict standards for criteria pollutants. In addition to the federal criteria pollutants, the CAAQS also specify standards for visibility-reducing particles, sulfates, hydrogen sulfide, and vinyl chloride. Similar to the federal CAA, the state classifies specific geographic areas as either “attainment,” “unclassified,” or “nonattainment” areas for each pollutant based on the comparison of measured data with the CAAQS. CAAQS are presented in Table 4.2-2. The SDAB is a nonattainment area for the state ozone standards, the state PM10 standard, and the state PM2.5 standard.
b. State Implementation Plan
The State Implementation Plan (SIP) is a collection of documents that set forth the state’s strategies for achieving the NAAQS. In California, the SIP is a compilation of new and previously submitted plans, programs (such as monitoring, modeling, permitting, etc.), district rules, state regulations and federal controls. The CARB is the lead agency for all purposes related to the SIP under state law.
Local air districts and other agencies, such as the Department of Pesticide Regulation and the Bureau of Automotive Repair, prepare SIP elements and submit them to CARB for review and approval. The CARB then forwards SIP revisions to the U.S. EPA for approval and publication in the Federal Register.
All of the items included in the California SIP are listed in the Code of Federal Regulations (CFR) at 40 CFR 52.220.
c. Air Toxics Program
The public’s exposure to TACs is a significant public health issue in California. DPM emissions have been established as TACs. In 1983, the California State Legislature enacted a program to identify the health effects of TACs and to reduce exposure to these contaminants to protect the public health (Assembly Bill [AB] 1807: Health and Safety Code Sections 39650–39674). The California State Legislature established a two-step process to address the potential health effects from TACs. The first step is the risk assessment (or identification) phase. The second step is the risk management (or control) phase of the process.
The California Air Toxics Program establishes the process for the identification and control of TACs and includes provisions to make the public aware of significant toxic exposures and for reducing risk.
Additionally, the Air Toxics "Hot Spots" Information and Assessment Act (AB 2588, 1987, Connelly Bill) was enacted in 1987 and requires stationary sources to report the types and quantities of certain substances routinely released into the air. The goals of the Air Toxics "Hot Spots" Act are to collect emission data, to identify facilities having localized impacts, to ascertain health risks, to notify nearby residents of significant risks, and to reduce those significant risks to acceptable levels.
The Children's Environmental Health Protection Act, California Senate Bill 25 (Chapter 731, Escutia, Statutes of 1999), focuses on children's exposure to air pollutants. The act requires CARB to review its air quality standards from a children's health perspective, evaluate the statewide air quality
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monitoring network, and develop any additional air toxic control measures needed to protect children's health. Locally, toxic air pollutants are regulated through the SDAPCD Regulation XII. Of particular concern statewide are DPM emissions. DPM was established as a TAC in 1998, and is estimated to represent a majority of the cancer risk from TACs statewide (based on the statewide average). Diesel exhaust is a complex mixture of gases, vapors, and fine particles. This complexity makes the evaluation of health effects of diesel exhaust a complex scientific issue. Some of the chemicals in diesel exhaust, such as benzene and formaldehyde, have been previously identified as TACs by the CARB and are listed as carcinogens either under the state's Proposition 65 or under the federal Hazardous Air Pollutants program.
Following the identification of DPM as a TAC in 1998, CARB has worked on developing strategies and regulations aimed at reducing the risk from DPM. The overall strategy for achieving these reductions is found in the Risk Reduction Plan to Reduce Particulate Matter Emissions from Diesel-Fueled Engines and Vehicles (CARB 2000). A stated goal of the plan is to reduce the statewide cancer risk arising from exposure to DPM by 85 percent by 2020. To monitor the effectiveness of these efforts, CARB has supported field campaigns that measure real-world emissions from heavy-duty vehicles, and results indicate that regulations aimed at reducing emissions of DPM have been successful.
As an ongoing process, CARB continues to establish new programs and regulations for the control of diesel-particulate and other air-toxics emissions as appropriate. The continued development and implementation of these programs and policies will ensure that the public’s exposure to DPM will continue to decline.
4.2.2.3 Local Air Quality Regulations
a. San Diego Air Pollution Control District
The SDAPCD is the agency that regulates air quality in the SDAB. The SDAPCD prepared the Regional Air Quality Strategy (RAQS) in response to the requirements set forth in the California CAA AB 2595 (SDAPCD 1992) and the federal CAA. Motor vehicles are San Diego County’s leading source of air pollution (SDAPCD 2013). In addition to these sources, other mobile sources include construction equipment, trains, and airplanes. Reducing mobile source emissions requires the technological improvement of existing mobile sources and the examination of future mobile sources, such as those associated with new or modification projects (e.g., retrofitting older vehicles with cleaner emission technologies). In addition to mobile sources, stationary sources also contribute to air pollution in the SDAB. Stationary sources include gasoline stations, power plants, dry cleaners, and other commercial and industrial uses. Stationary sources of air pollution are regulated by the local air pollution control or management district, in this case the SDAPCD.
The SDAPCD is responsible for preparing and implementing the RAQS. As part of the RAQS, the SDAPCD developed Transportation Control Measures (TCMs) for the air quality plan prepared by the San Diego Association of Governments (SANDAG) in accordance with AB 2595 and adopted by SANDAG on March 27, 1992, as Resolution Number 92-49 and Addendum. The RAQS and TCM set forth the steps needed to accomplish attainment of NAAQS and CAAQS. The required triennial updates of the RAQS and corresponding TCM were adopted in 1995, 1998, 2001, 2004, 2009, and 2016.
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The SDAPCD is also responsible for establishing and enforcing local air quality rules and regulations that address the requirements of federal and state air quality laws. Development projects in the City are subject to the following SDAPCD rules (as well as others):
• Rule 51, Nuisance: prohibits emissions that cause injury, detriment, nuisance, or annoyance to any considerable number of persons or to the public; or which endanger the comfort, repose, health, or safety of any such persons or the public; or which cause injury or damage to business or property.
• Rule 52, Particulate Matter: establishes limits to the discharge of any PM from non‐stationary sources.
• Rule 54, Dust and Fumes: establishes limits to the amount of dust or fume discharged into the atmosphere in any 1 hour.
• Rule 55, Fugitive Dust Control: sets restrictions on visible fugitive dust from construction and demolition projects.
• Rule 67, Architectural Coatings: establishes limits to the VOC content for coatings applied within the SDAPCD.
4.2.3 Significance Determination Thresholds
Consistent with Appendix G of the California Environmental Quality Act (CEQA) Guidelines, impacts related to air quality would be significant if the project would 1) Threshold 1: Conflict with or obstruct the implementation of the applicable air quality plan. 2) Threshold 2: Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard.
3) Threshold 3: Expose sensitive receptors to substantial pollutant concentrations. 4) Threshold 4: Result in other emissions (such as those leading to odors) affecting a substantial number of people.
The City has not adopted air quality significance thresholds. The SDAPCD also does not provide specific numeric thresholds for determining the significance of air quality impacts under CEQA.
However, the SDAPCD does specify Air Quality Impact Analysis trigger levels for new or modified stationary sources (SDAPCD Rules 20.1, 20.2, and 20.3). The SDAPCD does not consider these trigger levels to represent adverse air quality impacts, rather, if these trigger levels are exceeded by a project, the SDAPCD requires an air quality analysis to determine if a significant air quality impact would occur. While, these trigger levels do not generally apply to mobile sources or general land development projects, for comparative purposes these levels are used to evaluate the increased emissions that would be discharged to the SDAB if a project were approved. The project-level air quality impact screening levels are shown in Table 4.2-3. These screening levels were used to
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evaluate the significance of future projects that would be constructed at the Rezone Sites. At the program level, the analysis quantifies emissions generated by project buildout and compares potential development to development that would occur under the existing zoning designations to determine if the emissions would exceed the emissions estimates included in the RAQS, and to determine whether it would obstruct attainment, or result in an exceedance of AAQS.
Table 4.2-3
Air Quality Impact Screening Levels
Pollutant
Emission Rate
Pounds/Hour Pounds/Day Tons/Year
NOX 25 250 40
SOX 25 250 40
CO 100 550 100
PM10 -- 100 15
Lead -- 3.2 0.6
VOC, ROG1 -- 250 --
PM2.5 -- 67 10
SOURCE: SDAPCD, Rules 20.1, 20.2, 20.3. 1
ROG threshold based on federal General Conformity de minimus levels for ozone precursors.
4.2.4 Methodology
Air quality impacts can result from the construction and operation of a project. Construction impacts are short term and result from fugitive dust, equipment exhaust, and indirect effects associated with construction workers and deliveries. Operational impacts can occur on two levels: regional impacts resulting from development or local effects stemming from sensitive receivers being placed close to roadways or stationary sources. Approval of the project would not specifically permit the construction of an individual project, and no specific development details are available at this program level of analysis. For the purposes of this analysis, emissions were calculated for the existing condition (e.g., land uses on the ground at the time of the study) and for buildout of the Rezone Sites, as well as for the individual Rezone Sites that would be eligible for by-right development, as summarized in Table 3-2.
Construction and operation air emissions were calculated using California Emissions Estimator Model (CalEEMod) 2020.4.0 (California Air Pollution Control Officers Association [CAPCOA] 2021).
The CalEEMod program is a tool used to estimate air emissions resulting from land development projects based on California-specific emission factors. The model estimates mass emissions from two basics sources: construction sources and operational sources (i.e., area, energy, and mobile sources).
Inputs to CalEEMod include such items as the air basin containing the project, land uses, trip generation rates, trip lengths, vehicle fleet mix (i.e., percentage of autos, medium truck, etc.), trip destination (i.e., percent of trips from home to work, etc.), duration of construction phases, construction equipment usage, grading areas, season, and ambient temperature, as well as other parameters. The CalEEMod output files contained in Appendix C indicate the specific outputs for each model run. Emissions of NOX, CO, SOX, PM10, PM2.5, and ROG are calculated. Emission factors
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are not available for lead, and consequently, lead emissions are not calculated. The SDAB is currently in attainment of the federal and state lead standards. Furthermore, fuel used in construction equipment and most other vehicles is not leaded.
4.2.4.1 Construction Emissions
Construction-related activities are temporary, short-term sources of air emissions. Sources of construction-related air emissions include the following:
• Fugitive dust from grading activities;
• Construction equipment exhaust;
• Construction-related trips by workers, delivery trucks, and material-hauling trucks; and • Construction-related power consumption.
Construction-related pollutants result from dust raised during demolition and grading, emissions from construction vehicles, and chemicals used during construction. Fugitive dust emissions vary greatly during construction and are dependent on the amount and type of activity, silt content of the soil, and the weather. Vehicles moving over paved and unpaved surfaces, demolition, excavation, earth movement, grading, and wind erosion from exposed surfaces are all sources of fugitive dust.
Construction operations are subject to the requirements established in Regulation 4, Rules 52, 54, and 55, of the SDAPCD’s rules and regulations.
Heavy-duty construction equipment is usually diesel powered. In general, emissions from dieselpowered equipment contain more NOX, SOX, and PM than gasoline-powered engines.
However, diesel-powered engines generally produce less CO and less ROG than do gasolinepowered engines. Standard construction equipment includes tractors/loaders/backhoes, rubber-tired dozers, excavators, graders, cranes, forklifts, rollers, paving equipment, generator sets, welders, cement and mortar mixers, and air compressors.
Air pollutants generated by future development within the City would vary depending upon the number of projects occurring simultaneously and the size of each individual project. While the exact number and timing of all development projects that could occur under project buildout are unknown, it is expected that development will occur intermittently over time throughout the City. As construction emissions create temporary, short-term sources of air emissions, evaluation of emissions of the simultaneous construction of all Rezone Sites and the Graves Avenue sites would not provide a reasonable estimation of construction emissions. Additionally, since all construction emissions will not occur at once, it would overestimate emissions at any one time. Therefore, projectlevel construction emissions were calculated for the Rezone Sites that would be eligible for by-right development. This includes construction of Site 16A which could result in the construction of 333 multi-family units and associated retail, representing the Rezone Site with the greatest amount of development potential.
Primary inputs are the numbers of each piece of equipment and the length of each construction stage. Specific construction phasing and equipment parameters for the Rezone Sites eligible for byright development are not available at this time. However, CalEEMod can estimate the required construction equipment when project-specific information is unavailable. The estimates are based
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on surveys, performed by the South Coast Air Quality Management District (SCAQMD) and the Sacramento Metropolitan Air Quality Management District, of typical construction projects which provide a basis for scaling equipment needs and schedule with a project’s size. Air emission estimates in CalEEMod are based on the duration of construction phases; construction equipment type, quantity, and usage; grading area; season; and ambient temperature, among other parameters.
Construction emissions were modeled assuming construction would begin in January 2023, which is conservative, as continued implementation of regulations for off-road equipment (the primary construction emission source) would reduce emissions from these sources over time.
4.2.4.2 Operational Emissions
Operation emissions are long term and include mobile, energy, and area sources. Sources of operational emissions associated with future development under the project include the following:
• Vehicle traffic;
• Natural gas consumption; and
• Area sources including architectural coatings, consumer products, and landscaping equipment.
Air pollutant emissions were calculated for the existing condition and for buildout of the project, as well as buildout of the Rezone Sites that would be eligible for by-right development. Actual emissions would vary depending on future projects.
Vehicle traffic is the main source of emissions in the City. Mobile-source emissions were estimated based on SANDAG trip generation rates (SANDAG 2002) and daily VMT per capita provided by the traffic engineer (see Appendix G). Multi-family residential uses with a density less than 20 dwelling units per acre generate 8 trips per dwelling unit, multi-family residential uses with a density greater than 20 dwelling units per acre generate 6 trips per dwelling unit, and retail uses generate 40 trips per 1,000 square feet. Based on the Transportation Impact Study, with implementation of the project, the daily VMT would be 18.7 VMT per capita. The anticipated population of the Rezone Sites was calculated based on a household size of 2.91 persons per household. The project trip generation, daily VMT per capita, and anticipated population were used to calculate an average trip length for each of the Rezone Sites. For the existing condition, vehicle emissions were calculated using existing 2021 vehicle emission factors. For the Rezone Sites that would be eligible for by-right development, vehicle emissions were calculated using the vehicle emission factors for the soonest operational year of 2024. For buildout of the Rezone Sites (both discretionary and by-right development projects), vehicle emissions were calculated using the vehicle emission factors for buildout year 2050.
Energy source emissions associated with the project include natural gas used in space and water heating. Emissions are generated from the combustion of natural gas used in space and water heating. Emissions are based on the Residential Appliance Saturation Survey which is a comprehensive energy use assessment that includes the end use for various climate zones in California.
Area source emissions associated with the project include consumer products, natural gas used in space and water heating, architectural coatings, and landscaping equipment. Hearths (fireplaces) and woodstoves are also a source of area emissions; however, no hearths or woodstoves were included
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in the analysis. Consumer products are chemically formulated products used by household and institutional consumers, including, but not limited to, detergents, cleaning compounds, polishes, floor finishes, disinfectants, sanitizers, and aerosol paints but not including other paint products, furniture coatings, or architectural coatings. Emissions due to consumer products are calculated using total building area and product emission factors.
For architectural coatings, emissions result from evaporation of solvents contained in surface coatings such as in paints and primers. Emissions are based on the building surface area, architectural coating emission factors, and a reapplication rate of 10 percent of area per year. Landscaping maintenance includes fuel combustion emission from equipment such as lawn mowers, rototillers, shredders/grinders, blowers, trimmers, chain saws, and hedge trimmers as well as air compressors, generators, and pumps. Emission calculations take into account building area, equipment emission factors, and the number of operational days (summer days).
4.2.5 Issue 1: Consistency with Air Quality Plans
Would the project conflict with or obstruct the implementation of the applicable air quality plan i.e., the San Diego RAQS?
4.2.5.1 Impact Analysis
The RAQS is the applicable regional air quality plan that sets forth the SDAPCD’s strategies for achieving the NAAQS and CAAQS. The SDAB is designated non-attainment for the federal and state ozone standard. Accordingly, the RAQS was developed to identify feasible emission control measures and provide expeditious progress toward attaining the standards for ozone. The two pollutants addressed in the RAQS are ROG and NOX, which are precursors to the formation of ozone.
Projected increases in motor vehicle usage, population, and growth create challenges in controlling emissions and by extension to maintaining and improving air quality. The RAQS, in conjunction with the TCM, were most recently adopted in 2016 as the air quality plan for the region.
The growth projections used by the SDAPCD to develop the RAQS emissions budgets are based on the population, vehicle trends, and land use plans developed in general plans and used by SANDAG in the development of the regional transportation plans and sustainable communities strategy. As such, projects that propose development that is consistent with the growth anticipated by SANDAG’s growth projections and/or the general plan would not conflict with the RAQS. In the event that a project would propose development that is less dense than anticipated by the growth projections, the project would likewise be consistent with the RAQS. In the event a project proposes development that is greater than anticipated in the growth projections, further analysis would be warranted to determine if the project would exceed the growth projections used in the RAQS for the specific subregional area.
As described above, the San Diego RAQS outlines the steps needed to accomplish attainment of NAAQS and CAAQS by the earliest practicable date. Projects that would be consistent with adopted land use designations would not conflict with the RAQS. Projects that would not be consistent with the land uses may be inconsistent with the RAQS and warrant further analysis to determine consistency with the RAQS. If it can be demonstrated that changes in land uses would generate fewer
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air emissions than land uses that are consistent with adopted land use designations, the changes would not conflict with the RAQS.
The project would result in additional housing opportunities throughout the City consistent with the Regional Housing Needs Assessment. The project would also result in increased commercial opportunity within the Graves Avenue sites compared to what is allowed under current General Plan and Zoning regulations. When compared to the existing zoning and land use designations, the project would increase the development potential in the City, which would increase the amount of vehicle traffic generated in the City. Although the project would increase the amount of traffic in the City, it would not result in an increase in the average VMT per capita. As concluded in the Transportation Impact Study (see Appendix G), with the implementation of the project, including buildout of the City’s General Plan land use and transportation network, the average resident VMT per capita for the City is reduced from 20.5 (in base year 2016) to 18.7 VMT per capita, although this level of VMT per capita would still exceed the VMT significance threshold of 85 percent of the regional average. The City’s goal for residential land uses is to allow for the development of a wide range of housing types. This includes the development of higher density residential developments in areas close to multi-modal transportation facilities, transit stations, and along major corridors where transit and other convenience services and accommodating land uses are available.
Additionally, new residential developments should provide adequate open space, recreational facilities, schools, interior circulation patterns and other amenities and facilities. By bringing in varied and complementary uses and a mobility network that supports and encourages walking, biking and taking transit, the project could contribute to a more VMT efficient and sustainable future for the community. However, because buildout of the project would result in an increase in development and an increase in traffic generation over what would occur under buildout of the adopted zoning and land use designations, the project would result in an increase in emissions that are not already accounted for in the RAQS.
Operational emissions were calculated using the methodology discussed in Section 4.2.4. Existing and future emissions are summarized in Table 4.2-4. Calculations are provided in Appendix C.
Table 4.2-4
Total Operational Emissions
Source
Pollutant (pounds per day)
ROG NOX CO SO2 PM10 PM2.5
EXISTING EMISSIONS (2021)
Area 1 <1 1 <1 <1 <1
Energy <1 <1 <1 <1 <1 <1
Mobile 1 1 6 <1 1 <1
Total 2 1 7 <1 1 <1
PROPOSED PROJECT EMISSIONS (2050)
Area 65 2 160 <1 1 1
Energy <1 4 2 <1 <1 <1
Mobile 45 46 449 1 132 36
Total 110 52 611 1 134 37
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4.2.5.2 Significance of Impacts
Future development at the Rezone Sites would result in an increase in development and an increase in traffic generation over what would occur under buildout of the adopted zoning and land use designations, and would therefore result in an increase in emissions. Therefore, buildout of the project would exceed the assumptions used to develop the RAQs, resulting in a significant impact (Impact AQ-1).
4.2.5.3 Mitigation Framework
The project would be inconsistent with the RAQs because buildout of the Rezone Sites would exceed the population estimates assumed for the RAQs. This impact is based on plan inconsistency only as emissions with the project would not exceed stated thresholds. As a result, no mitigation measures are available that would reduce impacts associated with inconsistency with the RAQs. The inconsistency with the RAQS would remain until the RAQs are revised and incorporate the growth projections with the project. Impacts would be significant and unavoidable.
4.2.5.4 Significance After Mitigation
Impacts would remain significant and unavoidable.
4.2.6 Issue 2: Cumulative Net Increases of Criteria Pollutants Would the project result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)?
4.2.6.1 Impact Analysis
Air quality impacts can result from the construction and operation of a project. Construction impacts are short term and result from fugitive dust, equipment exhaust, and indirect effects associated with construction workers and deliveries. Operational impacts can occur on two levels: regional impacts resulting from development or local effects stemming from sensitive receivers being placed close to roadways or stationary sources. In the case of the project, operational impacts would primarily be due to emissions from mobile sources associated with vehicular travel along the roadways. a. Construction
As discussed in Section 4.2.4.1 above, construction emissions were calculated for development of the Rezone Sites that are eligible for by-right development. The results of construction emission modeling for the sites eligible for by-right development are summarized in Table 4.2-5. CalEEMod output is contained in Appendix C.
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Table 4.2-5
Maximum Daily Construction Emissions
Rezone Sites Eligible for ByRight
Development
Pollutant (pounds per day)
ROG NOX CO SO2 PM10 PM2.5
Site 15 37 28 21 <1 21 11
Site 16A 110 35 29 <1 21 11
Site 17 55 35 29 <1 21 11
Site 18 25 35 29 <1 21 11
Site 20B 100 28 26 <1 21 11
Site 24 34 28 20 <1 21 11
Significance Threshold 250 250 550 250 100 67
Note that the emissions summarized in Table 4.2-5 are the maximum emissions for each pollutant and that they may occur during different phases of construction. The construction of all the Rezone Sites would not necessarily occur simultaneously. For assessing the significance of the air quality emissions, the construction emissions were compared to the SDAPCD screening levels. As shown in Table 4.2-5, the emissions associated with construction of the Rezone Sites that are eligible for byright development would be less than the applicable thresholds for all criteria pollutants. As noted, the greatest amount of development would occur on Site 16A. Since construction emissions would be less than the applicable thresholds for Site 16A, it can be concluded that emissions associated with construction of each of the Rezone Sites would also be less than the applicable thresholds. Thus, construction of any individual site would be less than significant. However, if development of multiple sites were to occur simultaneously, there is the potential to exceed significance thresholds.
Future development of the Rezone Sites, whether processed through the City’s discretionary process or ministerially, would be required to implement construction Best Management Practices at all construction sites consistent with SDAPCD rules and regulations and the City’s standard project conditions of approval. The following regulatory requirements would be required for all construction activities:
• Construction activities will be conducted in compliance with California Code of Regulations, Title 13, Section 2449, which requires that nonessential idling of construction equipment be restricted to five minutes or less.
• Construction activities will be conducted in compliance with any applicable SDAPCD rules and regulations, including but not limited to:
o Rule 51, Nuisance: prohibits emissions that cause injury, detriment, nuisance, or annoyance to any considerable number of persons or to the public; or which endanger the comfort, repose, health, or safety of any such persons or the public; or which cause injury or damage to business or property.
o Rule 52, Particulate Matter: establishes limits to the discharge of any PM from nonstationary sources.
o Rule 54, Dust and Fumes: establishes limits to the amount of dust or fume discharged into the atmosphere in any 1 hour.
o Rule 55, Fugitive Dust Control: sets restrictions on visible fugitive dust from construction and demolition projects.
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o Rule 67, Architectural Coatings: establishes limits to the VOC content for coatings applied within the SDAPCD.
Approval of the project would not specifically permit the construction of an individual project, and no specific development details are available at this program level of analysis. The thresholds presented above would be applied to future development within the City on a project-by-project basis and are not used for assessment of regional planning impacts. The information is presented to illustrate the potential scope of air impacts for a site-specific project that could be developed in the future. Additionally, the regulations at the federal, state, and local level provide a framework for developing project-level air quality protection measures for future projects.
While individual site-specific projects may not exceed the SDAPCD regional significance thresholds (demonstrated in Table 4.2-5), the scale and extent of construction activities associated with buildout of the Rezone Sites may result in some instances where future development would occur simultaneously resulting in a cumulative impact. Therefore, cumulative constructionrelated regional air quality impacts would be potentially significant (AQ-2). b. Operation
As discussed above, air pollutant emissions were calculated for the existing condition and for buildout potential of the Rezone Sites, as well as individual buildout of the Rezone Sites that would be eligible for by-right development. Operational emissions associated with the existing condition and buildout of the Rezone Sites are summarized in Table 4.2-4. Operational emissions associated with the individual Rezone Sites that would be eligible for by-right development are summarized in Table 4.2-6.
As shown in Table 4.2-6, operational emissions associated with the Rezone Sites that would be eligible for by-right development would be less than the applicable project-level screening thresholds for all criteria pollutants. As noted, the greatest amount of development would occur on Site 16A. Since operational emissions would be less than the applicable thresholds for Site 16A, it can be concluded that emissions associated with operation of each individual Rezone Site would also be less than the applicable thresholds, and project-level impacts would be less than significant.
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Table 4.2-6
Summary of Project-Level Operational Emissions
(pounds per day)
Source
Pollutant
ROG NOX CO SOX PM10 PM2.5
Site 15
Area Sources 3 <1 9 <1 <1 <1
Energy Sources <1 <1 <1 <1 <1 <1
Mobile Sources 2 2 19 <1 4 1
Total 5 3 28 <1 4 1
Site 16A
Area Sources 13 <1 27 <1 <1 <1
Energy Sources <1 1 <1 <1 <1 <1
Mobile Sources 21 22 183 <1 39 10
Total 35 23 211 <1 39 11
Site 17
Area Sources 8 <1 23 <1 <1 <1
Energy Sources <1 1 <1 <1 <1 <1
Mobile Sources 6 6 49 <1 10 3
Total 13 7 72 <1 11 3
Site 18
Area Sources 3 <1 8 <1 <1 <1
Energy Sources <1 <1 <1 <1 <1 <1
Mobile Sources 2 2 17 <1 4 1
Total 5 2 25 <1 4 1
Site 20B
Area Sources 12 <1 25 <1 <1 <1
Energy Sources <1 1 <1 <1 <1 <1
Mobile Sources 19 20 165 <1 35 9
Total 31 20 190 <1 35 10
Site 24
Area Sources 3 <1 9 <1 <1 <1
Energy Sources <1 <1 <1 <1 <1 <1
Mobile Sources 2 2 17 <1 4 1
Total 5 2 26 <1 4 1
Significance Threshold 250 250 550 250 100 67
When evaluating buildout of the Rezone Sites, the project-level thresholds shown in Table 4.2-3 are not appropriate for a program-level analysis, as the thresholds are conservative and intended to ensure many individual projects would not obstruct the timely attainment of the national and state ambient air quality standards. Generally, discretionary, program-level planning activities, such as general plans, community plans, specific plans, housing elements etc., are evaluated for consistency with the local air quality plan. In contrast, project-level thresholds are applied to individual projectspecific approvals, such as a proposed development project. Therefore, the analysis of the buildout of the Rezone Sites is based on the future emissions estimates and related to attainment strategies derived from the adopted land use plan. At the program level, the analysis compares the
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development potential and associated emissions of Rezone Sites buildout to the development potential under buildout of the existing zoning designations to determine if the emissions would exceed the emissions estimates included in the RAQS, and to determine whether it would obstruct attainment, or result in an exceedance of AAQS. As such, this analysis evaluates the potential for future development within the Rezone Sites to result in a cumulatively considerable net increase in emissions based on consistency with the RAQS. As discussed in Section 4.2.5, buildout of the Rezone Sites would result in an increase in development and an increase in traffic generation over what would occur under buildout of the adopted zoning and land use designations, and would therefore result in an increase in emissions. Therefore, buildout of the Rezone Sites would exceed the assumptions used to develop the RAQs. At the program level, because the project would conflict with implementation of the RAQS, air quality impacts related to the cumulative net increase in criteria pollutants would be significant.
4.2.6.2 Significance of Impacts
Construction and operational emissions associated with the individual Rezone Sites (both those that would be eligible for by-right development and those that would require future discretionary review) would be less than the applicable project-level screening thresholds for all criteria pollutants.
Therefore, project-level impacts for each individual Rezone Site would be less than significant.
However, the scale and extent of construction activities associated with buildout of the Rezone Sites may result in some instances where future development would occur simultaneously and would cumulatively exceed the relevant thresholds. Therefore, cumulative construction-related regional air quality impacts would be potentially significant (Impact AQ-2).
When evaluating the project as a whole, buildout of the project would conflict with implementation of the RAQS. Operation of the project would result in a cumulatively considerable net increase in emissions compared to the emissions that would occur under existing land use designations. This is the same impact identified under Issue 1 (Impact AQ-1).
4.2.6.3 Mitigation Framework
Mitigation is proposed for implementation of both discretionary and by-right development projects.
Mitigation would be either be applied during a future discretionary review or for by-right development, would be applied as a requirement of the City’s objective design and performance standards adopted as part of the project. Future development of Rezone Sites would require implementation of the following mitigation framework:
MM-AQ-1: The City shall require project applicants to identify the measures that would be taken at the construction site to reduce construction-related criteria air pollutants such that they do not exceed the SDAPCD screening thresholds. Based on typical construction emissions, implementation of the following measures would be sufficient to reduce air pollutant emissions during construction:
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• Requiring fugitive dust control measures that exceed SDAPCD’s Rules 52, 54, and 55, such as:
o Requiring use of non-toxic soil stabilizers to reduce wind erosion. o Applying water every four hours to active soil-disturbing activities. o Tarping and/or maintaining a minimum of 24 inches of freeboard on trucks hauling dirt, sand, soil, or other loose materials.
• Using construction equipment rated by the United States Environmental Protection Agency as having Tier 3 (model year 2006 or newer) emission limits, applicable for engines between 50 and 750 horsepower.
• Ensuring construction equipment is properly serviced and maintained to the manufacturer’s standards.
• Limiting nonessential idling of construction equipment to no more than five consecutive minutes.
• Using Super-Compliant VOC paints for coating of architectural surfaces whenever possible. A list of Super-Compliant architectural coating materials can be found on the SCAQMD’s website at: http://www.aqmd.gov/prdas/brochures/SuperCompliant_AIM.pdf In regard to operational emissions, measures included as part of the Sustainable Santee Plan, such as expansion of the pedestrian and bicycle networks, installation of electric vehicle charging stations, and solar photovoltaics requirements, would also reduce criteria air pollutants within the City.
However, because the project would exceed the growth projections used to develop the RAQS, no mitigation measures are available that would reduce impacts below the screening thresholds.
4.2.6.4 Significance After Mitigation
Buildout of the Rezone Sites would occur over a period of approximately 25 years or longer.
Construction activities could generate short-term emissions that individually would be less than the screening level thresholds, but cumulatively could exceed the thresholds and cumulatively contribute to the nonattainment designations of the SDAB. Implementation of mitigation measure AQ-1 would reduce criteria air pollutant emissions from construction-related activities to the extent feasible.
However, construction time frames and equipment for site-specific development projects are not available at this time, and there is a potential for multiple development projects to be constructed at one time, resulting in significant construction-related emissions. Therefore, despite adherence to mitigation measure AQ-1, impacts associated with criteria pollutants would remain significant and unavoidable.
For operational emissions, because the significant air quality impact stems from an inconsistency between the project and the adopted land use plan upon which the RAQS is based, impacts would remain significant and unavoidable.
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4.2.7 Issue 3: Sensitive Receptors
Would the project expose sensitive receptors to substantial pollutant concentrations?
4.2.7.1 Impact Analysis
Some land uses are considered more sensitive to air pollution than others due to the types of population groups or activities involved. Sensitive receptors include children, the elderly, and the acutely and chronically ill, especially those with cardiorespiratory diseases. Sensitive land uses include schools and schoolyards, parks and playgrounds, daycare centers, nursing homes, hospitals, and residential communities. This section discusses the potential effects associated with placing sensitive land uses in the vicinity of existing sources of air pollution and discloses the maximum potential health risks (residential and worker) within the project areas due to these sources.
The SDAPCD has identified local community risks from air pollutants to include exposure to pollutants such as TACs and PM2.5 concentrations. TACs are a defined set of airborne pollutants that may pose a present or potential hazard to human health and PM2.5 can cause a wide range of health effects (e.g., aggravating asthma and bronchitis, causing visits to the hospital for respiratory and cardiovascular systems, and contributing to heart attacks and deaths). Common stationary source types of TAC and PM2.5 emissions include gasoline stations, dry cleaners, and diesel backup generators, which are subject to SDAPCD permit requirements. The other, often more significant, common source type is on-road motor vehicles on freeways and roads such as trucks and cars, and off-road sources such as construction equipment, ships, and trains. The project includes future development of residential and associated commercial uses which are generally not a source of TACs.
However, implementation of the project would have the potential siting of new sensitive receptors, such as new homes in close proximity to existing sources of TAC and PM2.5 emissions, such as near freeways. The following discussion provides an analysis of the potential for the project to result in CO hot spots and expose sensitive receptors to TACs.
a. Localized Carbon Monoxide Hot Spots
Localized CO concentration is a direct function of motor vehicle activity at signalized intersections (e.g., idling time and traffic flow conditions), particularly during peak commute hours and meteorological conditions. The SDAB is a CO maintenance area under the federal CAA. This means that SDAB was previously a non-attainment area and is currently implementing a 10-year plan for continuing to meet and maintain air quality standards.
Due to increased requirements for cleaner vehicles, equipment, and fuels, CO levels in the state have dropped substantially. All air basins are attainment or maintenance areas for CO. Therefore, more recent screening procedures based on more current methodologies have been developed. The Sacramento Metropolitan Air Quality Management District developed a screening threshold in 2011, which states that any project involving an intersection experiencing 31,600 vehicles per hour or more will require detailed analysis. In addition, the Bay Area Air Quality Management District developed a screening threshold in 2010 which states that any project involving an intersection experiencing 44,000 vehicles per hour would require detailed analysis. This analysis conservatively assesses potential CO hot spots using the SCAQMD screening threshold of 31,600 vehicles per hour. Based
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on the year 2050 traffic modeling prepared for buildout of the project, daily roadway segment volumes would be as high as approximately 52,000 average daily traffic. Based on regional traffic patterns and Caltrans peak hour traffic counts, peak hour volumes are generally 10 percent or less of the daily traffic volumes (Caltrans 2020). Therefore, no intersection is anticipated to have peak hour turning movements exceeding 31,600 vehicles per hour. Therefore, the project would not expose sensitive receptors to substantial pollutant concentrations associated with CO hot spots, and impacts would be less than significant.
b. Toxic Air Emissions
Construction
Construction of future development and associated infrastructure implemented under the project would result in short-term diesel exhaust emissions from on-site heavy-duty equipment.
Construction would result in the generation of DPM emissions from the use of off-road diesel equipment required for site grading and excavation, paving, and other construction activities and on-road diesel equipment used to bring materials to and from project sites.
Generation of DPM from construction projects typically occurs in a single area for a short period.
According to the Office of Environmental Health Hazard Assessment, health risk assessments, which determine the exposure of sensitive receptors to toxic emissions, should be based on a 30-year exposure period; however, such assessments should be limited to the period/duration of activities associated with the project (Office of Environmental Health Hazard Assessment 2015). Therefore, if the duration of proposed construction activities near any specific sensitive receptor were a year, the exposure would be three percent of the total exposure period used for health risk calculation.
Considering this assessment methodology, the highly dispersive nature of DPM, and the fact that construction activities would occur intermittently and at various locations over the lifetime of project buildout, DPM generated by construction would not create conditions where the probability is greater than 10 in 1 million of developing cancer for the Maximally Exposed Individual, or to generate ground-level concentrations of non-carcinogenic TACs that exceed a Hazard Index greater than 1 for the Maximally Exposed Individual. Additionally, with ongoing implementation of U.S. EPA and CARB requirements for cleaner fuels; off-road diesel engine retrofits; and new, low-emission diesel engine types; the DPM emissions of individual equipment would be substantially reduced over the years as project buildout continues. Therefore, the project would not expose sensitive receptors to toxic air emissions during construction of future development at the Rezone Sites, and impacts would be less than significant.
Stationary Sources
The project would not result in the construction and operation of a stationary source of TACs. Various uses, such as dry cleaners and gasoline-dispensing facilities, have the potential to be substantial stationary sources that would require a permit from the SDAPCD. In April 2005, CARB published the Air Quality and Land Use Handbook: A Community Health Perspective (CARB 2005). The handbook makes recommendations directed at protecting sensitive land uses from air pollutant emissions, while balancing a myriad of other land use issues (e.g., housing, transportation needs, economics, etc.). It notes that the handbook is not regulatory or binding on local agencies and recognizes that
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application takes a qualitative approach. Table 4.2-7 summarizes the recommended siting distances from various facilities.
Table 4.2-7
Recommended Siting Distances for New Sensitive Land Uses Source Category Advisory Recommendations
Freeways and HighTraffic RoadsAvoid siting new sensitive land uses within 500 feet of a freeway, urban roads with 100,000 vehicles per day, or rural roads with 50,000 vehicles per day.
Distribution Centers Avoid siting new sensitive land uses within 1,000 feet of a distribution center (that accommodates more than 100 trucks per day, more than 40 trucks with operating transport refrigeration units (TRUs) per day, or where TRU unit operations exceed 300 hours per week.
Take into account the configuration of existing distribution centers and avoid locating residences and other new sensitive land uses near entry and exit point.
Rail Yards Avoid siting new sensitive land uses within 1,000 feet of a major service and maintenance rail yard.
Within one mile of a rail yard, consider possible siting limitations and mitigation approaches.
Ports Avoid siting of new sensitive land uses immediately downwind of ports in the most heavily impacted zones. Consult local air districts or the CARB on the status of pending analyses of health risks.
Refineries Avoid siting new sensitive land uses immediately downwind of petroleum refineries. Consult with local air districts and other local agencies to determine an appropriate separation.
Chrome Platers Avoid siting new sensitive land uses within 1,000 feet of a chrome plater.
Dry Cleaners Using
Perchloroethylene
Avoid siting new sensitive land uses within 300 feet of any dry cleaning operation. For operations with two or more machines, provide 500 feet. For operations with 3 or more machines, consul with the local air district.
Do not site new sensitive land uses in the same building with perchloroethylene dry cleaning operations.
Gasoline Dispensing
Facilities
Avoid siting new sensitive land uses within 300 feet of a large gas station (defined as a facility with a throughput of 3.6 million gallons per year or greater). A 50-foot separation is recommended for typical gas dispensing facilities.
SOURCE: CARB 2005.
Currently, none of these stationary sources are located within the recommended citing distances from the Rezone Sites. There are no distribution centers, ports, rail yards, or refineries located within the City. All Rezone Sites are located more than 1,000 feet from chrome platers (Pacific Plating located at 11316 N. Woodside Avenue #G), more than 500 feet from dry cleaners, and more than 300 feet from gas stations. Site 25 is located adjacent to a facility located at 8787 Olive Lane that has annual reporting requirements (see Section 4.2.1.4(a)). Emissions of TACs from these types of facilities, including 8787 Olive Lane, are regulated by SDAPCD through permitting and monitoring requirements. The California Air Toxics Program establishes the process for the identification and control of TACs and includes provisions to make the public aware of significant toxic exposures and
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for reducing risk. In accordance with AB 2588, if adverse health impacts exceeding public notification levels are identified, the facility would provide public notice, and if the facility poses a potentially significant public health risk, the facility would be required to submit a risk reduction audit and plan to demonstrate how the facility would reduce health risks. Therefore, adherence with this regulatory framework would ensure that future development of the Rezone Sites would not expose sensitive receptors to TACs associated with stationary sources, and impacts would be less than significant.
Mobile Sources
As reflected in the CARB Handbook, there is currently no adopted standard for the significance of health effects from mobile sources. Therefore, the CARB has provided guidelines for the siting of land uses near heavily traveled roadways. Of pertinence to this impact analysis, the CARB guidelines indicate that siting new sensitive land uses within 500 feet of a freeway or urban roads with 100,000 or more vehicles per day or rural road with 50,000 vehicles per day should be avoided when possible.
Based on the year 2050 traffic modeling prepared for buildout of the project, SR-52, SR-67, and SR125 would carry more than 100,000 vehicles per day, and the segment of Mission Gorge Road between SR-125 and Fanita Drive would carry more than 50,000 vehicles per day. Rezone Sites 24 and 25 are both located within 500 feet of SR-52. All other Rezone Sites are located more than 500 feet from freeways and the segment of Mission Gorge Road. However, CARB notes that these recommendations are advisory and should not be interpreted as defined “buffer zones,” and that local agencies must balance other considerations such as transportation needs, the benefits of urban infill, community economic development priorities, and other quality-of-life issues. With careful evaluation of exposure, health risks, and affirmative steps to reduce risk, where necessary, CARB’s position is that infill development, mixed-use, higher-density, transit-oriented development, and other concepts that benefit regional air quality can be compatible with protecting the health of individuals at the neighborhood level. Additionally, measures can be incorporated into future sitespecific project design that would reduce the level of exposure for future residents. The CAPCOA published a guidance document, Health Risk Assessments for Proposed Land Use Projects, which provides recommended measures that reduce concentrations of DPM (CAPCOA 2009). These include planting vegetation between the receptor and the freeway, constructing barriers between the receptor and the freeway, and installing newer electrostatic filters in adjacent receptor buildings.
Application of appropriate screening measures would be ensured through a site-specific environmental review for discretionary projects. For ministerial and discretionary projects, the City’s has landscaping requirements that include landscape screening along street edges and at front, rear, and side yard setbacks, in addition to landscaping at outdoor group open space areas. Additionally, the 2019 California Building Code – Title 24 requires that all new residential uses include improved air filtration systems. Filters are categorized according to minimum efficiency reporting value (MERV) rating. The higher the MERV rating, the better the filtration. MERV-13 filters are effective at filtering DPM. MERV-13 filters are at least 85 percent efficient at capturing DPM (American Society of Heating, Refrigeration and Air-Conditioning Engineers 2022). The 2019 Title 24 requires the installation of MERV-13 filters or greater. Therefore, with application of the City’s landscaping requirements for new development, whether discretionary or by-right, in addition to application of the 2019 Title 24 requirements for air filtration, future residential uses would not be exposed to substantial levels of DPM from proximity to freeways and busy roadways. The project would not expose sensitive
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receptors to substantial pollutant concentrations associated with mobile source emissions and impacts would be less than significant.
4.2.7.2 Significance of Impacts
Buildout of the project would not result in a CO hot spot. Additionally, construction and operation of future development would not result in the exposure of sensitive receptors to TACs from construction activities, stationary sources, or mobile sources. Impacts would be less than significant.
4.2.7.3 Mitigation Framework
Impacts would be less than significant. No mitigation is required.
4.2.7.4 Significance After Mitigation
Impacts would be less than significant. No mitigation is required.
4.2.8 Issue 4: Odors
Would the project result in other emissions (such as those leading to odors) affecting a substantial number of people.?
4.2.8.1 Impact Analysis
In the context of land use planning, one of the most important factors influencing the potential for an odor impact to occur is the distance between the odor source and receptors. The City considers prudent land use planning as the key mechanism to avoid odor impacts. The greater the distance between an odor source and receptor, the less concentrated the odor emission would be when it reaches the receptor. Odors can be generated from a variety of source types including both construction and operational activities. Although less common, construction activities that include the operation of a substantial number of diesel-fueled construction equipment and heavy-duty trucks can generate odors from diesel exhaust emissions. A project’s operations, depending on the project type, can generate a large range of odors that can be considered offensive to receptors.
Examples of common land use types that typically generate significant odor impacts include, but are not limited to the following:
• Wastewater treatment plants
• Sanitary landfills
• Composting/green waste facilities
• Recycling facilities
• Petroleum refineries
• Chemical manufacturing plants
• Painting/Coating operations
• Rendering plants
• Food packaging plants
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When land uses such as these or other odor-generating land uses are sited proximate to sensitive receptors, odor impacts may occur and further analysis of the nature of the odor source, the prevailing wind patterns, number of potentially effected receivers and other considerations would be warranted.
Existing sources of odors in the City include the Sycamore Landfill and a water reclamation plant.
However, these uses are located one mile or more from the Rezone Sites and would not result in odors affecting a substantial number of people.
Emissions from construction equipment, such as diesel exhaust, and VOCs from architectural coatings and paving activities may generate odors; however, these odors would be temporary, intermittent, and not expected to affect a substantial number of people. Additionally, noxious odors would be confined to the immediate vicinity of construction equipment. By the time such emissions reach a receptor (e.g., people in residential units, day care centers, schools, nursing homes), they would be diluted to well below any level of air quality concern. Therefore, construction would not result in emissions (such as those leading to odors) adversely affecting a substantial number of people, and impacts would be less than significant.
Once operational, future development implemented under the project would include residential and associated commercial uses that are generally not a source of objectionable odors. Therefore, project operation would not result in odors affecting a substantial number of people, and impacts would be less than significant.
4.2.8.2 Significance of Impacts
The project would not result in emissions (such as those leading to odors) adversely affecting a substantial number of people, and impacts would be less than significant.
4.2.8.3 Mitigation Framework
Impacts would be less than significant. No mitigation is required.
4.2.8.4 Significance After Mitigation
Impacts would be less than significant. No mitigation is required.
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4.3 Biological Resources
This section analyzes potential impacts to biological resources that could result from implementation of the City of Santee (City) 6th Cycle Housing Element Rezone Program (project). The sites included in the analysis are detailed in Table 3-2 and include 25 potential rezone housing sites and the two sites located on Graves Avenue, collectively referred to as the Rezone Sites. Information presented in this section was obtained from existing aerial maps, the California Natural Diversity Data Base (CNDDB), Multiple Species Conservation Program (MSCP) Santee Subarea Plan (Draft Santee Subarea Plan; City of Santee 2018); and additional secondary source documentation, as available (State of California 2021a-d; SanGIS 2021; City of Santee 2006).
4.3.1 Existing Conditions
This section provides a general overview of the biological conditions within the Rezone Sites. The vegetation data contained herein is only intended for use as a tool, as site-specific surveys were not conducted for most of the sites. However, this section does provide a more detailed assessment of the existing conditions within those sites that may be eligible for by-right development, including Sites 15, 16A, 17, 18, 20B, and 24.
4.3.1.1 Vegetation Communities
Figure 4.3-1 illustrates the vegetation communities and land cover types mapped within the Rezone Sites. Vegetation community classifications follow Oberbauer et al. (2008), which are based on Holland’s 1986 Preliminary Descriptions of the Terrestrial Natural Communities of California.
Vegetation communities is based on regional, large-scale mapping efforts that were originally created by the San Diego Association of Governments (SANDAG) and maintained by SanGIS. This mapping was subsequently updated in 2021 by RECON, based on site-specific assessments of those housing sites eligible for by-right development.
a. Diegan Coastal Sage Scrub
Diegan coastal sage scrub is composed of low-growing, drought-deciduous shrubs. This community is typically found on low moisture-availability sites with steep, xeric slopes or clay rich soils that are slow to release stored water and is dominated by California sagebrush, coastal California buckwheat, laurel sumac, and white sage. This vegetation community is identified within Sites 1, 2, 3, 4, 5, 8, 10, 16A, 16B, and 35.
b. Grasslands
Grasslands are key to conservation of many sensitive species. They provide foraging habitat for raptors and provide movement corridors and habitat linkages that may be critical for preserve configuration. Non-native grassland is considered less valuable than native grassland, but still provides foraging habitat for raptors and may support a variety of rare plant and animal species.
Grasslands are identified within Sites 1, 2, 3, 4, 16A, 17, and 18.
FIGURE 4.3-1
Existing Vegetation Communities
and Land Cover Types
C I T Y O F
S A N D I E G O
C I T Y O F
E L C A J O N
S . D . C O U N T Y
UV52
UV125
UV67
MISSION GORGE RD
N
MAGNOLIA
AVE
WOODSIDE AVE
CUYA
M
A
CA ST
FANITA DR
MAST BLVD
PROSPECT AVE
EL NOPAL
MESA RD
CARLTON OAKS DR
N MAGNOLIA AVE
P
EBBLE BEACH
DR
HALBERNS
BLVD
LAKECANYON RD
CARLTON HILLS
BLVD
FANITA PKY
24 30
29 25
15 20A
20B
11 12
C I T Y O F
S A N D I E G O
C I T Y O F
E L C A J O N
S . D . C O U N T Y
UV52
UV125
UV67
MISSION GORGE RD
N
MAGNOLIA
AVE
WOODSIDE AVE
CUYA
M
A
CA ST
FANITA DR
MAST BLVD
PROSPECT AVE
EL NOPAL
MESA RD
CARLTON OAKS DR
N MAGNOLIA AVE
P
EBBLE BEACH
DR
HALBERNS
BLVD
LAKECANYON RD
CARLTON HILLS
BLVD
FANITA PKY
24 30
29 25
15 20A
20B
11 12
M:\JOBS5\9705\common_gis\Fig4.3_1_VegComm.mxd 6/6/2022 fmm 0 Miles 1 [
City of Santee Boundary
Discretionary Development Sites
Eligible By-Right Development Sites
Graves Avenue Rezone Sites
Vegetation Community/Land Cover Type
Arrowweed Scrub
Diegan Coastal Sage Scrub
Disturbed Habitat
Disturbed Wetland
Eucalyptus Woodland
Non-Native Grassland
Southern Riparian Forest
Southern Willow Scrub
Urban/Developed
Valley and Foothill Grassland
3 2
1 8
7 9
10 6
5 4
17 18
19 16A
16B
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c. Wetland/Riparian
Southern Willow Scrub
Southern willow scrub is typically associated with major river systems and stream channels where flood scour occurs. This vegetation community typically consists of thickets dominated by willows, with scattered riparian trees such as cottonwoods and sycamores. Riparian vegetation communities is identified within Site 16A.
Arrowweed Scrub
Arrowweed scrub consists of moderate to dense thickets dominated by arrowweed. Arrowweed scrub is a disturbance-maintained community, and typically occurs near streambanks, ditches, and washes. Arrowweed scrub is identified in Site 17.
Disturbed Wetland
Disturbed wetland consists of areas permanent or periodically inundated by water which have been modified by human activity. The disturbed wetland consists of a man-made basin containing tamarisk in Site 16A.
Southern Riparian Forest
Southern riparian forest is typically associated with perennial river and streams, including the San Diego River. This vegetation community typically consists of riparian forest dominated by tall trees such as sycamores and cottonwoods, with wetland plants in the understory. Southern riparian forest is identified within Site 17.
d. Other Lands
Disturbed Land
Disturbed land consists of areas that have been previously disturbed and no longer function as a native or naturalized vegetation community. Vegetation, if present, is dominated by opportunistic non-native forb species such as Russian thistle (Salsola tragus) or horehound (Marrubium vulgare).
Vegetation may also include ornamental species such as Peruvian peppertree (Schinus molle) or Mexican fan palm (Washingtonia robusta). Other defining characteristics of disturbed lands are indicated by the presence of building foundations and/or soil surface compaction/disturbance from legal human activity. Disturbed land is identified within Sites 15, 16A, 16B, 17, 18, 19, and 35.
Urban/Developed
Urban/developed includes areas that have been constructed on or altered to the extent that native vegetation is no longer supported, including buildings, paved roads, parking lots, and/or landscaping. Urban/developed is identified within Sites 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 15, 17, 18, 19, 20A, 20B, 24, 25, 29, 30, 35, and the Graves Avenue sites.
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4.3.1.2 Sensitive Vegetation Communities
Sensitive vegetation communities are communities that are of highly limited distribution, and are those considered sensitive by resource agencies (i.e., California Department of Fish and Wildlife [CDFW] and the U.S. Fish and Wildlife Service [USFWS]). Reasons for the sensitive status of vegetation communities include restricted range, cumulative losses throughout the region, and a high number of endemic sensitive plant and wildlife species that occur in the vegetation communities. The following Rezone Sites are undeveloped or have a substantial portion of the site unimproved, and may have the potential to support sensitive vegetation communities: 1, 2, 3, 4, 5, 8, 10, 16A, 16B, 17, 18, 19, 20A, and 35. Though housing Sites 15 and 20B are also substantially unimproved, these housing sites were verified in 2021 to contain urban/developed and disturbed habitat, and are not anticipated to contain sensitive vegetation communities. Rezone Sites with previously mapped sensitive vegetation communities or with the potential to contain sensitive vegetation communities are shown in Table 4.3-1. While mapped vegetation acreages are reported in Table 4.3-1, the acreages are based on regional vegetation mapping and must be verified by a site-specific biological survey when a development is proposed. Acreages are reported only to provide an understanding of the scale of sensitive vegetation communities that would be affected by development at the rezone sites. Of the approximately 167 acres of land affected by the proposed rezones, it is estimated that approximately 37 acres, or 22 percent of the land area may contain sensitive habitats. a. Coastal Sage Scrub
Coastal sage scrub, in pristine or disturbed condition, is considered sensitive by federal and state resource agencies due to the scarcity of this vegetation community and the number of sensitive species associated with it. Due to the importance of this vegetation community to MSCP species, including the coastal California gnatcatcher, impacts to habitat located on housing sites should be minimized as much as possible. The State Natural Community Conservation Plan (NCCP) guidelines and the Section 4(d) Special Rule of the Endangered Species Act (ESA) pertaining to the coastal California gnatcatcher apply to Diegan coastal sage scrub. b. Grasslands
Native and non-native grasslands are key to conservation of a large number of MSCP species, including a variety of narrow endemic species. They provide foraging habitat for raptors and provide movement corridors and habitat linkages that are critical to the MSCP preserve configuration. Nonnative grassland is considered less valuable than native grassland, but still provides foraging habitat for raptors and may support a variety of rare plant and animal species. c. Wetlands/Riparian
All wetland/riparian vegetation communities are considered sensitive by federal and state resource agencies. These communities are regulated by U.S. Army Corps of Engineers (USACE), CDFW, Regional Water Quality Control Board (RWQCB), and/or USFWS, depending upon the location and characteristics of the vegetation, soils, and hydrology present. Site-specific analysis would be required for future development to determine what agencies would have regulatory authority.
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Table 4.3-1
Rezone Sites Identified as Containing or with Potential to Contain Sensitive Vegetation Communities Housing Site Sensitive Vegetation
Potential for
Sensitive
Vegetation
Communities?
Acreage of
Sensitive
Communities1
1 Diegan Coastal Sage Scrub, Valley & Foothill Grassland Yes 4.41 2 Diegan Coastal Sage Scrub, Valley & Foothill Grassland Yes 0.71 3 Diegan Coastal Sage Scrub, Valley & Foothill Grassland Yes 1.34 4 Diegan Coastal Sage Scrub, Valley & Foothill Grassland Yes 1.00 5 Diegan Coastal Sage Scrub Yes 1.09
6 - - -
7 - - -
8 Diegan Coastal Sage Scrub Yes 0.004
9 - - -
10 Diegan Coastal Sage Scrub Yes 0.08
11 - - -
12 - - -
152 - - -
16A2 Diegan Coastal Sage Scrub, Non-Native Grassland,
Southern Willow Scrub, Disturbed Wetland Yes 6.11
16B Diegan Coastal Sage Scrub Yes 0.18
172 Southern Riparian Forest, Non-Native Grassland,
Arrowweed Scrub Yes 16.13
182 Non-Native Grassland Yes 0.89
19 - Yes 0.003
20A - Yes 0.003
20B2 - - -
242 - - -
25 - - -
29 - - -
30 - - -
35 Diegan Coastal Sage Scrub Yes 4.62
Graves Avenue
Sites - -
1 Vegetation acreages are based on regional mapping and are estimates for informational purposes only. Sitespecific vegetation mapping would be required to verify resources present. 2 Housing sites eligible for by-right development.
3 No habitat mapped but the site has potential for sensitive vegetation to occur.
4.3.1.3 Sensitive Species
For purposes of the analysis within this Program Environmental Impact Report (PEIR), a species is considered sensitive if it is: (1) listed by state or federal agencies as threatened or endangered or are proposed for listing (State of California 2021a, 2021b, 2021c, 2021d); or (2) on California Rare Plant Rank 1B (considered endangered throughout its range) or California Rare Plant Rank 2 (considered endangered in California but more common elsewhere) of the California Native Plant Society (CNPS)
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Inventory of Rare and Endangered Vascular Plants of California ([Inventory]; 2014). Noteworthy plant species are considered to be those that are on California Rare Plant Rank 3 (more information about the plant’s distribution and rarity needed) and California Rare Plant Rank 4 (plants of limited distribution) of the CNPS Inventory (2014).
The sensitive plant and wildlife species below are known to occur within the vicinity of the undeveloped rezone sites based on information obtained from a records search of the CNDDB, SanBIOS, and USFWS databases. Rezone Sites that are comprised completely of developed land were excluded. Precise locations of sensitive plant and wildlife species are not known at this time and would be identified through on-site reconnaissance and project-level analysis, which would include an analysis of both on-site and off-site edge effects, in conjunction with future development. a. Sensitive Plants
A total of 10 sensitive plant species are known to historically (within the last 50 years) occur in the vicinity (within one mile) of the undeveloped Rezone Sites:
Federal and/or State Listing
1. San Diego ambrosia
2. Willowy monardella
CNPS Rare Plant Ranking of 1B, 2, 3, or 4
3. Decumbent goldenbush
4. Variegated dudleya
5. White rabbit tobacco
6. Palmer’s grapplinghook
7. San Diego goldenstar
8. Nuttall’s scrub oak
9. San Diego barrel cactus
10. Smooth tarplant
Rezone Sites that are undeveloped or have a substantial portion of the site unimproved have the potential to support sensitive plant species. Therefore, the following housing sites are considered to have potential for sensitive plants to occur on-site: 1, 2, 3, 4, 5, 8, 10, 15, 16A, 16B, 17, 18, 19, 20A, 20B, and 35. Of these sites, 15, 16A, 17, 18, and 20B have the potential for by-right development.
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b. Sensitive Wildlife
A total of 25 sensitive wildlife species are known to historically (within the past 50 years) occur within one mile of the undeveloped Rezone Sites:
Federal and/or State Listing
1. Coastal California gnatcatcher
2. Least Bell’s vireo
3. Mountain lion – state candidate
4. Crotch’s bumble bee – state candidate
State Species of Special Concern
5. American badger
6. Western spadefoot
7. Coronado skink – watch list
8. Southern California legless lizard
9. Coast horned lizard
10. Belding’s orange-throated whiptail
11. Tricolored blackbird
12. Yellow rail
13. Prairie falcon – watch list
14. Southern California rufous-crowned sparrow – watch list
15. Coopers hawk – watch list
16. Bell’s sage sparrow – watch list
17. Coastal California gnatcatcher
18. Coastal cactus wren
19. Grasshopper sparrow
20. Least bittern
21. Western yellow bat
22. Pocketed free tailed bat
23. Yuma myotis
24. San Diego desert woodrat
25. San Diego black-tailed jackrabbit
Rezone Sites that are undeveloped or have a substantial portion of the site unimproved have a potential to support sensitive wildlife species. Therefore, the following housing sites are considered to have potential for sensitive plants to occur on-site: 1, 2, 3, 4, 5, 8, 10, 15, 16A, 16B, 17, 18, 19, 20A, 20B, and 35. Of these, Sites 15, 16A, 17, 18, and 20B have the potential for by-right development.
Additionally, riparian habitat, which has potential to support least Bell’s vireo, was mapped by SanGIS (2021) within the following Rezone Sites: 16A and 17. Housing Sites 18 and 35 do not have riparian habitat mapped; however, portions of these sites are mapped by SanGIS (2021) within 300 feet of riparian habitat that may support least Bell’s vireo. Of these, Sites 16A, 17, and 18 have the potential for by-right development.
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Furthermore, coastal sage scrub habitat, which has potential to support coastal California gnatcatcher, was mapped by SanGIS (2021) within the following housing Sites: 1, 2, 3, 4, 5, 8, 10, 16A, 16B, 23, and 35. Housing Sites 6, 7, 9, and 17 do not have coastal sage scrub mapped; however, portions of these housing sites are mapped by SanGIS (2021) within 300 feet of coastal sage scrub habitat that may support coastal California gnatcatcher. Therefore, by-right Sites 16A and 17 have the potential for impacts to coastal California gnatcatcher.
Lastly, the following developed and undeveloped Rezone Sites have the potential to contain nesting or migratory bird species, including raptors, due to the presence of mature trees and/or native vegetation: 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 15, 16A, 16B, 17, 18, 19, 20A, 20B, 24, 25, 29, 30, 35, and the Graves Avenue sites. Of these, Sites 15, 16a, 17, 18, and 20B have the potential for by-right development.
4.3.1.4 Jurisdictional Waters
As shown on Figure 4.3-2, Rezone Sites 1, 2, 3, 4, 5, 16A, 16B, 17, and 18 have been mapped as containing a wetland or water resource (U.S. Fish and Wildlife Service 2021a). The San Diego River occurs within the southern boundary of Site 17. In addition, Sites 1, 2, 3, 4, 5, and 18 contain an unnamed tributary of the San Diego River. Sites 16A and 16B were previously mapped to contain freshwater emergent wetland and are immediately south of the San Diego River.
Rezone Sites that are undeveloped or have a substantial portion of the site unimproved may have the potential to contain unmapped jurisdictional wetlands or waters. Undeveloped Rezone Sites with the potential for unmapped jurisdictional wetlands or waters include the following: 1, 2, 3, 4, 5, 8, 10, 16A, 16B, 17, 18, 19, 20A, and 35. Though housing Sites 15 and 20B are also substantially unimproved, these housing sites were verified in 2021 to contain urban/developed and disturbed habitat, and are not anticipated to contain unmapped jurisdictional wetlands or waters.
All wetland areas, wetland buffer areas, and non-wetland waters of the U.S. are considered sensitive.
Wetland resources within the City are regulated by USACE, CDFW, and RWQCB. The respective role each agency plays with respect to wetland resources is described in Section 4.3.2, Regulatory Framework.
FIGURE 4.3-2
Potential Jurisdictional
Wetlands and Waters
C I T Y O F
S A N D I E G O
C I T Y O F
E L C A J O N
S . D . C O U N T Y
UV67
UV52
UV125
§¨¦8
MISSION GORGE RD
N M
AG
NOLIA
AVE
WOODSIDE AVE
CUYA
M
ACA ST
FANITA DR
MAST BLVD
MESA RD
PROSPECT AVE
CARLTON OAKS DR
N MAGNOLIA AVE
PEBBLE
BEACH DR
CARLTON
HILLS
BLVD
FANITA PKY
24 30
29 25
15 20A
20B
35 11
12 C I T Y O F
S A N D I E G O
C I T Y O F
E L C A J O N
S . D . C O U N T Y
UV67
UV52
UV125
§¨¦8
MISSION GORGE RD
N M
AG
NOLIA
AVE
WOODSIDE AVE
CUYA
M
ACA ST
FANITA DR
MAST BLVD
MESA RD
PROSPECT AVE
CARLTON OAKS DR
N MAGNOLIA AVE
PEBBLE
BEACH DR
CARLTON
HILLS
BLVD
FANITA PKY
24 30
29 25
15 20A
20B
35 11
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City of Santee Boundary
Discretionary Development Sites
Eligible By-Right Development Sites
Graves Avenue Rezone Sites
Potential Wetlands/Waters
Previously Mapped Wetlands
Previously Mapped Waters
1 Potential Unmapped Wetlands/Waters
10 2
3 5
4 7 6
8 9
17 18
19 16A
16B
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Table 4.3-2
Rezone Sites Identified as Containing or with Potential to Contain Jurisdictional Wetlands or Waters Housing Site
Previously Recorded
Wetlands or Waters1
Potential for Unmapped Jurisdictional
Wetlands or Waters?
1 Yes Yes
2 Yes Yes
3 Yes Yes
4 Yes Yes
5 Yes Yes
6 - -
7 - -
8 - Yes
9 - -
10 - Yes
11 - -
12 - -
152 - -
16A2 Yes Yes
16B Yes Yes
172 Yes Yes
182 Yes Yes
19 - Yes
20A - Yes
20B2 - -
24 - -
25 - -
29 - -
30 - -
35 - Yes
Graves Site - -
1 Based on USFWS National Wetlands Inventory (2021a). 2 Housing sites eligible for by-right development.
4.3.1.5 Wildlife Movement and Corridors
Habitat linkages and wildlife corridors are defined as areas that connect suitable wildlife habitat in a region otherwise fragmented by rugged terrain, changes in vegetation, or human disturbance.
Natural features such as canyon drainages, ridgelines, or areas with vegetation cover provide corridors for wildlife travel. Habitat linkages and wildlife corridors are important because they provide access to mates, food, and water; allow the dispersal of individuals away from high population density areas; and facilitate the exchange of genetic traits between populations. Wildlife movement corridors are considered sensitive by resource and conservation agencies.
A majority of the Rezone Sites are of limited value for wildlife movement and corridors due to existing residential and commercial development. The following housing sites abut, in part, currently
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protected open space and areas designated as 100 Percent Preserve and/or 75 Percent Preserve by the Draft Santee Subarea Plan and Biological Core Areas by the MSCP Plan: Sites 10, 16A, 16B, and
18. However, these sites are fragmented by roads and other development, and do not connect suitable wildlife habitat areas. Although these housing sites may provide for local wildlife movement, the housing sites would not be considered a significant regional wildlife movement corridor.
The southern portion of housing Site 17 contains a portion of the San Diego River, which is identified as a habitat linkage/wildlife corridor and shown as currently protected open space by the Draft Santee Subarea Plan. This area is also designated as Biological Core Area by the MSCP Plan. The northern portion of housing Site 18 also provide for wildlife movement to the northwest via a small tributary to the San Diego River that is also shown as a habitat linkage/wildlife corridor by the Draft Santee Subarea Plan, though located outside of the MSCP preserve. These portions of housing Sites 17 and 18 provides connectivity to off-site areas of open space to the north, east and west and are considered part of a regionally significant corridor.
In addition, housing Site 35 consists of a hillside slope associated with Rattlesnake Mountain containing coastal sage scrub that is designated as a 100 Percent Preserve by the Draft Santee Subarea Plan. Though it has connectivity to the San Diego River habitat linkage/wildlife corridor to the south and an undeveloped parcel to the north that may provide for localized wildlife movement, housing Site 35 is ultimately constrained by roads and development to the north, west, and east and does not serve as a connection to off-site areas of open space. Therefore, housing Site 35 would not be considered a significant regional wildlife movement corridor.
4.3.2 Regulatory Framework
Several federal, state, and local regulations govern impacts associated with biological resources. The following is a summary of the regulatory framework that provides the context for preservation of biological resources within the City.
4.3.2.1 Federal
a. Federal Endangered Species Act
The Federal ESA (FESA) of 1973, as amended, 16 United States Code (U.S.C.) 1531 et seq., provides for listing of endangered and threatened species of plants and animals and designation of critical habitat for listed animal species. The FESA also prohibits all persons subject to U.S. jurisdiction from “taking” endangered species, which includes any harm or harassment. Section 7 of the FESA requires that federal agencies, prior to project approval, consult with USFWS to ensure adequate protection of listed species that may be affected by the project.
b. Migratory Bird Treaty Act
The Migratory Bird Treaty Act (MBTA) (16 U.S.C. 703 et seq.) is a federal statute that implements treaties with several countries on the conservation and protection of migratory birds. The number of bird species covered by the MBTA is extensive and is listed at 50 Code of Federal Regulations (CFR)
10.13. The regulatory definition of “migratory bird” is broad and includes any mutation or hybrid of
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a listed species and includes any part, egg or nest of such bird (50 CFR 10.12). Migratory birds are not necessarily sensitive species, such as federally listed endangered or threatened birds under the ESA. The MBTA, which is enforced by USFWS, makes it unlawful “by any means or in any manner, to pursue, hunt, take, capture, [or] kill” any migratory bird, or attempt such actions, except as permitted by regulation. The applicable regulations prohibit the take, possession, import, export, transport, sale, purchase, barter or offering of these activities, except under a valid permit or as permitted in the implementing regulations (50 CFR 21.11).
c. Clean Water Act of 1972
The purpose of the Clean Water Act is to restore and maintain the chemical, physical, and biological integrity of all waters of the U.S. In accordance with Section 404 of the Clean Water Act (CWA), USACE regulates the discharge of dredged or fill material into waters of the U.S. Permitting is required for filling waters of the U.S. (including wetlands). Permits may be issued on an individual basis, or may be covered under approved nationwide permits. The term “waters of the United States” is defined as:
• All waters currently used, or used in the past, or may be susceptible to use in interstate or foreign commerce, including all waters subject to the ebb and flow of the tide; • All interstate waters including interstate wetlands;
• All other waters such as intrastate lakes, rivers, streams (including intermittent streams), mudflats, sandflats, wetlands, sloughs, prairie potholes, wet meadows, playa lakes or natural ponds; the use, degradation, or destruction of which could affect foreign commerce including any such waters: (1) which could be used by interstate or foreign travelers for recreational or other purposes; or (2) from which fish or shell fish are, or could be taken and sold in interstate or foreign commerce; or (3) which are used or could be used for industries in interstate commerce;
• All other impoundments of waters otherwise as defined as waters of the United States under the definition;
• Tributaries of waters identified above;
• The territorial seas; and
• Wetlands adjacent to waters (other than waters that are themselves wetlands) identified in the paragraphs above.
4.3.2.2 State
a. California Endangered Species Act
Similar to the FESA, the California ESA (CESA) provides protection to species considered threatened or endangered by the state of California. The CESA recognizes the importance of threatened and endangered fish, wildlife, and plant species and their habitats, and prohibits the taking of any endangered, threatened or rare plant and/or animal species unless specifically permitted for education or management purposes.
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b. California Fish and Game Code, Section 1600
Under Section 1602 of the Fish and Game Code, CDFW regulates activities that would divert or obstruct the natural flow of or substantially change the bed, channel, or bank of any river, stream, or lake that supports fish or wildlife. CDFW has jurisdiction over riparian habitats associated with watercourses. Jurisdictional waters are delineated by the outer edge of riparian vegetation or at the top of the bank of streams or lakes, whichever is wider.
4.3.2.3 Regional
a. San Diego County Multiple Species Conservation Program The proposed project is located within the boundaries of the Final MSCP Plan (County of San Diego 1998). The MSCP Plan is a multi-jurisdictional habitat conservation planning program that involves USFWS, CDFW, the County of San Diego, the City of San Diego, the City of Chula Vista, and other local jurisdictions and special districts. The MSCP Plan study area encompasses 582,243 acres within the southwestern portion of the county. As stated in the MSCP Plan, an objective of the MSCP is to provide an interconnected preserve system of biologically viable habitat lands in a manner that maximizes the protection of sensitive species and precludes the need for future listings of species as threatened or endangered. The MSCP Plan identifies core biological resource areas and habitat linkages which provide a framework for a regional preserve network. The MSCP Plan also provides quantitative targets for conservation of vegetation communities and goals and criteria for preserve design.
Local jurisdictions and special districts implement the MSCP Plan for their respective portions through Subarea Plans. The combination of the MSCP Plan and Subarea Plans serve as a Habitat Conservation Plan (HCP) pursuant to Section 10(a)(1)(B) of FESA, and as an NCCP pursuant to the California NCCP Act of 1991. A total of 85 plant and wildlife species are “covered” by the MSCP Plan.
With approval of each Subarea Plan and corresponding Implementing Agreement, each participating local jurisdiction receives permits and/or authorization to directly impact or take MSCP Covered Species. The Covered Species include species listed as endangered or threatened by FESA or CESA, as well as unlisted species. Table 3-5 in the MSCP Plan provides a list of the MSCP Covered Species, and includes specific conditions required for take authorizations (County of San Diego 1998).
4.3.2.4 Local
a. General Plan
The City of Santee’s General Plan contains policies related to protection and preservation of sensitive biological resources. Pertinent goals and policies related to sensitive biological resources are listed below.
Conservation Element
Objective 7.0: Preserve significant biological resources.
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• Policy 7.1: The City shall encourage the preservation and enhancement of significant biological resources in areas designated as permanent open space. • Policy 7.2: The City shall require that all development proposals provide appropriate mitigation for identified significant biological resources including selective preservation, sensitive site planning techniques and in-kind mitigation for identified impacts. • Policy 7.3: The City shall require that, for all development proposals involving the setting aside of land for permanent open space either on-site or off-site, provisions are in place to ensure the long term management of the open space and biological resources. • Policy 7.4: The City shall complete a Multiple Species Conservation Program Subarea plan that conserves a minimum of 2,600 acres in the City as permanent open space for preservation of habitats and species.
b. MSCP Santee Subarea Plan
The City of Santee has been preparing its Subarea Plan since the original approval of the MSCP Plan and is currently in the process of completing the Santee MSCP Subarea Plan (Figure 4.3-3). Although the Draft Santee MSCP Subarea Plan has not yet been approved or permitted, it is used by the City as the guidance document for projects occurring in the City. The proposed project would qualify as a hardline Covered Project under the Santee Subarea Plan and would obtain take coverage for impacts to species through authorization from the City when the plan is adopted. The Draft Santee MSCP Subarea Plan seeks coverage for 22 species (8 plants and 14 wildlife species) and relies on a combination of hardline preserve areas and soft-line criteria-based protection zones to protect species and habitat. Take authorization for species is dependent on a number of factors, including adequate building of the preserve system, and adequate protection of certain populations. Not all MSCP Covered Species occur in each jurisdiction; therefore, the number of species covered by each Subarea Plan may be a subset of the total list. It should be noted that if the Draft Santee MSCP Subarea Plan is not approved, any proposed projects implemented under the Housing Element Rezone Program EIR requiring take authorization would be required to initiate FESA Section 7 or an individual Section 10 permit with USFWS and/or Section 2081 permit with CDFW.
The Draft Santee MSCP Subarea Plan preserve boundaries are a result of the City’s efforts to refine and expand the MHPA boundaries, to better define conservation priorities within the City and to formulate an HCP under the MSCP Plan. Implementation of the Draft Santee MSCP Subarea Plan proposes to conserve approximately 3,060 acres (67.8 percent) of the remaining natural habitat within the jurisdictional boundaries of the City. Since the Draft Santee MSCP Subarea Plan is still being developed, portions of the MSCP Subarea Plan may still change. The Subarea Plan Preserve System is divided into six subunits: San Diego River Subunit, Rattlesnake Mountain Subunit, Mission Trails Subunit, North Magnolia Subunit, Non-Contiguous, and Fanita Ranch Subunit.
FIGURE 4.3-3
Draft Santee Subarea
Plan Designations
24 30
29 25
15 16B
16A 20A
20B
17 18
19 35
12 11
3 2
1 8
7 9
10 6
5 4
UV52
UV125
S . D . C O U N T Y
C I T Y O F
S A N D I E G O
C I T Y O F
E L C A J O N
MISSION GORGE RD
N
MAGNOLIA
AVE
WOODSIDE AVE
FANITA DR
MAST BLVD
PROSPECT AVE
EL NOPAL
MESA RD
CARLTON OAKS DR
N M
AGN
OLIA AVE
P
EBBLE BEACH
DR
HALBERNS
BLVD
LAKEC
C
ANYON RD
ARLTON
HILLS BLV
D
FANI
TA PKY
24 30
29 25
15 16B
16A 20A
20B
17 18
19 35
12 11
3 2
1 8
7 9
10 6
5 4
UV52
UV125
S . D . C O U N T Y
C I T Y O F
S A N D I E G O
C I T Y O F
E L C A J O N
MISSION GORGE RD
N
MAGNOLIA
AVE
WOODSIDE AVE
FANITA DR
MAST BLVD
PROSPECT AVE
EL NOPAL
MESA RD
CARLTON OAKS DR
N M
AGN
OLIA AVE
P
EBBLE BEACH
DR
HALBERNS
BLVD
LAKEC
C
ANYON RD
ARLTON
HILLS BLV
D
FANI
TA PKY
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City of Santee Boundary
Discretionary Development Sites
Eligible By-Right Development Sites
Graves Avenue Rezone Sites
Preserve Boundary
Preserve Type
Existing Preserves and Fully Managed
Currently Protected Open Space - Not Fully Managed
Future Preserves 100% (Hardlines)
Future Preserves 75% (Softline Area)
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c. Municipal Code
Title 8 – Streets, Sidewalks and Public Property
Chapter 8.06 – Urban Forestry establishes a reasonable amount of tree cover on public and private lands in the City resulting in trees that contribute to a quality environment. Specific standards for planting, maintenance, and removal are outlined under this chapter.
Title 11 – Buildings and Construction
Chapter 11.38 – Drainage and Watercourses establishes that no obstruction or interference with watercourses or floodways unless a permit is obtained prior to such fill or alteration.
Title 13 - Zoning
Chapter 13.08 – Development Review provides development review procedures and criteria to ensure site planning gives consideration to protection of the surrounding areas from potentially adverse influences within the development.
Chapter 13.16 – Park/Open Space District provides site development standards to protect landforms, areas capable of groundwater replenishment, natural drainages and waterways, lands with biological significance (including riparian and woodland areas), areas with significant native vegetation and habitat values, and natural areas for ecological, education, and other scientific study purposes.
4.3.3 Significance Determination Thresholds
According to Appendix G of the CEQA Guidelines, impacts related to biological resources would be significant if the project would:
1) Threshold 1: Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special-status species in local or regional plans, policies, or regulations, or by the CDFW or USFWS. 2) Threshold 2: Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or by the CDFW or USFWS.
3) Threshold 3: Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means.
4) Threshold 4: Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites.
5) Threshold 5: Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance.
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6) Threshold 6: Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state HCP.
4.3.4 Methodology
The biological resources documented in this section were determined through an extensive review of the most current biological literature and geographical information systems (GIS) data available for the City. This vegetation mapping was further refined based on site visits on April 16, 2021 and May 1, 2021 to those sites eligible for potential by-right development including Sites 15, 16A, 17, 18, 20B, and 24. Estimated acreages of sensitive vegetation communities are reported in Table 4.3-1; however, the acreages are based on regional vegetation mapping and must be verified by a sitespecific biological survey when a development is proposed.
The sensitive flora and fauna species are known to occur within the City based on information obtained from the literature review. General flora and fauna species were determined based on the identified vegetation communities and the species that typically occur in these habitats. An in-house search of CNDDB, SanBIOS, and USFWS databases was also performed to identify historical occurrences of sensitive plants and wildlife species within one mile of the undeveloped project areas (State of California 2021a-d; SanGIS 2021; USFWS 2021b). Project areas comprised entirely of developed land were excluded from the record search.
4.3.5 Issue 1: Sensitive Species
Would the project have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by CDFW or USFWS?
4.3.5.1 Impact Analysis
While the project does not specifically propose activities such as grading or construction that would have the potential to displace sensitive species, future development within the Rezone Sites could have the potential to directly or indirectly impact sensitive species through such activities. Table 4.3-3 contains a matrix of the sensitive resources, specifically plants, wildlife, least Bell’s vireo, coastal California gnatcatcher, and nesting and migratory birds that may be impacted by future development of each site. These potential impacts are described below.
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Table 4.3-3
Potential Impacts to Sensitive Species
Rezone
Sites*
Sensitive
Plants
Sensitive
Wildlife
Least Bell’s
Vireo
Coastal California
Gnatcatcher
Nesting and
Migratory Birds
1 Yes Yes - Yes Yes
2 Yes Yes - Yes Yes
3 Yes Yes - Yes Yes
4 Yes Yes - Yes Yes
5 Yes Yes - Yes Yes
6 - - - Yes Yes
7 - - - Yes Yes
8 Yes Yes - Yes Yes
9 - - - Yes Yes
10 Yes Yes - Yes Yes
11 - - - - Yes
12 - - - - Yes
15* Yes Yes - - Yes
16A* Yes Yes Yes Yes Yes
16B Yes Yes - Yes Yes
17* Yes Yes Yes Yes Yes
18* Yes Yes Yes - Yes
19 Yes Yes - - Yes
20A Yes Yes - - Yes
20B* Yes Yes - - Yes
24* -- -- - - Yes
25 - - - - Yes
29 - - - - Yes
30 - - - - Yes
35 Yes Yes Yes Yes Yes
Graves Site - - - - Yes
*
Indicates housing sites that have been identified as eligible for by-right development.
Direct impacts to sensitive plant and wildlife species could potentially result from the removal of occupied habitat within undeveloped or substantially unimproved sites through grading and other land development activities. Site-specific vegetation mapping would be required to verify resources present. Additionally, indirect impacts to sensitive plant or wildlife species could also result from excess noise, lighting, or runoff generated during project construction. Table 4.3-3 identifies the potential species that could be impacted at each site. Future development of these sites has the potential to disturb sensitive on-site biological resources, specifically plants, wildlife, least Bell’s vireo, coastal California gnatcatcher, and nesting and migratory birds.
As shown in Table 4.3-3, the following Rezone Sites are considered undeveloped or have a substantial portion of the site unimproved (e.g., have the potential to contain native and/or nonnative habitats), and future development of these sites has the potential to impact sensitive plants or wildlife: 1, 2, 3, 4, 5, 8, 10, 15, 16A, 16B, 17, 18, 19, 20A, 20B, and 35 . Future development of these sites could result in direct and/or indirect impacts to sensitive plants and sensitive wildlife. At this
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program level of analysis, there are no project-specific development plans to review that would allow for site-specific impact identification and/or avoidance. Future development would proceed based on the timing and proposed designs of individual property owners. Therefore, at a program level of review, impacts associated with sensitive plants and wildlife would be potentially significant.
As shown in Table 4.3-3, impacts to least Bell’s vireo could occur as a result of future development within Site 16A, 17, 18, and 35. Direct impacts to least Bell’s vireo could potentially result from the removal of riparian habitat during the least Bell’s vireo breeding season (April 10 to July 31).
Additionally, indirect impacts could also result from excess noise or lighting generated during project construction should it occur within 300 feet of riparian habitat during the breeding season (April 10 to July 31).
As shown in Table 4.3-3, the following Rezone Sites have been mapped as containing or adjacent to coastal sage scrub or chaparral habitat, and future development of these sites has the potential for direct and/or indirect impacts to coastal California gnatcatcher: 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 16A, 16B, 17, and 35. Direct impacts to coastal California gnatcatcher could potentially result from the removal of coastal sage scrub habitat during the coastal California gnatcatcher breeding season (March 1 to August 15). Additionally, indirect impacts could also result from excess noise or lighting generated during project construction should it occur within 300 feet of coastal sage scrub or chaparral habitat during the breeding season (March 1 to August 15). Direct and/or indirect impacts to coastal California gnatcatcher would be potentially significant.
As shown in Table 4.3-3, due to the potential for mature trees and/or native/non-native vegetation to support these nesting birds, future development at all of the Rezone Sites has the potential to directly impact nesting or migratory bird species should vegetation clearing and/or project construction occur during the general bird breeding season. Direct impacts to nesting or migratory birds, including raptors (as protected under the MBTA), could potentially result from the removal of mature trees and/or native vegetation within project areas during the typical bird breeding season (January 15–September 15). Direct impacts to migratory or nesting birds would be potentially significant.
4.3.5.2 Significance of Impacts
Future development at the Rezone Sites would result in significant impacts, as follows:
• Direct and/or indirect impacts to sensitive plants and sensitive wildlife within Rezone Sites 1, 2, 3, 4, 5, 8, 10, 15, 16A, 16B, 18, 19, 20A, 20B, and 35 would be potentially significant (Impact BIO-1).
• Direct and/or indirect impacts to least Bell’s vireo within Rezone Sites 16A, 17, 18, and 35 would be potentially significant (Impact BIO-2).
• Direct and/or indirect impacts to coastal California gnatcatcher within Rezone Sites 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 16A, 16B, 17, and 35. would be potentially significant (Impact BIO-3). • Direct impacts to migratory or nesting birds within all Rezone Sites would be potentially significant (Impact BIO-4).
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4.3.5.3 Mitigation Framework
Mitigation is proposed for implementation of both discretionary and by-right development projects.
Mitigation would be either be applied during a future discretionary review or for by-right development, would be applied as a requirement of the City’s objective design and performance standards adopted as part of the project. Future development of Rezone Sites would require implementation of the following mitigation framework:
MM-BIO-1: Applications for future development, where the City has determined a potential for impacts to sensitive biological resources, shall be required to comply with the following mitigation measure.
a) Prior to issuance of any construction permit or any earth-moving activities, a sitespecific general biological resources survey shall be conducted to identify the presence of any sensitive biological resources, including any sensitive plant or wildlife species. A biological resources report shall be submitted to the City to document the results of the biological resources survey. The report shall include:
(1) the methods used to determine the presence of sensitive biological resources; (2) vegetation mapping of all vegetation communities and/or land cover types; (3) the locations of any sensitive plant or wildlife species; (4) an evaluation of the potential for occurrence of any listed, rare, and narrow endemic species; and (5) an evaluation of the significance of any potential direct or indirect impacts from the proposed project. If suitable habitat for sensitive species is identified based on the general biological survey, then focused presence/absence surveys shall be conducted in accordance with applicable resource agency survey protocols and incorporated into the biological resources report. If potentially significant impacts to sensitive biological resources are identified, project-level grading and site plans shall incorporate project design features to avoid or minimize direct impacts on sensitive biological resources to the extent feasible, and the report shall also recommend appropriate mitigation to reduce the impacts to below a level of significance, where feasible. Mitigation measures shall be consistent with the standards contained in Section 5.3 of the 2018 Draft Santee Subarea Plan, and projects shall be required to obtain all necessary permits to ensure compliance with applicable federal, state, and local regulations, such as the federal and state Endangered Species Acts.
b) Environmentally Sensitive Areas shall be identified in the biological resources report and avoided to the maximum extent practicable. In areas near or adjacent to Environmentally Sensitive Areas (i.e., natural habitats and vegetation, wetlands, wildlife areas, wildlife corridors), the biological resources report will consider the following measures:
Avoidance of Environmentally Sensitive Areas. In areas near or adjacent to Environmentally Sensitive Areas, construction limits shall be clearly demarcated using highly visible barriers (such as silt fencing), which shall be installed under the supervision of a qualified biologist prior to the commencement of work.
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Construction personnel shall strictly limit their activities, vehicles, equipment, and construction materials to the project footprint, including designated staging areas, and routes of travel. The construction areas shall be limited to the minimal area necessary to complete the proposed project. The fencing shall remain in place until the completion of all construction activities and shall be promptly removed when construction is complete.
Biological Monitoring. A qualified biological monitor shall conduct construction monitoring of all work conducted within/adjacent to environmentally sensitive areas during all vegetation removal and ground-disturbing activities such as staging and grading, for the duration of the proposed project to ensure that practicable measures are being employed to avoid incidental disturbance of habitat outside the project footprints and to survey for sensitive wildlife species.
When vegetation removal and ground-disturbing activities are not occurring, asneeded monitoring at the project sites shall occur.
Worker Environmental Awareness Program. In areas near or adjacent to Environmentally Sensitive Areas, a qualified biologist shall conduct a Worker Environmental Awareness Program (WEAP) training session for project and construction personnel prior to the commencement of work. The training shall include a description of the species of concern and their habitats, the general provisions of the Endangered Species Acts (FESA and CESA), the penalties associated with violating the provisions of the acts, the general measures that are being implemented to conserve the species of concern as they relate to the project, and the access routes to and project site boundaries.
Best Management Practices. During future project construction activities, the following best management practices (BMPs) shall be implemented:
• All equipment maintenance, staging, and dispensing of fuel, oil, or any other such activities shall occur in developed or designated non-sensitive upland habitat areas. The designated upland areas shall be located to prevent runoff from any spills from entering Waters of the US.
• A construction Storm Water Pollution Prevention Plan (SWPPP) and a soil erosion and sedimentation plan shall be developed (where requirements are met) to minimize erosion and identify specific pollution prevention measures that shall eliminate or control potential point and nonpoint pollution sources onsite during and following the project construction phase. The SWPPP shall identify specific BMPs during project construction to prevent any water quality standard exceedances. In addition, the SWPPP shall contain provisions for changes to the plan such as alternative mechanisms, if necessary, during project design and/or construction to achieve the stated goals and performance standards.
• Trash shall be stored in closed containers so that it is not readily accessible to scavengers and shall be removed from the construction site on a daily basis.
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• Water quality shall be visually monitored by the biological monitor to ensure that no substantial increases in turbidity occur during construction. • All relevant natural resource permits and authorizations shall be obtained from appropriate agencies (i.e., USACE, RWQCB, and CDFW) prior to the initiation of construction activities. Permit conditions contained within the permits and authorizations shall be employed throughout the duration of the project.
• Hydrologic connectivity shall be maintained within drainages during the duration of construction. Brush, debris material, mud, silt, or other pollutants from construction activities shall not be placed within drainages and shall not be allowed to enter a flowing stream.
• Dust control measures shall be implemented by the contractor to reduce excessive dust emissions. Dust control measures shall be carried out at least two times per day on all construction days, or more during windy or dry periods, and may include wetting work areas, the use of soil binders on dirt roads, and wetting or covering stockpiles.
• No pets shall be allowed in, or adjacent to, the project sites. • Rodenticides, herbicides, insecticides, or other chemicals that could potentially harm wildlife or native plants shall not be used near or within Environmentally Sensitive Areas within or near the roadway segments. • Construction equipment shall be cleaned of mud or other debris that may contain invasive plants and/or seeds and inspected to reduce the potential of spreading noxious weeds before mobilizing to the site and before leaving the site during the course of construction.
• The cleaning of equipment will occur at least 300 feet from Environmentally Sensitive Area fencing.
Use of Native Plants. All project-related planting and landscaping shall not use plants listed on California Invasive Plant Council. Locally native plants shall be used near open space and native areas to the greatest extent feasible.
MM-BIO-2: Applications for future development, wherein the City has determined a potential for impacts to least Bell’s vireo, shall be required to comply with the following mitigation framework.
Prior to issuance of a permit for grading or vegetation removal, USFWS protocol surveys for least Bell’s vireo shall be required should project construction occur within 300 feet of riparian habitat during the breeding season (April 10 to July 31). If least Bell’s vireo are identified during the protocol surveys, then noise attenuation measures shall be required to ensure that noise levels from construction do not
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City of Santee Housing Element Rezone Program Implementation PEIR
exceed a 60 dB(A) hourly average per hour at the edge of the riparian habitat or to the ambient noise level if it exceeds 60 dB(A) prior to construction. Construction noise monitoring shall be required to verify that noise levels at the edge of occupied habitat are maintained below 60 dB(A) hourly average unless an analysis completed by a qualified acoustician shows that noise generated by construction activities would not exceed 60 dB(A) hourly average at the edge of occupied habitat.
MM-BIO-3: Applications for future development, where the City has determined a potential for impacts to coastal California gnatcatcher, shall be required to comply with the following mitigation framework.
Prior to issuance of a permit for grading or vegetation removal, USFWS protocol surveys for coastal California gnatcatcher shall be required where project construction is proposed within 300 feet of coastal sage scrub or chaparral habitat during the breeding season (March 1 through August 15). If coastal California gnatcatcher are identified during the protocol surveys, then noise attenuation measures shall be required to ensure that noise levels from construction do not exceed a 60 dB(A) hourly average per hour at the edge of the coastal sage scrub or chaparral habitat or to the ambient noise level if it exceeds 60 dB(A) prior to construction. Construction noise monitoring shall be required to verify that noise levels at the edge of occupied habitat are maintained below 60 dB(A) hourly average unless an analysis completed by a qualified acoustician shows that noise generated by construction activities would not exceed 60 dB(A) hourly average at the edge of occupied habitat.
MM-BIO-4: Applications for future development, where the City has determined a potential for impacts to mature trees and/or native vegetation suitable for nesting birds, shall be required to comply with the following mitigation framework.
If any construction commences during the bird breeding season, a preconstruction survey for nesting birds shall occur within three days prior to construction activities by an experienced avian biologist. The survey shall occur within all suitable nesting habitat within the project impact area and a minimum 250-foot buffer (or as otherwise mandated by wildlife agencies [CDFW and USFWS]). If nesting birds are found, an avoidance area shall be established, in consultation with the wildlife agencies as appropriate, by a qualified biologist around the nest until a qualified avian biologist has determined that young have fledged or nesting activities have ceased. The project site shall be re-surveyed if there is a lapse in construction activities for more than 3 days.
4.3.5.4 Significance After Mitigation
Direct and indirect impacts to sensitive plants and sensitive wildlife, including least Bell’s vireo, coastal California gnatcatcher, and migratory or nesting birds, would be reduced to a level less than significant with implementation of the mitigation framework MM-BIO-1, MM-BIO-2, MM-BIO-3, and MM-BIO-4.
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City of Santee Housing Element Rezone Program Implementation PEIR
4.3.6 Issue 2: Sensitive Vegetation Communities
Would the project have a substantial adverse effect on any sensitive natural community identified in local or regional plans, policies, and regulations or by CDFW or USFWS?
4.3.6.1 Impact Analysis
While the project does not specifically propose vegetation removal, future development of the Rezone Sites could have the potential to directly impact sensitive vegetation communities through such activities. Sensitive vegetation communities which exist or have the potential to exist at Rezone Sites include coastal sage scrub, non-native grasslands, and wetland/riparian. These communities are considered sensitive due to their limited occurrence and ability to support diverse and sensitive species. Estimated acreages of sensitive vegetation communities are reported in Table 4.3-1; however, the acreages are based on regional vegetation mapping and must be verified by a sitespecific biological survey when a development is proposed. As shown in Table 4.3-1, approximately 37 acres, or 22 percent of the total land area affected by the proposed rezones may contain sensitive habitats. Actual impacts would require verification during the project level review process.
The following Rezone Sites are considered undeveloped or have a substantial portion of the site unimproved (e.g., have the potential to contain native and/or non-native habitats), and future development of these sites has the potential to result in impacts due to the removal of sensitive vegetation communities: 1, 2, 3, 4, 5, 8, 10, 16A, 16B, 17, 18, 19, 20A, 20B, and 35. Future development at these sites could directly impact sensitive vegetation communities. At this program level of analysis, there are no project-specific development plans available for review that would allow for site-specific identification of sensitive vegetation communities and/or determination of avoidance.
Future development would proceed based on the timing and proposed designs of individual property owners. Therefore, at this program level of review, impacts associated with removal of sensitive vegetation communities would be potentially significant.
4.3.6.2 Significance of Impacts
Direct impacts to sensitive vegetation communities within Rezone Sites 1, 2, 3, 4, 5, 8, 10, 15, 16A, 16B, 17, 18, 19, 20A, 20B, and 35 would be potentially significant (Impact BIO-5).
4.3.6.3 Mitigation Framework
Mitigation is proposed for implementation of both discretionary and by-right development projects.
Mitigation would either be applied during a future discretionary review or for by-right development or would be applied as a requirement of the City’s objective design and performance standards adopted as part of the project. Future development of Rezone Sites would require implementation of the following mitigation framework:
MM-BIO-1 (refer to Section 4.3.5.3) would require site-specific biology surveys, at the time future projects are proposed, as determined by the City based on the conditions at the time of application.
Potentially significant impacts to sensitive vegetation communities shall be identified during the
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biology survey and project-specific mitigation measures to reduce the impacts to below a level of significance shall be identified in a biological resources report.
MM-BIO-5: Prior to issuance of any grading or removal of sensitive vegetation communities, the applicant shall provide evidence to the City that replacement habitats have been preserved in accordance with the mitigation ratios in the 2018 Draft Santee Subarea Plan. The required acreages and types of replacement habitat shall be included as a note on the grading plans and the City shall require evidence of satisfaction prior to grading. Replacement habitats may be in the form of a dedicated easement, proof of purchase of mitigation credits, or other method of conservation. The applicant shall additionally implement all feasible avoidance and minimization measures to protect habitats remaining on-site.
4.3.6.4 Significance After Mitigation
Impacts to sensitive vegetation communities would be reduced to a level less than significant with implementation of the MM-BIO-1 and MM-BIO-5.
4.3.7 Issue 3: Wetlands
Would the project have a have a substantial adverse effect on wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
4.3.7.1 Impact Analysis
While the project does not specifically propose alteration of a known or potential jurisdictional water or wetland, future development of the Rezone Sites have the potential to directly or indirectly impact jurisdictional waters or wetlands by vegetation removal and/or grading activities associated with development. As detailed in Table 4.3-2 and shown on Figure 4.3-2, Rezone Sites 1, 2, 3, 4, 5, 16A, 16B, 17, and 18 have been mapped as potentially containing a wetland or water resource (USFWS 2021a). Additionally, Rezone Sites 8, 10, 19, 20A, and 35 have the potential for unmapped jurisdictional waters or wetlands. Because the biological resource assessment associated with Rezone Sites are based on secondary source information rather than site-specific field surveys, specific impacts would be refined for individual projects. Site-specific analysis and determination of feasibility of avoidance is not possible at this program level of review due to the absence of any project specific development proposals. At the time development is proposed and where the potential for jurisdictional waters or wetlands may be present, a formal wetland delineation would be required in conjunction with future project applications to identify the precise boundaries of jurisdictional resources. While it is possible that specific projects may be able to avoid wetland resources through project design, at this program level of analysis, there are no project-specific development plans that would allow for site-specific identification of wetland resources or jurisdictional waters. Future development would proceed based on the timing and proposed designs of individual property owners which is unknown at this time. Therefore, impacts to jurisdictional waters and wetlands would be potentially significant.
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City of Santee Housing Element Rezone Program Implementation PEIR
4.3.7.2 Significance of Impacts
Impacts to jurisdictional waters and wetlands within Rezone Sites 1, 2, 3, 4, 5, 8, 10, 16A, 16B, 17, 18, 20A, and 35) would be potentially significant (Impact BIO-6).
4.3.7.3 Mitigation Framework
Mitigation is proposed for implementation of both discretionary and by-right development projects.
Mitigation would either be applied during a future discretionary review or for by-right development or would be applied as a requirement of the City’s objective design and performance standards adopted as part of the project. Future development of Rezone Sites would be subject to the following mitigation framework:
MM-BIO-6: Applications where the City has determined a potential for impacts to jurisdictional waters and wetlands, shall be required to comply with the following mitigation framework.
Prior to issuance of any construction permit or any earth-moving activities, a sitespecific general biological resources survey (BIO-1) shall be conducted to identify the presence of any sensitive biological resources, including any wetlands. Should any potential jurisdictional waters or wetlands be identified on-site during the general biological resources survey, then a jurisdictional wetlands delineation shall be conducted following the methods outlined in the USACE’s 1987 Wetlands Delineation Manual and the Regional Supplement to the Corps of Engineers Delineation Manual for the Arid West Region. The limits of any wetland habitats on-site under the sole jurisdiction of CDFW shall also be delineated, as well as any special aquatic sites that may not meet federal jurisdictional criteria but are regulated by the RWQCB.
Avoidance measures based on project-level grading and site plans shall be incorporated into the project design to minimize direct impacts to jurisdictional waters consistent with federal, state, and City guidelines. Unavoidable impacts to wetlands shall be minimized to the maximum extent practicable and would be subject to alternatives and mitigation analyses consistent with U.S. Environmental Protection Agency 404(b)(1) findings and procedures under the USACE’s permit process.
Unavoidable impacts would require the in-kind creation of new wetland of the same type lost, at a ratio determined by the applicable regulatory agencies that would prevent any net loss of wetland functions and values. Wetland creation on-site or within the same wetland system shall be given preference over replacement off-site or within a different system. The City shall also control use and development in surrounding areas of influence to wetlands with the application of buffer zones. Buffer widths shall be 50 to 200 feet from the edge of the wetland/riparian habitat, unless the applicant demonstrates that a buffer of lesser width would protect the resources of the wetland based on site-specific information related to construction and operation. Use and development within buffer areas shall be limited to minor passive recreational uses with fencing, desiltation or erosion control facilities, or other improvements deemed necessary to protect the habitat, to be located in the upper
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City of Santee Housing Element Rezone Program Implementation PEIR
(upland) half of the buffer when feasible. All wetlands and buffers shall be permanently conserved or protected through the application of an open space easement or other suitable device.
Additional requirements apply for development along the San Diego River to implement Draft Subarea Plan Section 5.3.4.3. Specifically, wherever development is proposed in or adjacent to riparian habitats along the main stem San Diego River, the riparian area and other wetlands or associated natural habitats located on the project site shall be designated as biological open space and incorporated into the preserve, including recordation of an easement to ensure their protection in perpetuity. In addition, a minimum 100-foot biological buffer shall be established for upland habitats, beginning at the outer edge of riparian vegetation. Within the 100- foot biological buffer, no new development shall be allowed, and the area shall be managed for natural biological values as part of the preserve system. In the event that natural habitats do not cover the 100-foot buffer area at the time of the proposed action, habitats appropriate to the location and soils shall be restored as a condition for the proposed action. In most cases, coastal sage scrub vegetation shall be the preferred habitat to restore within the biological buffer.
4.3.7.4 Significance After Mitigation
Impacts to on-site jurisdictional waters and wetlands would be reduced to a level less than significant with implementation of the mitigation framework including MM-BIO-6.
4.3.8 Issue 4: Wildlife Corridors
Would the project interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites?
4.3.8.1 Impact Analysis
The Rezone Sites are primarily restricted by developed land. Although Rezone Sites 10, 16A, 16B, 18, and 35 are bounded, in part, by undeveloped land, they do not meet the criteria for a wildlife movement corridor as they are restricted by roads and other development. Additionally, they are not identified as a wildlife movement corridor in the Draft Santee Subarea Plan.
A portion of Rezone Sites 17 and 18 contain areas associated with the San Diego River and its tributaries. While the Draft Santee Subarea Plan identifies the San Diego River as a regionally significant wildlife movement corridor; the Subarea Plan anticipated development of Rezone Sites 17 and 18. (Refer to Subarea Plan Figure 5-1, Subarea Plan Preserve Santee MSCP Subarea Plan) and shows those sites as being located outside of the Preserve. Retention of the river corridor outside of these sites would be consistent with the Subarea Plan assumptions for wildlife movement.
Furthermore, any potential impacts to wetland and riparian habitats within Rezone Sites 17 and 18 would be required to comply with State and Federal requirements for wetland avoidance and
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implementation of MM-BIO-6 which ensures wetland resources are avoided or mitigated and adequate buffers are retained adjacent to the San Diego River.
Application of the mitigation measures described in this section to both ministerial and discretionary development projects would ensure impacts to wildlife corridors would be reduced or avoided to a level that would be less than significant.
4.3.8.2 Significance of Impacts
Impacts associated with wildlife movement corridors would be less than significant.
4.3.8.3 Mitigation Framework
None required.
4.3.8.4 Significance After Mitigation
Impacts to wildlife corridors would be less than significant.
4.3.9 Issue 5: Habitat Conservation Planning
Would the project conflict with the provisions of an adopted HCP, NCCP, or other approved local, regional, or state HCP?
4.3.9.1 Impact Analysis
The project would not conflict with an adopted HCP, NCCP, or any other approved local, regional, or state HCP. As noted above, the Rezone Sites are located within the planning area for the Draft Santee Subarea Plan, which has not been adopted. Implementation of MM-BIO-1 through MM-BIO6 would ensure future development within the Rezone Sites is consistent with the Draft Santee Subarea Plan by requiring site-specific surveys to be conducted for future project-level review to verify the presence of sensitive biological resources occurring on individual sites; determine the extent of any potential impacts; and provide mitigation to reduce the impacts to below a level of significance.
Overall, all future projects (discretionary and by-right) would be required to address sensitive species and vegetation communities identified in the Draft Santee Subarea Plan, and therefore impacts associated with conflicts with an adopted HCP, NCCP, or any other approved local, regional, or state HCP would be less than significant.
4.3.9.2 Significance of Impacts
Potential impacts associated with conflicts with the Draft Santee Subarea Plan or any local, regional, and state HCPs would be less than significant.
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City of Santee Housing Element Rezone Program Implementation PEIR
4.3.9.3 Mitigation Framework
None required.
4.3.9.4 Significance After Mitigation
All future projects would be required to address sensitive species and vegetation communities identified in the Draft Santee Subarea Plan, and therefore impacts associated with conflicts with an adopted HCP, NCCP, or any other approved local, regional, or state HCP would be less than significant.
4.3.10 Issue 6: Policies and Ordinances Protecting Biological Resources
Would the project conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
4.3.10.1 Impact Analysis
The project does not propose any activities that would conflict with local policies or ordinances protecting biological resources. Future development would be required to implement the mitigation framework, including MM-BIO-1 through MM-BIO-6, as applicable to ensure impacts associated with biological resources would be reduced to a level that is less than significant.
Additionally, the City’s Municipal Code Chapter 8.06 aim to regulate the planting, maintenance, and removal of public trees and Chapter 11.8 aims to regulate the obstruction or interference of any natural watercourse or channel. Chapter 13.08 and 13.16 also require development review procedures and standards pertaining to biological resources. Future development, discretionary or by-right, would not conflict with the City’s adopted regulations pertaining to trees or natural watercourses. All future projects within the Rezone Sites would be required to adhere to these policies and regulations; therefore, impacts would be less than significant.
4.3.10.2 Significance of Impacts
Potential impacts associated with local tree policies or ordinances protecting biological resources such as local watercourses would be less than significant.
4.3.10.3 Mitigation Framework
None required.
4.3.10.4 Significance After Mitigation
Future development would not conflict with the City’s adopted regulations pertaining to trees or natural watercourses. All future projects within the Rezone Sites would be required to adhere to these policies and regulations; therefore, impacts would be less than significant.
4.0 Environmental Analysis 4.4 Cultural Resources and Tribal Cultural Resources City of Santee Housing Element Rezone Program Implementation PEIR
4.4 Cultural Resources and Tribal Cultural Resources
This section analyzes potential impacts to cultural resources and tribal cultural resources that could result from implementation of the City of Santee (City) 6th Cycle Housing Element Rezone Program (project). The sites included in the analysis are detailed in Table 3-2 and include 25 housing sites and the two sites located on Graves Avenue, collectively referred to as the Rezone Sites. Information presented in this section was obtained from a records search of the Rezone Sites in February 2021.
The search consisted of a review of all relevant site records and reports on file at the South Coast Information Center (SCIC). Other secondary source documentation includes review of the City’s General Plan (2003), in-house review of historic aerial photographs, and tribal consultations.
4.4.1 Existing Conditions
4.4.1.1 Cultural Setting
a. Prehistoric Period
The prehistoric cultural sequence in San Diego County is generally conceived as comprising three basic periods: the Paleoindian, dated between about 11,500 and 8,500 years ago and manifested by the artifacts of the San Dieguito Complex; the Archaic, lasting from about 8,500 to 1,500 years ago (A.D. 500) and manifested by the cobble and core technology of the La Jollan Complex; and the Late Prehistoric, lasting from about 1,500 years ago to historic contact (i.e., A.D. 500 to 1769) and represented by the Cuyamaca Complex.
The Paleoindian Period in San Diego County is most closely associated with the San Dieguito Complex. The San Dieguito assemblage consists of well-made scraper planes, choppers, scraping tools, crescentics, elongated bifacial knives, and leaf-shaped points. The San Dieguito Complex is thought to represent an early emphasis on hunting (Warren et al. 1993:III-33).
The Archaic Period brings an apparent shift toward a more generalized economy and an increased emphasis on seed resources, small game, and shellfish. The local cultural manifestations of the Archaic Period are called the La Jollan Complex along the coast and the Pauma Complex inland.
Pauma Complex sites lack the shell that dominates many La Jollan sites. Along with an economic focus on gathering plant resources, the settlement system appears to have been more sedentary.
The La Jollan assemblage is dominated by rough, cobble-based choppers and scrapers, and slab and basin metates. Large side-notched and Elko series projectile points appeared. Large deposits of marine shell at coastal sites indicate the importance of shellfish gathering to the coastal Archaic economy (True 1980).
The Late Prehistoric archaeology of the San Diego coast and foothills is represented by the Cuyamaca Complex. The Cuyamaca Complex is characterized by the presence of arrowshaft straighteners, pendants, comales (heating stones), Tizon Brownware pottery, ceramic figurines reminiscent of Hohokam styles, ceramic “Yuman bow pipes,” ceramic rattles, miniature pottery various cobblebased tools (e.g., scrapers, choppers, hammerstones), bone awls, manos and metates, mortars and
4.0 Environmental Analysis 4.4 Cultural Resources and Tribal Cultural Resources City of Santee Housing Element Rezone Program Implementation PEIR
pestles, and Desert side-notched (more common) and Cottonwood Series projectile points (True 1970). As evidenced through the archaeology, patterns began to emerge which suggest the ethnohistory of the Kumeyaay and is characterized by higher population densities and elaborate social, political, and technological systems. Economic systems diversify and intensify during this period, with the continued elaboration of trade networks, the use of shell-bead currency, and the appearance of more labor-intensive, but effective technological innovations. b. Ethnohistoric Period
The Kumeyaay (also known as Kamia, Ipai, Tipai, and Diegueño) occupied the southern two-thirds of San Diego County and lived in semi-sedentary, politically autonomous villages or rancherias. A settlement system typically consisted of two or more seasonal villages with temporary camps radiating away from these central places (Cline 1984). Their economic system consisted of hunting and gathering, with a focus on small game, acorns, grass seeds, and other plant resources. The most basic social and economic unit was the patrilocal extended family. A wide range of tools was made of locally available and imported materials. A simple shoulder-height bow was used for hunting.
Numerous other flaked stone tools were made, including scrapers, choppers, flake-based cutting tools, and biface knives. Preferred stone types were locally available metavolcanics, cherts, and quartz. Obsidian was imported from the deserts to the north and east. Ground stone objects include mortars and pestles typically made of locally available fine-grained granite. Both portable and bedrock types are known. The Kumeyaay made fine baskets. These employed either coiled or twined construction. The Kumeyaay also made pottery, using the paddle-and-anvil technique. Most were a plain brown utility ware called Tizon Brownware, but some were decorated (May 1978; Spier 1923). c. Historic Period
San Diego was first settled by Spanish colonists in A.D. 1769, when the Mission San Diego de Alcalá and Presidio de San Diego were founded. The Spanish period (1769–1820) economy was based on cattle grazing. Missions were major population centers, and mission cattle roamed freely over open range, tended by Indian vaqueros. European contact substantially and pervasively stressed the social, political, and economic fabric of aboriginal culture (Shipek 1986, 1991). Disease, starvation, and a general institutional collapse caused emigration, birth rate declines, and high adult and infant mortality levels for the aboriginal groups in San Diego County (Shipek 1991).
The citizens of Mexico successfully revolted against the Spanish in 1821. The Mexican government secularized the missions in 1833. The U.S. took over the northern half of Mexico as a result of the Mexican–American War in 1848, and California became a state in 1850. American settlement in southern California was slow during the Gold Rush, when northern California experienced a dramatic population explosion (Rolle 1998). By the late 1800s, the County witnessed the beginning of a recognizable downtown San Diego area and the gradual development of a number of outlying communities, many of which were established around previously defined ranchos and land grants.
These communities were composed of an aggregate of people who lived on scattered farmsteads tied together through a common school district, church, post office, and country store (Hector and Van Wormer 1986; Pourade 1963).
4.0 Environmental Analysis 4.4 Cultural Resources and Tribal Cultural Resources City of Santee Housing Element Rezone Program Implementation PEIR
The Rezone Sites are located within an area that was encompassed by El Cajón Rancho. El Cajón Rancho was a 48,799-acre cattle ranch, covering present-day cities of El Cajon, Bostonia, Santee, Lakeside, Flinn Springs, and the eastern part of La Mesa. The rancho was used by the Spanish Catholic Church to support Mission San Diego de Alcalá until secularization in 1834 (Pourade 1969). In 1845, it was granted to Doña Maria Antonia Estudillo de Pedrorena, the wife of Don Miguel de Pedrorena who built Casa de Estudillo in Old Town. El Cajón Rancho was the third largest rancho grant in the county. During the American Civil War (1861–1865), the rancho was opened to settlement.
In 1877, George A. Cowles purchased 4,000 acres, which eventually became Santee (City of Santee 2021). Cowles purchased the property to develop vineyards. A town developed, known as Cowlestown, which was linked to the Cuyamaca Railroad. George A. Cowles died in 1887, following which, in 1891, Jennie Cowles married Milton Santee, a realtor and surveyor. In 1893, the community changed its name to Santee, which was also adopted by the school district. Hosmer McCoon purchased 9,543 acres in 1885 and created Fanita Ranch, which was purchased in 1898 by the Scripps family (City of Santee 2021).
During World War II, the federal government purchased 2,300 acres of Fanita Ranch west of presentday Santee to use as military training grounds. The remaining 4,300 acres of the ranch were purchased by the Carlton Company (later known as Santee-Carlton Company) in 1958. Santee remained a small community during the first half of the twentieth century. That changed, however, beginning in the 1950s. By 1970, the population had risen from less than 2,000 to 25,750 (City of Santee 2021). In 1980, Santee voted to incorporate.
4.4.1.2 Existing Resources
Cultural resources typically include prehistoric and historic archaeological sites, buildings, structures, features (including significant trees or other landscaping), places, or other objects of historical, archaeological, scientific, educational, cultural, architectural, aesthetic, or traditional significance to the citizens of Santee and the region. Prehistoric site examples would include habitation debris, temporary camps, lithic and ceramic scatters, quarries, and trails.
Historic archaeological sites typically consist of trash dumps/scatters, but may also include structure remains. Historic structures may include houses, apartment buildings, commercial buildings, bridges, towers, and other standing structures. Although historic structures could potentially occur anywhere in the City, there is a greater potential for these resources to occur in the older neighborhoods of Santee. Generally, structures 50 years of age or older have the potential to be historic resources, based on National Register of Historic Places (NHRP) guidelines. Structures must have retained their original integrity and context in order to be considered a historic resource. Any project area that is presently developed has the potential, however, to contain a historical structure(s).
Undeveloped sites have the potential for the presence of unknown archaeological resources as the likelihood of encountering archaeological resources is greatest on sites that have been minimally excavated in the past (e.g., undeveloped parcels, vacant lots, and lots containing undeveloped areas).
Previously excavated areas are generally considered to have a low potential for archaeological resources, since the soil containing the archaeological resources has been removed or previously disturbed; however, there is still a potential for buried archaeological resources.
4.0 Environmental Analysis 4.4 Cultural Resources and Tribal Cultural Resources City of Santee Housing Element Rezone Program Implementation PEIR
Under the General Plan, three areas have been designated as having a higher potential for archaeological deposits. As shown on Figure 4.4-1, two areas in the northern portion of the City are identified as having Moderate Potential to encounter Register Eligible Archaeological Sites. Areas along the San Diego River corridor have a moderate potential for buried significant and registereligible archaeological deposits. The periodic floods along the river have buried deposits with alluvial deposits. The corridor contains known villages, several temporary camps, and lithic scatters, and bedrock milling features. Rezone Sites 15, 16A, 16B, 17, 18, 20A, 20B, and 35 are located within this sensitive area. The northern portion of Sycamore Canyon contains village/temporary camps with midden soil, rock art, rock features, and artifact scatters. Rezone Sites 1 through 10 are located within this sensitive area. The third location is a North Magnolia Avenue which is mostly undeveloped land bound by Fanita Ranch on the west and north, the city limits on the east, and residential development on the south. None of the Rezone Sites are located within this sensitive area. a. Records Search Results
In February 2021, RECON requested a records search for the Rezone Sites from the California Historical Resources Information System, at the SCIC, located at San Diego State University. The search indicated three archaeological cultural resources (one historic, one prehistoric, and one multicomponent) and two historic structures (Edgemoor Barn and a single-family house built in 1915) are present within or immediately adjacent to the Rezone Sites.
Historic Resources
Two historic resources have been identified within or immediately adjacent to the Rezone Sites. • The Edgemoor Farm Dairy Barn, also called the Edgemoor Polo Barn, was listed on the NRHP in 1985 under 85001065. The barn is located immediately adjacent to Site 20a. The barn is eligible under criterion “A” for its association with the growth of polo and development of scientific dairy methods in San Diego and the United States between 1913 and 1924. It is also eligible under criterion “C” for its architectural style as the only Dutch gambrel-roofed barn in San Diego.
Walter Dupree, a Chicago businessman and notable polo player, bought the dairy farm in 1913 and built the barn. In 1914, Dupree had a heard of imported Guernsey cattle and polo ponies. Dupree became the authority and breeder for Guernsey cattle in the United States because he used modern equipment and scientific methods. Dupree sold the farm in 1921 to Godfrey and Emily Strobeck who sold the property to the County of San Diego in 1923.
The County of San Diego converted the dairy farm into a poor farm. Poor farms and poor houses were places where the impoverished and aged were cared for by individual counties in the years before the New Deal before federal welfare programs. The poor farm raised Holstein cows, hogs, and poultry and cultivated vegetables and produce and was a home for the aged and impoverished who worked the farm along with workers. The farm changed names to Edgemoor Geriatric Hospital in 1955. A number of buildings were added and demolished between 1950 and 2009 (Brandes 1984). The buildings immediately surrounding the barn were demolished by 2010 (Nationwide Environmental Title Research LLC 2021). A new hospital was built in 2009 in a new location north of the San Diego River. The only original building is the barn. Currently, the barn houses the Santee Historical Society and a museum.
FIGURE 4.4-1
Archaeological Resource Sensitivity Map
24 30
29 25
15 16B
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19 35
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City of Santee Boundary
Discretionary Development Sites
Eligible By-Right Development Sites
Graves Avenue Rezone Sites
Moderate Potential for Register
Eligible Archeological Sites
Moderate Potential for Register
Eligible Buried Archeological Sites
4.0 Environmental Analysis 4.4 Cultural Resources and Tribal Cultural Resources City of Santee Housing Element Rezone Program Implementation PEIR
• Site 24 contains the single-family house that was built circa 1915 in the Bungalow style. This style was common for small rural houses in the early part of the century. The house was not associated with a significant person or event. This resource has been determined not eligible for the National Register of Historic Properties (Crafts 2003). For the above reasons, the house is also not recommended eligible for the California Register of Historical Resources.
Archaeological Resources
A number of archaeological resources were identified within or adjacent to the Rezone Sites. • CA-SDI-20778/P-37-032878 was recorded in 2012 as multi-component site with two prehistoric features, ground stone and lithic artifacts, shell scatter and a trash scatter. The site is immediately adjacent to two Rezone Sites. The prehistoric features included two clusters of fire-affected manos: one feature was five feet deep. The historic artifacts are associated with the Edgemoor site including its later uses as a County “poor” farm and geriatric facility.
The site was destroyed during construction and is therefore not eligible for the California Register of Historic Resources (CRHR). However, there is a high likelihood the site extends past its current boundaries.
• CA-SDI-22504/P-37-037786 was recorded in 2018 as the boundary for Fanita Ranch including a trash scatter, a dam, a paved road, fence, and quarry. Small portions on the east and west sides of the site boundary are crossed by two Rezone Sites on the east, and two Rezone Sites on the west. This site was recommended not eligible for the NRHP or the CRHR at the time of its recording.
• CA-SDI-5669/P-37-005669 was recorded in 1983 as a ground stone and lithic scatter locus of a larger village site. A portion of the site is within a Rezone Site. A portion of the resource located outside the Rezone Site has been evaluated and recommended significant under the California Environmental Quality Act (CEQA); the portion within the Rezone Site, however, has not been evaluated for significance under CEQA.
Historic Aerial Photograph Review for Future By-Right Development and Graves Avenue Sites
Historic aerial photographs were reviewed at historicaerials.com to determine the history of land uses. The earliest photograph reviewed was from 1953 for all of the Rezone Sites. In 1953 all sites were used as agricultural fields with the exception of Site 20B. Site 20B contained buildings and driveways associated with the Edgemoor county poor farm in the 1953 photograph. The southwest corner of this parcel has remained vacant since 1953 but has periodically undergone mowing for weed control. Review of a 2014 aerial photograph shows the southwest corner may have been used as a gravel parking lot.
The other five sites identified for by-right development (Sites 15, 16A, 17, 18, and 24) have been mowed periodically to maintain weed control. Site 15 has remained vacant since 1953 and was likely graded as observed in the 1968 aerial photograph. Site 16A remained vacant through 1953; by 2003 a portion of the site was graded, and by 2009 most of the site had been graded. The existing house at Site 24 was present in the 1953 photograph with the remainder of the parcel being vacant. The vacant area has been used as a small agricultural field through the years and a perimeter road has
4.0 Environmental Analysis 4.4 Cultural Resources and Tribal Cultural Resources City of Santee Housing Element Rezone Program Implementation PEIR
been cleared and maintained through the years. Sites 17 and 18 have remained vacant with evidence of vehicle and foot traffic. The southeast corner of Site 17 shows evidence of grading in the 1998 aerial photograph and served as a storage yard by 1999. By 1964, structures and houses were present at the northern Graves site and were extant through the years including in the 2016 photograph. By 2019 those structures had been demolished and the Graves Avenue sites were vacant. Overall, all the by-right sites and Graves Avenue sites have had some level of ground-disturbing activities.
Survey Results for Future By-Right Development and Graves Avenue Sites A RECON archaeologist, accompanied by a Native American monitor from Red Tail Environmental, completed pedestrian surveys of Sites 15, 16A, 17, 18, 20B, and the Graves Avenue Sites on March 31, August 31, and November 4, 2021. All the parcels have been previously disturbed. The majority have been tilled and/or periodically mowed for vegetation clearing. All contained construction debris.
Site 15 had been impacted by numerous sewer manholes and lines. Site 16A had an 8-foot berm, had evidence of a recent fire, and an area with imported road gravel that may have served as a parking lot or laydown yard. The Santee Sandpits RC Car Racetrack and a BMX track were observed at Sites 17 and 18. Site 20B contained the asphalt driveway and parking areas from the Edgemoor Farm and later the County “poor farm”. Site 24 has likely been tilled and possibly graded in the past.
The Graves site still contained asphalt driveways and rubble from prior structures that have been demolished.
Despite past disturbances, three parcels contained cultural resources. A previously recorded site (CASDI-5669) and an isolated artifact (ISO-1) were recorded within Site 18 and 17, respectively. As noted above, the portion of CA-SDI-5669 within the project area has not been evaluated for significance.
The isolated artifact is not significant because it does not qualify under CRHR criteria. The third resource is a 1915 single-family house that is in fair condition within Site 24. b. Tribal Cultural Resources
A response letter from the Native American Heritage Commission (NAHC) was received on March 9, 2021 indicating positive results for their search of the Sacred Lands File for the proposed project area (Appendix D). The NAHC recommended that the City contact the Barona Group of the Capitan Grande and the Viejas Band of Kumeyaay Indians as well as the Kumeyaay Cultural Repatriation Committee. The NAHC also provided a list of other sources of cultural resources to contact for information regarding known and recorded sites (see Appendix D).
Based on the NAHC response, a tribal cultural resource is known in the vicinity of the Rezone Sites.
Tribal cultural resources may include sacred lands, burial grounds, archaeological sites, and other areas of cultural significance. Pursuant to Assembly Bill (AB) 52 and Senate Bill (SB) 18, on December 3, 2021 the City notified California Native American tribes identified by the NAHC or included on the City’s list of tribes seeking notice of projects subject to CEQA review. The City received no requests for consultations regarding the project’s potential impacts on cultural resources.
4.0 Environmental Analysis 4.4 Cultural Resources and Tribal Cultural Resources City of Santee Housing Element Rezone Program Implementation PEIR
4.4.2 Regulatory Framework
4.4.2.1 Federal
a. National Register of Historic Places
Federal criteria are those used to determine eligibility for the NRHP. The NRHP was established by the National Historic Preservation Act enacted in 1966 and is the official list of sites, buildings, structures, districts, and objects significant in American History, architecture, archaeology, engineering, and culture. The NRHP criteria state that the quality of significance in American history, architecture, archaeology, engineering, and culture is present in districts, sites, buildings, structures and objects that possess integrity of location, design, setting, materials, workmanship, feeling and association, and:
A. Are associated with events that have made a significant contribution to the broad patterns our history;
B. Are associated with the lives of persons important in our past; C. Embody the distinctive characteristics of a type, period, region, or method of construction, or represent the work of a master, or possess high artistic values; or that represent a significant and distinguishable entity whose components may lack individual distinction; or D. Have yielded, or may be likely to yield, information important in prehistory or history.
Certain properties are usually not considered for eligibility for the NRHP. These include ordinary cemeteries, birthplaces or graves of historical figures, properties owned by religious institutions or used for religious purposes, structures that have been moved or reconstructed, properties primarily commemorative in nature or properties that have become significant within the last 50 years. These types of properties can qualify if they are an integral part of a district that does meet the criteria, or if they fall within certain specific categories relating to architecture, or association with historically significant people or events. The vast majority of archaeological sites that qualify for listing do so under criterion D, which yields information or research potential.
4.4.2.2 State
a. California Register of Historic Resources
Similar to the NRHP, the CRHR program established in 1992, encourages public recognition and protection of resources of architectural, historical, archaeological, and cultural significance; identifies resources for planning purposes; determines eligibility of state historic grant funding; and provides certain protections under CEQA. State criteria are those listed in CEQA and used to determine whether an historic resource qualifies for the CRHR.
4.0 Environmental Analysis 4.4 Cultural Resources and Tribal Cultural Resources City of Santee Housing Element Rezone Program Implementation PEIR
A resource may be listed in the CRHR if it is significant at the federal, state, or local level under one of more of the four criteria listed below.
1. Is associated with events that have made a significant contribution to the broad patterns of local or regional history and cultural heritage of California or the U.S.
2. Is associated with the lives of persons important to the nation or to California’s past.
3. Embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual, or possesses high artistic values.
4. Has yielded, or may be likely to yield, information important in prehistory or history of the state or nation.
CEQA Sections 15064.5 and 21083.2(g) define the criteria for determining the significance of historical resources. Archaeological resources are considered “historical resources” for the purposes of CEQA.
Since resources that are not listed or determined eligible for the state or local registers may still be historically significant, their significance shall be determined if they are affected by a project. The significance of a historical resource under criterion 4 rests on its ability to address important research questions.
b. California Public Resources Code
Section 5097 of the Public Resources Code (PRC) specifies the procedures to be followed in the event of the unexpected discovery of human remains on nonfederal land. The disposition of Native American burial falls within the jurisdiction of the California NAHC. Section 5097.5 of the code states the following:
No person shall knowingly and willfully excavate upon, or remove, destroy, injure or deface any historic or prehistoric ruins, burial grounds, archaeological or vertebrate paleontological site, including fossilized footprints, inscriptions made by human agency, or any other archaeological, paleontological or historical feature, situated on public lands, except with the express permission of the public agency having jurisdiction over such lands. Violation of this section is a misdemeanor.
As used in this section, “public lands” means lands owned by, or under the jurisdiction of, the state or any city, county, district, authority or public corporation, or any agency thereof. Consequently, the City is required to comply with PRC Section 5097.5 for its activities on publicly owned land.
Section 5097.98 further defines the standards for the handling of Native American human remains.
Section 5097.993 sets requirements for the unlawful and malicious excavation, removal, destruction, injury, or defacing of a Native American historic, cultural, or sacred site, that is listed or may be eligible for listing in the CRHR.
4.0 Environmental Analysis 4.4 Cultural Resources and Tribal Cultural Resources City of Santee Housing Element Rezone Program Implementation PEIR
c. California Health and Safety Code
Section 7052 of the California Health and Safety Code makes the willful mutilation, disinterment, or removal of human remains a felony. Section 7050.5 requires that construction activities be stopped near discovered human remains until the coroner can determine whether the remains are those of a Native American. If determined to be Native American, the coroner must contact the NAHC. d. California Environmental Quality Act
CEQA was amended in 1992 to define “historical resources” as a resource listed in or determined eligible for listing on the California Register, a resource included in a local register of historical resources or identified as significant in a historical resource survey that meets certain requirements, and any object, building, structure, site, area, place, record or manuscript which a lead agency determines to be significant. Some resources that do not meet these criteria may still be historically significant for the purposes of CEQA. According to the CEQA Guidelines Section 15064.5 and Appendix G, adoption and implementation of a proposed project would result in a significant adverse cultural resources impact if a proposed project would:
1. Cause a substantial adverse change in the significance of a historical architectural resource that is listed on, or determined to be eligible for listing on, the NRHP or the CRHR; is listed on, or determined to be eligible for listing on, the San Diego List of Historic Sites; or that meets any of the following criteria:
• Is associated with events that have made a significant contribution to the broad patterns of history at the local, regional, state or national level; • Is associated with the lives of significant persons in the past on a local, regional, state or national level;
• Embodies the distinctive characteristics of a type, period or method of construction, or represents the work of a master, or possesses high artistic values; or • Has yielded, or may be likely to yield, information important in history or prehistory.
2. Cause a substantial adverse change in the significance of an important archaeological resource or disturb any human remains, including those interred outside of formal cemeteries.
e. Mills Act Program
The Mills Act is a state law allowing cities to enter into contracts with the owners of historic structures for the continued preservation of the property. The Historic Preservation Ordinance authorizes contracts known as “Mills Act” contracts for incentives for preservation of historic resources. The Mills Act Contract is a legally binding contract between the City and the historic homeowner, with a minimum term of 10 years that specifies what preservation, maintenance, and restoration efforts will be made by the property owner in exchange for tax savings. Applications for Mills Act agreements
4.0 Environmental Analysis 4.4 Cultural Resources and Tribal Cultural Resources City of Santee Housing Element Rezone Program Implementation PEIR
are reviewed by the Historic Preservation Commission and approved by the City Council. The County Assessor's Office determines what the new assessed value and property tax savings will be. Property tax savings can be substantial and must be used toward the preservation of the historic property.
4.4.2.3 Native American Involvement
Native American involvement in the development review process is addressed by several federal and state laws. The most notable of these are the California Native American Graves Protection and Repatriation Act (2001) and the federal Native American Graves Protection and Repatriation Act (1990). These acts ensure that Native American human remains and cultural items be treated with respect and dignity.
AB 52 requires consideration of a project’s potential to significantly impact a tribal cultural resource and requires early notice of projects and, if requested by a tribe, consultation with requesting tribes to inform the CEQA process. A tribal cultural resource might be a site, feature, place, cultural landscape, sacred place, or object with cultural value to a “California Native American tribe,” or is eligible for inclusion into the California Historic Register/local register, or is determined and supported by the local agency as a tribal cultural resource.
SB 18 requires local (City and County) governments to consult with California Native American tribes to aid in the protection of traditional tribal cultural places (“cultural places”) through local land use planning. The intent of SB 18 is to provide California Native American tribes an opportunity to participate in local land use decisions at an early planning stage, for the purpose of protecting, or mitigating impacts to, cultural places. SB 18 requires local governments to consult with tribes prior to making certain planning decisions and to provide notice to tribes at certain key points in the planning process. These consultation and notice requirements apply to adoption and amendment of both general plans (defined in Government Code Section 65300 et seq.) and specific plans (defined in Government Code Section 65450 et seq.).
4.4.2.4 Local
a. General Plan
The City of Santee’s General Plan contains policies related to preservation of significant historic or prehistoric sites. Pertinent objectives and policies related to cultural resources are listed below.
Community Enhancement Element
Objective 12.0: Recognize historic structures for their ability to strengthen place identity. • Policy 12.1: The City should ensure that future development respects and enhances the Edgemoor “Polo Barn” setting.
4.0 Environmental Analysis 4.4 Cultural Resources and Tribal Cultural Resources City of Santee Housing Element Rezone Program Implementation PEIR
Conservation Element
Objective 8.0: Preserve significant cultural resources. • Policy 8.1: The City shall require either the preservation of significant historic or prehistoric sites, or the professional retrieval of artifacts prior to the development of a site, consistent with the provisions of the California Environmental Quality Act. Preservation may include various measures including avoidance, preservation in place, incorporation into open space, or covering or capping. The type of preservation would depend upon the nature and significance of the archaeological resource and the practical requirements of the proposed land use.
• Policy 8.2: The City should require curation of any recovered artifacts as a condition of any cultural resources mitigation program.
4.4.3 Significance Determination Thresholds
According to Appendix G of the CEQA Guidelines, impacts related to cultural resources would be significant if the project would:
1) Threshold 1: Cause a substantial adverse change in the significance of a historical resource as defined in Section 15064.5.
2) Threshold 2: Cause a substantial adverse change in the significance of an archaeological resource pursuant to Section 15064.5.
3) Threshold 3: Disturb any human remains, including those interred outside of formal cemeteries.
4) Threshold 4: Cause a substantial adverse change in the significance of a tribal cultural resource, defined in PRC Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is listed or eligible for listing in the CRHR, or in a local register or a resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set form in subdivision (c) of PRC Section 5024.1.
4.4.4 Methodology
This section provides detailed analysis for those sites eligible for by-right development including Sites 15, 16A, 17, 18, 20B and 24. The two Graves Avenue sites were also analyzed at a site-specific level. The remainder of the Rezone Sites are discussed using a programmatic analysis, with the expectation that future discretionary review would be required prior to development.
RECON reviewed record search data from the SCIC and sacred lands files results from the NAHC, online historic aerial photographs, and conducted a site-specific archaeological field survey for eight parcels. Using 15-meter interval spacing between field personnel, a RECON archaeologist and Native
4.0 Environmental Analysis 4.4 Cultural Resources and Tribal Cultural Resources City of Santee Housing Element Rezone Program Implementation PEIR
American monitor from Red Tail Environmental inspected for evidence of archaeological materials such as flaked and ground stone tools, ceramics, milling features, and historic features on the future by-right development sites and the Graves Avenue parcels. The analysis for the remainder of the parcels relied on a desktop review. In addition, the City completed a consultation with local Native American tribes, consistent with SB 18 and AB 52 requirements.
4.4.5 Issue 1: Historic Resources
Would the project result in a substantial adverse change in the significance of a historical resource as defined in Section 15064.5?
4.4.5.1 Impact Analysis
The record search identified two historic resources: one adjacent to Site 20 and one within Site 24.
Adjacent to Site 20 is the Edgemoor Farm Dairy Barn which is listed on the NRHP. Impacts to this historical resource would be significant if future development would cause a substantial adverse change in the significance of a historical resource, as defined in the CEQA Guidelines Section 15064.5.
As defined in the CEQA Guidelines Section 15064.5, “substantial adverse change means physical demolition, destruction, relocation, or alteration of the resource or its immediate surroundings such that the significance of the historical resource is materially impaired.” If future development is not designed with sensitivity to the historic context of the Edgemoor Farm Dairy Barn, including adherence to Secretary of Interior Standards for the Treatment of Historic Properties and standards and guidelines prescribed by the State Office of Historic Preservation, indirect impacts to this historic structure could result. Development within a visual radius of the Barn, specifically development at Site 20, could result in indirect impacts to the historic resource related to the visibility of the resource and/or altering its surrounding visual character.
Site 24 contains a single-family house built circa 1915. This property has been recommended not eligible under any California Register of Historical Resources criteria. Future development would not result in a significant impact.
While the project does not specifically propose alteration of a known historic resource, it can be assumed that future development within the Rezone Sites could have the potential to directly or indirectly impact resources through such activities. The Rezone Sites have the potential to contain buildings or structures that may be 50 years of age or older at the time of future development and, therefore, may need to be evaluated for historical significance. Direct impacts to historical resources could potentially result from the physical demolition, destruction, relocation, or alteration of potential historic resources within the project areas. Policies 8-1 and 12.1 of the City’s General Plan (2003) are aimed at the protection of historic buildings. As future projects are planned, they must adhere to these policies and regulations through application of requirements for development review.
However, because site-specific details of specific projects are not known at this program-level of analysis including project footprints, project designs, and timelines for development, impacts to historic resources would be considered potentially significant.
4.0 Environmental Analysis 4.4 Cultural Resources and Tribal Cultural Resources City of Santee Housing Element Rezone Program Implementation PEIR
4.4.5.2 Significance of Impacts
Future development at the Rezone Sites could result in significant impacts to historic resources (Impact CUL-1).
4.4.5.3 Mitigation Framework
Mitigation is proposed for implementation of both discretionary and by-right development projects.
Mitigation would either be applied during a future discretionary review or for by-right development or as a requirement of the City’s objective design and performance standards adopted as part of the project. Future development of Rezone Sites would require implementation of the following mitigation framework:
MM-CUL-1: Applications for future development of project areas, wherein the City Development Services Director has determined a potential for impacts to historical resources, shall be required to comply with the following mitigation framework:
a) Prior to the issuance of any permit for a future development project, the age and original structural integrity and context of any buildings/structures occurring on the project areas shall be verified. A staff level evaluation is required in conjunction with the development permit application to verify the age and original structural integrity of all on-site structures. b) For any building/structures in excess of 50 years of age having its original structural integrity intact, a qualified professional historian may be required to determine whether the affected building/structure is historically significant. The evaluation of historic architectural resources shall be based on criteria such as age, location, context, association with an important person or event, uniqueness, or structural integrity, as indicated in CEQA Guidelines Section 15064.5. A historical resource report shall be prepared by a Secretary of Interior’s Standard Historic Architect or Architectural Historian and submitted by the project applicant to the City and shall include the methods used to determine the presence or absence of historical resources, identify potential impacts from the proposed project, evaluate the significance of any historical resources, and identify mitigation measures.
c) Future development at Rezone Site 20 shall be required to obtain the services of a Secretary of Interior’s Standard Historic Architect or Architectural Historian to submit a report to the City demonstrating how development adjacent to the Polo Barn would adhere to Secretary of Interior Standards for the Treatment of Historic Properties and standards and guidelines prescribed by the State Office of Historic Preservation to ensure indirect impacts are avoided. Development on Site 20 is not subject to items (a) and (b) above as the Polo Barn is already known to be a significant historical site.
4.0 Environmental Analysis 4.4 Cultural Resources and Tribal Cultural Resources City of Santee Housing Element Rezone Program Implementation PEIR
4.4.5.4 Significance After Mitigation
Potentially significant impacts to historical resources would be mitigated through the application of MM-CUL-1 that would verify the age of a buildings or structures that could be impacted by future development, and require an evaluation of its historical significance. Implementation of MM-CUL-1 would ensure that significant impacts associated with historic resources would be reduced to a less than significant level.
4.4.6 Issues 2 and 4: Archaeological Resources, Religious and Sacred Uses or Tribal Cultural Resources
Would the project result in a substantial adverse change in the significance of an archaeological resource pursuant to Section 15064.5; religious uses or tribal cultural resources?
4.4.6.1 Impact Analysis
The evaluation of potential impacts to archeological resources and/or tribal cultural resources analysis within the Rezone Sites followed one of two different levels of analysis. Those sites identified for eligibility for by-right development including Sites 15, 16A, 17, 18, 20B and 24, along with the two Graves Avenue sites were evaluated at a site-specific level, including completion of cultural resource surveys to identify the potential for archaeological resources. The remainder of the Rezone Sites are discussed using a programmatic analysis, with the expectation that future discretionary review and associated site-specific analysis would be required prior to development.
As detailed in Figure 4.4-1, there are eight parcels within the Moderate Potential for Register Eligible Buried Archaeological Sites and 10 parcels within the Moderate Potential for Register Eligible Archaeological Sites. These sites are located within areas with higher potential to encounter Register Eligible resources either on the surface or during ground disturbance activities.
The records search identified one historic-period archaeological (CA-SDI-22504) site within four Rezone Sites. This resource was determined not eligible for listing on the CRHR; therefore, future development would not result in a significant impact. The records search and survey also identified one prehistoric resource (CA-SDI-5669) and one isolated artifact within a Rezone Site. The isolated artifact does not possess the characteristics to qualify as significant under CEQA. The prehistoric resource could potentially be significant and would require further testing and excavation to determine its CEQA significance. Based on the fact that there is no development proposed at the site with the potentially significant prehistoric resource, archaeological testing has not been completed at this program level of review. An appropriate testing program would need to be developed concurrent with a specific project application to take into consideration the project footprint and potential for avoidance of resources. Therefore, future development would have the potential to directly or indirectly impact potentially significant archaeological resources. The location of potential archaeological sites is undisclosed for confidentiality per 14 California Code of Regulations Section 15120 (d); however, the City maintains a record of the survey results and is able to use these findings to determine applicability of mitigation measures.
4.0 Environmental Analysis 4.4 Cultural Resources and Tribal Cultural Resources City of Santee Housing Element Rezone Program Implementation PEIR
Additionally, there is a possibility of unknown subsurface deposits to be present within the Rezone Sites because of the thousands of years of use of the northern El Cajon Valley. Such buried sites would be composed of the same artifacts as surface deposits such as projectile points, scrapers, milling implements (manos and metates), flakes, and possibly animal bone and marine shell. While the project does not specifically propose alteration of the known archaeological resource or grounddisturbing activities such as grading or excavation, future development within the Rezone Sites would have the potential to directly or indirectly impact undiscovered subsurface archaeological resources that have not been evaluated. Policies 8-1 and 8.2 of the City’s General Plan (2003) are aimed at the protection of prehistoric sites. As future projects are planned, they would be required to adhere to these policies and regulations through a discretionary review or a ministerial development review process. Additionally, for certain environmental documents, AB 52 requires early consultation with culturally affiliated tribes in the area that request consultation. However, because site-specific details are not known at this program-level of analysis, potential impacts to archaeological resources or tribal cultural resources would be significant.
4.4.6.2 Significance of Impacts
Potential direct and/or indirect impacts to archaeological resources and/or tribal cultural resources would be potentially significant (Impact CUL-2).
4.4.6.3 Mitigation Framework
Mitigation is proposed for implementation of both discretionary and by-right development projects.
Mitigation would either be applied during a future discretionary review or for by-right development as a requirement of the City’s objective design and performance standards adopted as part of the project. Future development of Rezone Sites would require implementation of the following mitigation framework:
MM-CUL-2: Applications for future development, wherein the City Development Services Director has determined a potential for impacts to subsurface archaeological resources, shall be required to comply with the following mitigation framework:
Prior to the issuance of any permit for future development consistent with the project and if the project has not been surveyed within the last five years, an archaeological survey shall be conducted by a qualified archaeologist to evaluate the presence of archaeological resources and the need for project impact mitigation by preservation, relocation, or other methods. The archaeological survey shall include a records search at the South Coastal Information Center branch of the California Historical Research Information System, to determine if previously recorded prehistoric or historic archaeological resources exist on the housing site. In addition, the Native American Heritage Commission should be contacted to perform a Sacred Lands File Search. An archaeological resource report detailing the results of the record search, Sacred Lands Search, and the field survey of the project area shall be submitted by the project applicant to the City. The report shall include the methods used to determine the presence or absence of archaeological resources, identify potential impacts from the proposed project, and evaluate the significance of any archaeological resources
4.0 Environmental Analysis 4.4 Cultural Resources and Tribal Cultural Resources City of Santee Housing Element Rezone Program Implementation PEIR
identified. If potentially significant impacts to an identified archaeological resource are identified, the report shall also recommend appropriate mitigation to reduce the impacts to below a level of significance, which could include avoidance as the preferred method, a data recovery program and/or construction monitoring. All information regarding site locations, Native American human remains, and associated funerary objects should be in a separate confidential addendum and not be made available for public disclosure. Reports shall be submitted to the South Coastal Information Center upon finalization.
MM-CUL-3: Applications for future development wherein the City Development Services Director or a site specific report has determined a potential for discovery of buried archaeological resources shall be required to comply with the following mitigation framework for archaeological and Native American construction monitoring:
Prior to issuance of a grading permit, the City’s Project Planner at the City must verify that the requirements for archaeological and Native American construction monitoring have been noted on the construction documents.
The applicant must provide written verification to the City Project Planner stating that a Secretary of Interior’s Standards qualified archaeologist and Native American monitor have been retained by the owner/applicant to implement construction monitoring.
The qualified archaeologist and Native American monitor shall be invited to attend the pre-construction meeting with the contractor and any subcontractors to describe the goal of construction monitoring.
Archaeological and Native American monitors shall be present during grounddisturbing activities (grubbing, demolition of foundations, grading, trenching) that have the potential to unearth unknown subsurface archaeological deposits or Tribal cultural resources. If archaeological or Tribal cultural resources are discovered, both monitors may halt or divert ground-disturbing activities within 50 feet to allow for a determination of the resource’s potential significance. The qualified archaeologist shall notify the City Project Planner of the discovery. Isolates and non-significant deposits shall be minimally documented in the field. Significant archaeological discoveries include intact features, stratified deposits, previously unknown archaeological sites, and human remains.
If a significant discovery is made, the qualified archaeologist shall prepare a data recovery plan in consultation with the Native American monitor to submit for approval by the City Project Planner. The plan shall be implemented using professional archaeological methods. Construction ground-disturbing activities, including grubbing, grading, and trenching, would be allowed to resume after the completion of the recovery of an adequate sample and recordation of the discovery.
4.0 Environmental Analysis 4.4 Cultural Resources and Tribal Cultural Resources City of Santee Housing Element Rezone Program Implementation PEIR
All cultural material collected during the monitoring and data recovery program shall be processed and curated at a San Diego facility that meets federal standards per 36 CFR Part 79 unless the tribal monitors request the collection.
If human remains are discovered, work shall halt in that area and the procedures set forth in the California Public Resources Code (Sec. 5097.98) and State Health and Safety Code (Sec. 7050.5) will be followed. The qualified archaeologist shall contact the County Coroner.
After the completion of the monitoring, an appropriate report shall be prepared by project archaeologist. If no significant cultural resources are discovered, a brief letter to City Project Planner and South Coastal Information Center shall be prepared by the project archaeologist. If significant cultural resources are discovered, a report with the results of the monitoring and data recovery (including the interpretation of the data within the research context) shall be prepared by project archaeologist, reviewed by a Native American representative, and submitted to the City Project Planner and South Coastal information Center.
4.4.6.4 Significance After Mitigation
Impacts to surface and subsurface archaeological resources within the Rezone Sites would be mitigated through the implementation of MM-CUL-2 and MM-CUL-3, that would require significance evaluation of archaeological resources, mitigation for potential impacts to these resources, and a requirement for archaeological and Native American construction monitoring to avoid significant impacts to unknown buried archaeological resources. Implementation of MMCUL-2 and MM-CUL-3 would reduce impacts to a less than significant level.
4.4.7 Issue 3: Human Remains
Would the project result in the disturbance of any human remains, including those interred outside of formal cemeteries?
4.4.7.1 Impact Analysis
There are no known burial sites or cemeteries within the vicinity of the Rezone Sites. Therefore, it is not expected that human remains would be disturbed as a result of construction of the project areas.
In the unlikely event that human remains are discovered, then the provisions set forth in California PRC Section 5097.98 and state Health and Safety Code Section 7050.5 would be implemented in consultation with the assigned Most Likely Descendant as identified by the NAHC. No further construction activities would be permitted until the coroner is contacted, as well as any applicable Native American tribes. The City shall be required to comply with the California Native American Graves Protection and Repatriation Act (2001), the federal Native American Graves Protection and Repatriation Act (1990), as well as AB 52 early consultation requirements. As regulations are in place to treat any inadvertent uncovering of human remains during grading, impacts to human remains would be less than significant.
4.0 Environmental Analysis 4.4 Cultural Resources and Tribal Cultural Resources City of Santee Housing Element Rezone Program Implementation PEIR
4.4.7.2 Significance of Impacts
Potential impacts to human remains would be less than significant.
4.4.7.3 Mitigation Framework
None required.
4.4.7.4 Significance After Mitigation
Impacts to human remains would be less than significant.
4.0 Environmental Analysis 4.5 Geology/Soils
City of Santee Housing Element Rezone Program Implementation PEIR
4.5 Geology/Soils
This section analyzes potential geological impacts associated with implementation of the City of Santee (City) 6th Cycle Housing Element Rezone Program (project). The sites included in the analysis are detailed in Table 3-2 and include 25 potential rezone housing sites and the two sites located on Graves Avenue, collectively referred to as the Rezone Sites. The section focuses on potential hazards caused by geological conditions including seismic activity/ground shaking, landslides, soil erosion, liquefaction, and/or expansive soils. This section also analyzes potential impacts to paleontological resources.
4.5.1 Existing Conditions
4.5.1.1 Regional Geology
San Diego is located within the western (coastal) portion of the Peninsular Ranges Geomorphic Province of California. The Peninsular Ranges encompass an area that roughly extends from the Transverse Ranges and the Los Angeles Basin, south to the Mexican border, and beyond another approximately 800 miles to the tip of Baja California. The geomorphic province varies in width from approximately 30 to 100 miles, most of which is characterized by northwest-trending mountain ranges separated by subparallel fault zones. In general, the Peninsular Ranges are underlain by Jurassic-age metavolcanic and metasedimentary rocks and by Cretaceous-age igneous rocks of the southern California batholith. Geologic cover over the basement rocks in the westernmost portion of the province in San Diego County generally consists of Upper Cretaceous-, Tertiary-, and Quaternary-age sedimentary rocks.
The City lies near the junction of a relatively narrow coastal plain and the Peninsular Mountain Ranges of southwestern California and Baja California. The coastal plain is made up of a series of marine terraces, which are deeply incised by canyons and tributaries, including the channel of the San Diego River, which bisects the City. Much of the City is located within the San Diego river valley; however, the northern part of the City is located on the highest of these old marine terraces. In the southeastern part of the City, the marine terrace and valley province ends abruptly in the foothills of the Peninsular Ranges (City of Santee 2003).
4.5.1.2 Soils
Ten soil types occur within the City boundaries: clay, loam, sand, sandy loam, igneous rock land, stony land, terrace escarpments, riverwash, water, and urban land complex. As shown in Figure 4.5-1, clay, loam, sand, sandy loam, and riverwash occur within the Rezone Sites.
FIGURE 4.5-1
Soil Types
24 30
29 25
15 16B
16A 20A
20B
17 18
19 35
12 11
3 2
1 8
7 9
10 6
5 4
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UV67
UV67
UV52
UV52
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S . D . C O U N T Y
C I T Y O F
S A N D I E G O
C I T Y O F
E L C A J O N
MISSION GORGE RD
N MAGNOLIA AVE
WOODSIDE AVE
FANITA DR
MAST BLVD
PROSPECT AVE
EL NOPAL
MESA RD
CARLTON OAKS DR
N M
AGN
OLIA AVE
P
EBBLE BEACH
DR
HALBERNS
BLVD
LAKEC
C
ANYON RD
ARLTON
HILLS BLV
D
FANI
TA PKY
24 30
29 25
15 16B
16A 20A
20B
17 18
19 35
12 11
3 2
1 8
7 9
10 6
5 4
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UV52
UV52
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S . D . C O U N T Y
C I T Y O F
S A N D I E G O
C I T Y O F
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MISSION GORGE RD
N MAGNOLIA AVE
WOODSIDE AVE
FANITA DR
MAST BLVD
PROSPECT AVE
EL NOPAL
MESA RD
CARLTON OAKS DR
N M
AGN
OLIA AVE
P
EBBLE BEACH
DR
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LAKEC
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ARLTON
HILLS BLV
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TA PKY
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City of Santee Boundary
Discretionary Development Sites
Eligible By-Right Development Sites
Graves Avenue Rezone Sites
Soil Type
Clay
Loam
Sand
Sandy Loam
Igneous Rock Land
Stony Land
Terrace Escarpments
Riverwash
Water
Urban Land Complex
4.0 Environmental Analysis 4.5 Geology/Soils
City of Santee Housing Element Rezone Program Implementation PEIR
Expansive soils are characterized by significant volume changes (shrink or swell) due to variations in moisture content. Expansion of the soil may result in unacceptable settlement or heave of structures or concrete slabs supported on grade. Changes in soil moisture content can result from precipitation, landscape irrigation, utility leakage, roof drainage, perched groundwater, drought, or other factors.
Soils with relatively high fines content (clays dominantly) are generally considered expansive or potentially expansive. These soils may be found in areas underlain by the Friars Formation and in areas underlain by young colluvial or undocumented fill soils (Figure 4.5-2). Compressible and expansive soils (primarily in Friars Formation slopes) and shallow groundwater are in the Sycamore Canyon Creek drainage (City of Santee 2020).
4.5.1.3 Geologic Hazards
a. Faulting and Seismicity
There are no active or potentially active faults within or adjacent to the City. The Rose Canyon Fault Zone, located approximately 10 miles west of the City, is the closest known active fault; however, the City, like all other areas in California, is subject to periodic seismic shaking due to the earthquakes along remote or regional active faults. Table 4.5-1 lists all known active faults within a 50-mile radius of the City and their associated maximum earthquake moment magnitude.
Table 4.5-1
Faults in the Vicinity of the City
Fault Name Maximum Distance from City
Maximum Earthquake
Moment Magnitude (Mw)
Rose Canyon 10 6.9
Newport-Inglewood 15 7.5
Elsinore 26 7.9
Coronado Bank 28 7.4
Palos Verdes Connected 28 7.7
Earthquake Valley 31 6.8
San Jacinto 47 7.9
SOURCE: Geotechnical Investigation for Fanita Commons, Orchard Village, and Vineyard Village, May 2020 (included as Appendix G1 in the Fanita Ranch Final EIR [City of Santee 2020]). b. Liquefaction
Liquefaction typically occurs within areas with seismic activity where on-site soils are cohesionless, groundwater is encountered within 50 feet of the surface, and soil relative density is less than approximately 70 percent. The potential for liquefaction during a strong earthquake is limited to those soils which are in a relatively loose, unconsolidated condition and located below the water table.
Within the City, the soil deposits that may be susceptible to liquefaction are the alluvial soils found in the San Diego River and its deeper tributary channels. The general extent of the areas identified for liquefaction potential are shown on Figure 4.5-3. All of the Rezone Sites except for Site 10 are within an area identified as having liquefaction potential.
FIGURE 4.5-2
Geologic Formations
24 30
29 25
15 16B
16A 20A
20B
17 18
19 35
12 11
3 2
1 8
7 9
10 6
5 4
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S . D . C O U N T Y
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S A N D I E G O
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E L C A J O N
MISSION GORGE RD
N MAGNOLIA AVE
WOODSIDE AVE
FANITA DR
MAST BLVD
PROSPECT AVE
EL NOPAL
MESA RD
CARLTON OAKS DR
N M
AGN
OLIA AVE
P
EBBLE BEACH
DR
HALBERNS
BLVD
LAKEC
C
ANYON RD
ARLTON
HILLS BLV
D
FANI
TA PKY
24 30
29 25
15 16B
16A 20A
20B
17 18
19 35
12 11
3 2
1 8
7 9
10 6
5 4
UV67
UV67
UV67
UV52
UV52
UV125
S . D . C O U N T Y
C I T Y O F
S A N D I E G O
C I T Y O F
E L C A J O N
MISSION GORGE RD
N MAGNOLIA AVE
WOODSIDE AVE
FANITA DR
MAST BLVD
PROSPECT AVE
EL NOPAL
MESA RD
CARLTON OAKS DR
N M
AGN
OLIA AVE
P
EBBLE BEACH
DR
HALBERNS
BLVD
LAKEC
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HILLS BLV
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City of Santee Boundary
Discretionary Development Sites
Eligible By-Right Development Sites
Graves Avenue Rezone Sites
Geologic Formations
Alluvium and Colluvium,
Undivided
Friars Formation,
Nonmarine and Lagoonal Sandstone and Claystone
Friars Formation;
Sandstone and Claystone
Granitoid Rocks
Granodiorite and Tonalite,
Undivided
Landslide Deposits,
Undivided
Metasedimentary and Metavolcanic Rocks,
Undivided
Mission Valley Formation;
Marine Sandstone
Old Alluvial Flood-plain Deposits,
Undivided
Older Alluvium; Sand, Silt and Gravel;
Moderately Dissected Terraces in Stream Valleys
Pomerado Conglomerate
Santiago Peak Volcanics
Stadium Conglomerate
Tonalite, Undivided
Young Alluvial Flood-plain Deposits
Young Alluvium; Sand, Silt, and Gravel
in Modern Streambeds and Washes
Water Body
FIGURE 4.5-3
Landslide and Liquefaction Potential
24 30
29 25
15 16B
16A 20A
20B
17 18
19 35
12 11
3 2 1
8 7
9 10
6 5
4 UV67
UV67
UV67
UV52
UV52
UV125
S . D . C O U N T Y
C I T Y O F
S A N D I E G O
C I T Y O F
E L C A J O N
MISSION GORGE RD
N MAGNOLIA AVE
WOODSIDE AVE
FANITA DR
MAST BLVD
PROSPECT AVE
EL NOPAL
MESA RD
CARLTON OAKS DR
N M
AGN
OLIA AVE
P
EBBLE BEACH
DR
HALBERNS
BLVD
LAKEC
C
ANYON RD
ARLTON
HILLS BLV
D
FANI
TA PKY
24 30
29 25
15 16B
16A 20A
20B
17 18
19 35
12 11
3 2 1
8 7
9 10
6 5
4 UV67
UV67
UV67
UV52
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UV125
S . D . C O U N T Y
C I T Y O F
S A N D I E G O
C I T Y O F
E L C A J O N
MISSION GORGE RD
N MAGNOLIA AVE
WOODSIDE AVE
FANITA DR
MAST BLVD
PROSPECT AVE
EL NOPAL
MESA RD
CARLTON OAKS DR
N M
AGN
OLIA AVE
P
EBBLE BEACH
DR
HALBERNS
BLVD
LAKEC
C
ANYON RD
ARLTON
HILLS BLV
D
FANI
TA PKY
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City of Santee Boundary
Discretionary Development Sites
Eligible By-Right Development Sites
Graves Avenue Rezone Sites
Landslide Susceptibility
Liquefaction Potential
4.0 Environmental Analysis 4.5 Geology/Soils
City of Santee Housing Element Rezone Program Implementation PEIR
c. Landslides and Debris Flow Deposits
Areas having the potential for earthquake-induced landslides generally occur within areas of previous landslide movement, or where local topographic, geological, geotechnical, and subsurface water conditions indicate a potential for permanent ground displacement. Debris flows are caused by high rainfall, steep slopes, loss of vegetation cover, and thick overburden. The primary difference between ancient landslides and debris flows is that, by definition, debris flows do not possess a basal slip surface. Therefore, debris flows are less likely to become reactivated by grading than ancient landslides.
Landslides, or landslide prone material, exist predominantly in the northern portion of the City, generally below the 600-foot elevation. Some of this area has been previously altered to remediate the potential effects of slope instability. Compressible and expansive soils (primarily in Friars Formation slopes) and shallow groundwater are in the Sycamore Canyon Creek drainage (City of Santee 2020).
Areas of potential landslide and liquefaction are shown in Figure 4.5-3. None of the Rezone Sites are located within a landslide susceptible area.
d. Groundwater/Seepage
Groundwater and seepage conditions are significant factors in assessing engineering and geologic hazards. Groundwater is typically found in the deep alluvial drainage areas such as the San Diego River channel but may also be found in shallower drainages as a result of storm water infiltration.
Seepage is typically the result of a ground water table or perched water, either seasonal or permanent, being exposed at the ground surface. Groundwater and seepage are major contributing factors to landslides in San Diego County, especially in the reactivation of old landslides.
Perched groundwater or seepage has been encountered during previous investigations in the City within alluvial drainages and hillside areas. The groundwater/seepage in drainage courses is presumed to be associated with surface runoff of rainwater along the natural watershed (City of Santee 2003).
4.5.1.4 Paleontological Resources
Paleontological resources are the remains of indications of ancient non-human organisms. They are scarce non-renewable natural resources. Fossil remains such as bones, teeth, shells, and leaves are found in geologic deposits (rock formations) where they were originally buried. As a result, the potential for fossils in each area can be predicted based on known relationships between geologic formations and fossil occurrences.
The Eocene-age Stadium Conglomerate and Friars Formation underlie the City. Friars Formation (Tf) deposits are found overlying the granitic rocks in the southern and north-central parts of the City, while the Stadium Conglomerate (Tst) occurs throughout the southwestern and northern parts of the City underlying the high terrace and overlying both the granitic rocks and the Friars Formation.
4.0 Environmental Analysis 4.5 Geology/Soils
City of Santee Housing Element Rezone Program Implementation PEIR
According to the San Diego Natural History Museum’s Paleontological Resources, County of San Diego, both the Friars Formation and the Stadium Conglomerate are considered to have a high paleontological resource potential (Deméré and Walsh 1993). As shown in Figure 4.5-2 the Rezone Sites are not located within either of these geologic formations.
4.5.2 Regulatory Framework
4.5.2.1 Federal Regulations
a. National Earthquake Hazards Reduction Act
The National Earthquake Hazards Reduction Act was passed to reduce the risks to life and property resulting from earthquakes. The act established the National Earthquake Hazards Reduction Program (NEHRP). The mission of NEHRP includes improved understanding, characterization, and prediction of hazards and vulnerabilities; improved building codes and land use practices; risk reduction through post-earthquake investigations and education; development and improvement of design and construction techniques; improved mitigation capacity; and accelerated application of research results. NEHRP designates the Federal Emergency Management Agency as the lead agency of the program and assigns several planning, coordinating, and reporting responsibilities. Other NEHRP agencies include the National Institute of Standards and Technology, National Science Foundation, and the U.S. Geological Survey.
b. Uniform Building Code
The Uniform Building Code is a model building code that provides the basis for the California Building Code (CBC). The Uniform Building Code defines different regions of the United States and ranks them according to their seismic hazard potential. There are four types of these regions, which include Seismic Zones 1 through 4, with Zone 1 having the least seismic potential and Zone 4 having the highest seismic potential. The City is located in Seismic Zone 4.
4.5.2.2 State Regulations
a. Earthquake Fault Zoning Act (Alquist-Priolo Act)
The State of California Alquist-Priolo Earthquake Fault Zoning Act (1972) was established to mitigate the hazard of surface faulting to structures for human occupancy. Pursuant to the act, the State Geologist has established regulatory zones (known as earthquake fault zones) around surface traces of active faults. These have been mapped for affected cities, including San Diego. Application for a development permit for any project within a delineated earthquake fault zone shall be accompanied by a geologic report, prepared by a geologist registered in the State of California, that is directed to the problem of potential surface fault displacement through a project site.
4.0 Environmental Analysis 4.5 Geology/Soils
City of Santee Housing Element Rezone Program Implementation PEIR
b. California Building Code
The California Building Code (CBC), also known as the California Building Standards Code, is included in Title 24 of the California Code of Regulations. The CBC incorporates the International Building Code, a model building code adopted across the United States. Through the CBC, the state provides a minimum standard for building design and construction. The CBC contains specific requirements for seismic safety, foundations, retaining walls, and site demolition. The CBC also includes provisions for grading, including drainage and erosion control. The CBC provides minimum standards to protect property and public safety by regulating the design and construction of excavations, foundations, building frames, retaining walls, and other building elements to mitigate the effects of seismic shaking and adverse soil conditions. The CBC has provisions for earthquake safety based on factors including occupancy type, the types of soil and rock on-site, and the strength of ground shaking with specified probability of occurring at a site.
c. California Seismic Hazards Mapping Act
The Seismic Hazards Mapping Act, passed in 1990, addresses non-surface fault rupture earthquake hazards, including liquefaction and seismically induced landslides. Under this act, seismic hazard zones are to be mapped by the State Geologist to assist local governments in land use planning. The act states that it is a necessity to identify and map seismic hazards so that cities and counties can adequately prepare the safety element of their general plan as well as encourage land use management policies and regulations to reduce and mitigate those hazards to protect public health and safety. According to Section 2697(a) of the act, cities and counties shall require a geotechnical report defining and delineating any seismic hazard related to a project, prior to the approval. d. California Code of Regulations, Title 14, Division 3, Chapter 1 Title 14, Division 3, Chapter 1 of the California Code of Regulations prohibits any person from destroying, disturbing, or mutilating geological features including paleontological resources. This applies to all future excavation and grading activities that would be performed within the project sites.
4.5.2.3 Local
a. General Plan
The City’s General Plan includes various goals, objectives, and policies relating to geological conditions, the application of which would help to avoid geological hazards, including the following:
Safety Element
Objective 2.0: Minimize the loss of life and destruction of property in Santee caused by seismic and geologic hazards
• Policy 2.1: The City should utilize existing and evolving geologic, geophysical and engineering knowledge to distinguish and delineate those areas that are particularly susceptible to damage from seismic and other geologic conditions.
4.0 Environmental Analysis 4.5 Geology/Soils
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• Policy 2.2: The City should ensure that if a project is proposed in an area identified herein as seismically and/or geologically hazardous, the proposal shall demonstrate through appropriate geologic studies and investigations that either the unfavorable conditions do not exist in the specific area in question or that they may be avoided or mitigated through proper site planning, design and construction.
• Policy 2.3: The City shall require that all potential geotechnical and soil hazards be fully investigated at the environmental review stage prior to project approval. Such investigations shall include those identified by Table 8.1, Determination of Geotechnical Studies Required, and such soil studies as may be warranted by results of the Initial Environmental Study. b. Municipal Code
Title 11 - Grading Ordinance
The Grading Ordinance establishes minimum requirements for grading, excavating, and filling of land (Municipal Code Section 11.40.020(A)) to ensure that future development of land occurs in the manner most compatible with surrounding natural areas to have the least adverse effect upon other persons, land, or the general public (Municipal Code Section 11.40.030(A)).
All grading consistent with the Grading Ordinance are required to prepare preliminary soil engineering and geology reports. Any recommendations contained in the approved reports become part of and are incorporated into the grading plans and specifications and become conditions of the grading permit (Municipal Code Section 11.40.300(A)).
Preliminary geological investigations and reports are required for all land development projects designated as Group I or Group II, except those Group II projects located in Zone “A” as shown on Figure 8-3, Seismic Hazards and Study Areas Map (for which a geological reconnaissance will be required), as outlined in Table 8.1 of the City’s General Plan (Municipal Code Section 11.40.130(D)).
A seismicity study and report is required for all land development projects designated as Group I and for those designated as Group II and located in Zone “C” shown on Figure 8-3, Seismic Hazards and Study Areas Map, of the City’s General Plan. The report must be prepared by an engineering geologist or a soil engineer with expertise in earthquake technology and its application to buildings and other civil engineering works. The seismic report may be combined with the soil and geologic investigation reports (Municipal Code Section 11.40.130(F)).
4.5.3 Significance Determination Thresholds
Consistent with Appendix G of the CEQA Guidelines, impacts related to geology and soils would be significant if the project would:
1) Threshold 1: Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map, issued by the State Geologist for the area or based on
4.0 Environmental Analysis 4.5 Geology/Soils
City of Santee Housing Element Rezone Program Implementation PEIR
other substantial evidence of a known fault (Refer to Division of Mines and Geology Special Publication 42);
ii) Strong seismic ground shaking;
iii) Seismic-related ground failure, including liquefaction; and iv) Landslides
2) Threshold 2: Result in substantial soil erosion or the loss of topsoil. 3) Threshold 3: Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse.
4) Threshold 4: Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property. 5) Threshold 5: Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater.
6) Threshold 6: Directly or indirectly destroy, disturb, or remove a unique paleontological resource, site, or geologic feature.
4.5.4 Methodology
The potential for significant impacts associated with the project is based upon review of secondary sources, policies, and regulations relevant to geological and soil related issues. This review included soils data from the California Geological Survey and United States Geological Survey (USGS) fault and geologic mapping. Based on the materials reviewed, each Rezone Site was analyzed to determine the possibility of on-site geologic hazards based on potential seismic activity, and characteristics of onsite soils. The methods for analyzing paleontological resources include a review of secondary source materials including USGS geologic mapping and resources regarding paleontological sensitivity of geologic formations in the San Diego region. Sources referenced include the City of Santee General Plan EIR, City of San Diego CEQA Significance Determination Thresholds for Paleontological Resources (City of San Diego 2016), the County of San Diego Guidelines for Determining Significance for Paleontological Resources (County of San Diego 2009), and Kennedy and Tan (2008).
4.0 Environmental Analysis 4.5 Geology/Soils
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4.5.5 Issues 1 and 3: Seismic Hazards and Unstable Geology Would the project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving: (i) rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map, issued by the State Geologist for the area or based on other substantial evidence of a known fault (refer to Division of Mines and Geology Special Publication 42); (ii) strong seismic ground shaking? (iii) seismic-related ground failure, including liquefaction; or (iv) landslides?
Would the project be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse?
4.5.5.1 Impact Analysis
a. Fault Rupture
The City is not located within an Alquist-Priolo Fault Zone and no active or potentially active faults are known to occur within or adjacent to the City; however, like all other areas in California, the City is subject to periodic seismic shaking due to earthquakes along remote or regional active faults. Thus, all development within the Rezone Sites would be susceptible to damage due to the seismically active nature of the region. However, future development, whether discretionary or by-right, would be required to comply with the City’s General Plan Safety Element policies identified below. • Policy 2.1: The City should utilize existing and evolving geologic, geophysical and engineering knowledge to distinguish and delineate those areas that are particularly susceptible to damage from seismic and other geologic conditions.
• Policy 2.2: The City should ensure that if a project is proposed in an area identified herein as seismically and/or geologically hazardous, the proposal shall demonstrate through appropriate geologic studies and investigations that either the unfavorable conditions do not exist in the specific area in question or that they may be avoided or mitigated through proper site planning, design and construction.
• Policy 2.3: The City shall require that all potential geotechnical and soil hazards be fully investigated at the environmental review stage prior to project approval.
The above policies are implemented through Section 11.40.130 of the City’s Municipal Code which specifies that a preliminary soils engineering report must be submitted with the application for a grading permit. A preliminary geological investigation and report is required for all land development projects designated as Group I or Group II as defined in the Safety Element. In addition, conformance to building construction standards for seismic safety within the CBC would ensure that new structures would be able to withstand seismic events within the City. Specifically, the CBC provides minimum standards relating to building design and construction to protect structural damage and hazards that could occur from seismic shaking. Therefore, adherence to General Plan Safety Element policies, the City’s Municipal Code, and the CBC would ensure that future development within the Rezone Sites
4.0 Environmental Analysis 4.5 Geology/Soils
City of Santee Housing Element Rezone Program Implementation PEIR
would not cause substantial adverse effects associated with fault rupture, and impacts would be less than significant.
b. Ground Shaking
As described in Section 4.5.5.1.a. above, no active or potentially active faults are known to occur within or adjacent to the City, however, like all other areas in California the City is subject to periodic seismic shaking due to the earthquakes along remote or regional active faults. Thus, all development within the Rezone Sites would be susceptible to damage due to the seismically active nature of the region.
The project would increase the allowable number of people and structures that could be exposed to ground shaking during a seismic event. However, future development, whether discretionary or byright, would be required to comply with General Plan Safety Element policies and the City’s Municipal Code requirements described in Section 4.5.5.1.a above. In addition, conformance to building construction standards for seismic safety within the CBC would ensure that new structures would be able to withstand seismic events within the City. Therefore, adherence to General Plan Safety Element policies, the City’s Municipal Code, and the CBC would ensure that future development within the Rezone Sites would not cause substantial adverse effects associated with ground shaking, and impacts would be less than significant.
c. Liquefaction and Landslide
Areas having the potential for earthquake-induced landslides generally occur within areas of previous landslide movement, or where local topographic, geological, geotechnical, and subsurface water conditions indicate a potential for permanent ground displacement. Debris flows are caused by high rainfall, steep slopes, loss of vegetation cover, and thick overburden. Within the City, the soil deposits that may be susceptible to liquefaction are the alluvial soils found in the San Diego River and its deeper tributary channels. The general extent of the areas identified for liquefaction potential are shown on Figure 4.5-3. All the Rezone Sites except for Site 10 are within an area identified as having liquefaction potential.
Landslides, or landslide prone material, exist predominantly in the northern portion of the City, generally below the 600-foot elevation. Some of this area has been previously altered to remediate the potential effects of slope instability. Compressible and expansive soils (primarily in Friars Formation slopes) and shallow groundwater are in the Sycamore Canyon Creek drainage (City of Santee 2020). Areas of potential landslide are shown in Figure 4.5-3. The Rezone Sites are not located within a landslide susceptible area.
All future development, whether discretionary or by-right, would be required to comply with the General Plan Safety Element policies and the City’s Municipal Code requirements described in Section 4.5.5.1.a above. In addition, conformance to building construction standards for seismic safety within the CBC would ensure that new structures would be able to withstand seismic events within the City. Therefore, adherence to Safety Element policies, the Municipal Code, and the CBC would ensure that future development within the Rezone Sites would not cause substantial adverse effects associated with liquefaction or landslide, and impacts would be less than significant.
4.0 Environmental Analysis 4.5 Geology/Soils
City of Santee Housing Element Rezone Program Implementation PEIR
4.5.5.2 Significance of Impacts
Through regulatory compliance, impacts associated with seismic hazards and unstable geology would be less than significant.
4.5.5.3 Mitigation Framework
Impacts would be less than significant. No mitigation is required.
4.5.5.4 Significance After Mitigation
Impacts associated with seismic hazards and unstable geology would be less than significant.
4.5.6 Issue 2: Soil Erosion
Would the project result in substantial soil erosion or the loss of topsoil?
4.5.6.1 Impact Analysis
Grading, excavation, demolition, and construction activities associated with future development would increase the potential to expose topsoil to erosion. While graded or excavated areas and fill materials would be stabilized through efforts such as compaction and installation of hardscape and landscaping, erosion potential would be higher during construction activities as individual rezone sites are built out. Erosion and sedimentation would primarily be a concern during construction phases as future developed areas would be stabilized through the installation of hardscape, landscaping, or native revegetation as appropriate. Future development would also incorporate long-term water quality controls pursuant to the most current storm water standards including the National Pollutant Discharge Elimination System (NPDES) Municipal Permit requirements. Measures implemented to avoid or reduce erosion and sedimentation effects are discussed in Section 4.8, Hydrology and Water Quality. Short-term erosion and sedimentation impacts would be addressed through conformance with the NPDES and associated Municipal Code requirements (Title 9, Chapter 9.06 Stormwater Management and Discharge Control). These regulations require erosion and sedimentation control during construction and implementation of best management practices to avoid erosion and off-site drainage. Therefore, adherence to applicable Municipal Code requirements would ensure that future development would not result in substantial soil erosion or the loss of topsoil, and impacts would be less than significant.
4.5.6.2 Significance of Impacts
Through regulatory compliance, impacts associated with soil erosion would be less than significant.
4.5.6.3 Mitigation Framework
Impacts would be less than significant. No mitigation is required.
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4.5.6.4 Significance After Mitigation
Impacts associated with soil erosion would be less than significant.
4.5.7 Issue 4: Expansive Soils
Would the project be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property?
4.5.7.1 Impact Analysis
As described in Section 4.5.1.2 above and shown in Figure 4.5-1, soil types that occur within the Rezone Sites include clay, loam, sand, sandy loam, and riverwash. Soils with relatively high fines content (clays dominantly) are generally considered expansive or potentially expansive. Development within these soils could result in a significant impact due to the soils inability to support the proposed structures, especially during major rain events and/or flash floods. Future development, whether discretionary or by-right, within the Rezone Sites would be required to adhere to Municipal Code requirements for project-specific geotechnical reports that would ensure site-specific measures are implemented to ensure safe building construction in areas with expansive soils. These reports would provide guidance for the inclusion of proper site planning, design, and construction measures to avoid unfavorable conditions. Adherence to Municipal Code requirements would ensure that future development would not create substantial direct or indirect risks associated with expansive soils, and impacts would be less than significant.
4.5.7.2 Significance of Impacts
Through regulatory compliance, impacts associated with expansive soils would be less than significant.
4.5.7.3 Mitigation Framework
Impacts would be less than significant. No mitigation is required
4.5.7.4 Significance After Mitigation
Impacts associated with expansive soils would be less than significant.
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4.5.8 Issue 5: Septic Tanks or Alternative Wastewater Disposal Would the project have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater.
4.5.8.1 Impact Analysis
Due to the urban and built out nature of the Rezone Sites, there is no expectation that septic tanks or alternative wastewater disposal systems would be part of any future development proposal. All Rezone Sites would be served by Padre Dam Municipal Water District for wastewater service.
4.5.8.2 Significance of Impacts
No impacts would occur related to the use of septic tanks or alternative wastewater disposal systems as all sites would connect to the public wastewater system.
4.5.8.3 Mitigation Framework
No impacts would occur. No mitigation is required.
4.5.8.4 Significance After Mitigation
No impacts would occur.
4.5.9 Issue 6: Paleontological Resources and Unique Geology Would the project directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
4.5.9.1 Impact Analysis
The Rezone Sites are all located within the City either within existing developed sites or vacant sites with some history of disturbance. Unique geologic features have not been identified at any of the sites. Impacts to unique geology would be less than significant.
According to the San Diego Natural History Museum’s Paleontological Resources, County of San Diego, both the Friars Formation and the Stadium Conglomerate are considered to have a high paleontological resource potential (Deméré and Walsh 1993). As shown in Figure 4.5-3, none of the Rezone Sites are located within either of these geologic formations. However, other formations in the City may have a moderate potential for paleontological resource discovery, particularly in the case of grading volumes with significant volume and/or depth. Geologic formations in the San Diego region have been rated according to the potential, or sensitivity, for yielding paleontological resources. The County of San Diego has developed its own guidelines for assigning paleontological potential, which include a five-tiered scale of high potential, moderate potential, low potential, marginal potential, and
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City of Santee Housing Element Rezone Program Implementation PEIR
no potential. A description of each paleontological potential rating, as outlined by the County, is provided below (County of San Diego 2009):
• High Potential: Geologic units with high potential are known to contain paleontological areas with rare, well preserved, critical fossil materials for stratigraphic or paleoenvironmental interpretation, and fossils providing important information about the paleoclimatic, paleobiological, and/or evolutionary history (phylogeny) of animal and plant groups. Highly sensitive formations contain vertebrate fossil remains or are considered to have the potential to contain such remains.
• Moderate Potential: Moderate potential is assigned to geologic units known to contain paleontological areas with fossil material that is poorly preserved, common elsewhere, or stratigraphically unimportant. This category is also applied to formations judged to have strong, but unproven, potential for containing important remains. • Low Potential: Low potential is assigned to geologic units that, based on their relatively young age and/or high-energy depositional history, are judged unlikely to produce important fossil remains. Typically, low potential units produce fossil remains in low abundance, or only produce common/widespread invertebrate fossils whose taphonomy, phylogeny, and ecology is already well understood.
• Marginal Potential: Marginal potential is assigned to geologic units that are composed either of volcaniclastic (derived from volcanic sources) or metasedimentary rocks (metamorphized sediment), but that nevertheless have a limited probability for producing fossils from certain formations at localized outcrops.
• No Potential: Geologic units with no potential are either entirely igneous in origin and therefore do not contain fossil remains, or are moderately to highly metamorphosed and thus any contained fossil remains have been destroyed. Artificial fill materials also have no potential, because the stratigraphic and geologic context of any contained organic remains (i.e., fossils) has been lost.
Grading into a geologic formation with high or moderate sensitivity has the potential to result in impacts to paleontological resources. At a program level of review, its is not possible to investigate each individual site to determine the depth of geologic formations and identify their associated paleontological sensitivity. For example, while the Rezone Sites are not located on formations with High Sensitivity (Friars and Mission Valley Formation), they could underly formations with moderate sensitivity. If grading were to occur at depths sufficient to disturb a moderate sensitivity geologic formations with potential paleontological resources, significant impacts could result. Potential impacts to paleontological resources would be significant.
4.5.9.2 Significance of Impacts
Impacts associated with unique geology would be less than significant. Potential impacts to paleontological resources would be significant (Impact GEO-1).
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4.5.9.3 Mitigation Framework
Mitigation is proposed for implementation of both discretionary and by-right development projects.
Mitigation would either be applied during a future discretionary review or for by-right development or would be applied as a requirement of the City’s objective design and performance standards adopted as part of the project. Future development of Rezone Sites would require implementation of the following mitigation framework:
MM-GEO-1: Paleontological Resources
To address potential impacts to paleontological resources, the City shall review the project application materials including the geotechnical report to determine if project grading has the potential to disturb geologic formations with the potential to contain paleontological resources. If grading depths remain within the organic and soil layers, no monitoring would be required. The City may request information from the applicant such as the depth of grading, geologic formations and paleontological sensitivity in order to determine the potential for impacts. In the event grading may disturb geologic formations with a moderate or high potential to contain paleontological resources, the following monitoring program shall be implemented prior to and during grading operations:
1. Preconstruction Personnel and Repository: Prior to the commencement of construction, a qualified project paleontologist shall be retained to oversee the mitigation program. A qualified project paleontologist is a person with a doctorate or master’s degree in paleontology or related field and who has knowledge of the County of San Diego paleontology and documented experience in professional paleontological procedures and techniques. In addition, a regional fossil repository, such as the San Diego Natural History Museum, shall be designated by the City of Santee to receive any discovered fossils.
2. Preconstruction Meeting: The project paleontologist shall attend the preconstruction meeting to consult with the grading and excavation contractors concerning excavation schedules, paleontological field techniques, and safety issues.
3. Preconstruction Training: The project paleontologist shall conduct a paleontological resource training workshop to be attended by earth excavation personnel.
4. During-Construction Monitoring: A project paleontologist or paleontological monitor shall be present during all earthwork in formations with moderate to high paleontological sensitivity. A paleontological monitor (working under the direction of the project paleontologist) shall be on site on a full-time basis during all original cutting of previously undisturbed deposits.
5. During-Construction Fossil Recovery: If fossils are discovered, the project paleontologist (or paleontological monitor) shall recover them. In most cases,
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fossil salvage can be completed in a short period of time. However, some fossil specimens (e.g., a bone bed or a complete large mammal skeleton) may require an extended salvage period. In these instances, the project paleontologist (or paleontological monitor) has the authority to temporarily direct, divert, or halt grading to allow recovery of fossil remains in a timely manner.
6. Post-Construction Treatment: Fossil remains collected during monitoring and salvage shall be cleaned, repaired, sorted, and cataloged.
7. Post-Construction Curation: Prepared fossils, along with copies of all pertinent field notes, photos, and maps, shall be deposited in the designated fossil repository.
8. Post-Construction Final Report: A final summary paleontological mitigation report that outlines the results of the mitigation program shall be completed and submitted to the City of Santee within two weeks of the completion of each construction phase of the proposed project. This report shall include discussions of the methods used, stratigraphic section(s) exposed, fossils collected, inventory lists of cataloged fossils, and significance of recovered fossils.
4.5.9.4 Significance After Mitigation
Within implementation of MM-GEO-1, impacts associated with paleontological resources would be reduced to less than significant.
4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR
4.6 Greenhouse Gas Emissions
This section analyzes potential greenhouse gas (GHG) emissions impacts associated with implementation of the City of Santee (City) 6th Cycle Housing Element Rezone Program (project). The sites included in the analysis are detailed in Table 3-2 and include 25 potential rezone housing sites and the two sites located on Graves Avenue, collectively referred to as the Rezone Sites. This GHG analysis evaluates potential effects associated with cumulative GHG emissions generated by buildout of the Rezone Sites. In accordance with California Environmental Quality Act (CEQA), this section evaluates the significance of project impacts in terms of (1) contribution of GHG emissions to cumulative statewide emissions and (2) consistency with local and state regulations, plans and policies aimed at reducing GHG emissions. GHG modeling data are contained in Appendix C of this Program Environmental Impact Report (PEIR).
4.6.1 Existing Conditions
4.6.1.1 Environmental Setting
a. Understanding Global Climate Change
To evaluate the incremental effect of the project on statewide GHG emissions and global climate change, it is important to have a basic understanding of the nature of the global climate change problem. Global climate change is a change in the average weather of the earth, which can be measured by wind patterns, storms, precipitation, and temperature. The earth’s climate is in a state of constant flux with periodic warming and cooling cycles. Extreme periods of cooling are termed “ice ages,” which may then be followed by extended periods of warmth. For most of the earth’s geologic history, these periods of warming and cooling have been the result of many complicated interacting natural factors that include volcanic eruptions that spew gases and particles (dust) into the atmosphere; the amount of water, vegetation, and ice covering the earth’s surface; subtle changes in the earth’s orbit; and the amount of energy released by the sun (sun cycles). However, since the beginning of the Industrial Revolution around 1750, the average temperature of the earth has been increasing at a rate that is faster than can be explained by natural climate cycles alone.
With the Industrial Revolution came an increase in the combustion of carbon-based fuels such as wood, coal, oil, natural gas and biomass. Industrial processes have also created emissions of substances not found in nature. This in turn has led to a marked increase in the emissions of gases shown to influence the world’s climate. These gases, termed “greenhouse” gases, influence the amount of heat trapped in the earth’s atmosphere. Because recently observed increased concentrations of GHGs in the atmosphere are related to increased emissions resulting from human activity, the current cycle of “global warming” is generally believed to be largely due to human activity. Of late, the issue of global warming or global climate change has arguably become the most important and widely debated environmental issue in the United States and the world. Because it is the collective of human actions taking place throughout the world that contributes to climate change, it is quintessentially a global or cumulative issue.
4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR
b. Greenhouse Gases of Primary Concern
There are numerous GHGs, both naturally occurring and manmade. Each GHG has variable atmospheric lifetime and global warming potential (GWP). The atmospheric lifetime of the gas is the average time a molecule stays stable in the atmosphere. Most GHGs have long atmospheric lifetimes, staying in the atmosphere hundreds or thousands of years. GWP is a measure of the potential for a gas to trap heat and warm the atmosphere. Although GWP is related to its atmospheric lifetime, many other factors including chemical reactivity of the gas also influence GWP. GWP is reported as a unitless factor representing the potential for the gas to affect global climate relative to the potential of carbon dioxide (CO2). Because CO2 is the reference gas for establishing GWP, by definition its GWP is 1. Although methane (CH4) has a shorter atmospheric lifetime than CO2, it has a 100year GWP of 28; this means that CH4 has 28 times more effect on global warming than CO2 on a moleculeby-molecule basis.
GHG emissions estimates are typically represented in terms of metric tons of carbon dioxide equivalent (MT CO2E). CO2E emissions are the product of the amount of each gas by its GWP. The effects of several GHGs may be discussed in terms of MT CO2E and can be summed to represent the total potential of these gases to warm the global climate. Table 4.6-1 summarizes some of the most common GHGs.
Table 4.6-1
Global Warming Potentials and Atmospheric Lifetimes
Gas
Atmospheric Lifetime
(years) 100-year GWP 20-year GWP
Carbon dioxide (CO2) 50–200 1 1
Methane (CH4)
* 12.4 28 84
Nitrous oxide (N2O) 121 265 264
HFC-23 222 12,400 10,800
HFC-32 5.2 677 2,430
HFC-125 28.2 3,170 6,090
HFC-134a 13.4 1,300 3,710
HFC-143a 47.1 4,800 6,940
HFC-152a 1.5 138 506
HFC-227ea 38.9 3,350 5,360
HFC-236fa 242 8,060 6,940
HFC-43-10mee 16.1 1,650 4,310
CF4 50,000 6,630 4,880
C2F6 10,000 11,100 8,210
C3F8 2,600 8,900 6,640
C4F10 2,600 9,200 6,870
c-C4F8 3,200 9,540 7,110
C5F12 4,100 8,550 6,350
C6F14 3,100 7,910 5,890
SF6 3,200 23,500 17,500
SOURCE: Intergovernmental Panel on Climate Change (IPCC) 2014.
4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR
All of the gases in Table 4.6-1 are produced by both biogenic (natural) and anthropogenic (human) sources. These are the GHGs of primary concern in this analysis. CO2 emissions would result from buildout of the project due to the combustion of fossil fuels in vehicles (including construction), from electricity generation and natural gas consumption, water use and from solid waste disposal. Smaller amounts of CH4 and nitrous oxide (N2O) emissions would also be associated with those sources. c. Implications of Climate Change
The primary effect of global climate change has been a rise in average global tropospheric temperature of 0.2 degree Celsius (°C) per decade, determined from meteorological measurements worldwide between 1990 and 2005. Climate change modeling using emission rates from the year 2000 shows that further warming will occur, which will induce further changes in the global climate system during the current century. The increase in the earth’s temperature is expected to have wideranging effects on the environment.
Although global climate change is anticipated to affect all areas of the globe, there are numerous implications of direct importance to California. Statewide average temperatures are anticipated to increase by between 4.7 and 10.5 degrees Fahrenheit (°F) by 2100 (California Energy Commission [CEC] 2006). According to the California Air Resources Board (CARB), some of the potential impacts in California of global warming may include loss in snowpack, sea level rise, more extreme heat days per year, more high ozone days, more large forest fires, and more drought years (CEC 2016). Several recent studies have attempted to explore the possible negative consequences that climate change, left unchecked, could have in California. These reports acknowledge that climate scientists’ understanding of the complex global climate system, and the interplay of the various internal and external factors that affect climate change, remains too limited to yield scientifically valid conclusions on such a localized scale. Substantial work has been done at the international and national level to evaluate climatic impacts, but far less information is available on regional and local impacts. d. Greenhouse Gas Emissions
Statewide GHG Emissions
CARB performs statewide GHG inventories. The inventory is divided into nine broad sectors of economic activity: agriculture, commercial, electricity generation, forestry, high GWP emitters, industrial, recycling and waste, residential, and transportation. Emissions are quantified in million metric tons of CO2 equivalent (MMT CO2E). Table 4.6-2 shows the estimated statewide GHG emissions for the years 1990, 2009, and 2018.
4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR
Table 4.6-2
California GHG Emissions By Sector
Sector
1990 Emissions in
MMT CO2E
(% total)1,2
2009 Emissions
in MMT CO2E
(% total)2
20183 Emissions in
MMT CO2E
(% total)2
Electricity Generation 110.6 (25.9%) 101.6 (22.3%) 63.3 (14.9%) Transportation 150.7 (35.3%) 173.1 (38.1%) 173.8 (40.9%) Industrial 103.0 (24.2%) 97.4 (21.4%) 101.3 (23.8%)
Commercial 14.4 (3.4%) 18.6 (4.1%) 23.9 (5.6%)
Residential 29.7 (7.0%) 31.1 (6.8%) 30.5 (7.2%)
Agriculture & Forestry 16.9 (4.0%) 32.9 (7.2%) 32.6 (7.7%) Not Specified 1.3 (0.3%) -- --
Total4 426.6 454.6 425.3
SOURCE: CARB 2007 and 2020.
1 1990 data was obtained from the CARB 2007 source and are based on IPCC fourth assessment report GWPs (IPCC 2007). 2Percentages may not total 100 due to rounding.
32009 and 2018 data was retrieved from the CARB 2020 source and are based on IPCC fourth assessment report GWPs. 4Totals may vary due to independent rounding.
As shown in Table 4.6-2, statewide GHG source emissions totaled approximately 427 MMT CO2E in 1990, 455 MMT CO2E in 2009, and 425 MMT CO2E in 2018. Many factors affect year-to-year changes in GHG emissions, including economic activity, demographic influences, environmental conditions such as drought, and the impact of regulatory efforts to control GHG emissions. Transportationrelated emissions consistently contribute the most GHG emissions, followed by electricity generation and industrial emissions.
City of Santee GHG Emissions
The Sustainable Santee Plan (City of Santee 2019) includes a GHG baseline inventory that identifies sources and levels of GHG emissions produced by residents and businesses within the community and municipal operations. The 2005 and 2013 inventories of baseline conditions address the following emission sectors: on-road transportation, residential energy, commercial energy, solid waste, water use, off-road sources, and wastewater treatment. Government-related GHG emissions (municipal emissions), which include energy use in government buildings and facilities, vehicle fleets and equipment, solid waste, streetlights, employee commutes, and water pumping, are a subset of the community-wide emissions inventory.
Projected GHG emissions for these sectors are calculated for the years 2020, 2030, and 2035 under a business-as-usual (BAU) scenario. The BAU scenario assumes that historical data and trends are representative of future year consumption rates for energy, water, and waste. Table 4.6-3 provides a summary of the City’s emissions and forecasts. Assuming BAU, the same type of current emissionsgenerating practices that continue to occur in the City, GHG emissions are anticipated to increase by
7.6 percent in 2020 over 2013 levels, by 20.8 percent in 2030 over 2013 levels, and by 28 percent in 2035 over 2013 levels.
4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR
Table 4.6-3
City of Santee Baseline GHG Emissions (MT CO2E)
Sector Percent
Inventoried Emissions Forecasted Emissions
2005 2013 2020 2030 2035
On-road Transportation 53-62% 181,812 242,499 264,162 298,992 318,334 Residential Energy Use 19% 63,544 78,651 83,753 91,986 96,401 Commercial Energy Use 11-12% 37,697 48,025 49,467 56,486 60,362 Solid Waste 4.8-2.5% 16,376 11,151 11,861 12,651 13,066 Water and Wastewater Use 3.6-1.7% 12,313 7,549 8,029 8,565 8,845 Off-road Sources 8.3-3.6% 28,230 14,699 15,710 17,490 18,454 Total1 339,972 402,574 432,982 486,170 515,462
SOURCE: Fanita Ranch EIR and Appendix H Greenhouse Gas Analysis (City of Santee 2020).
MT CO2E = metric tons of CO2 equivalent. 1
Quantities and percentages may not total properly due to rounding.
Similar to the statewide emissions, transportation-related GHG emissions contribute the most, followed by emissions associated with residential energy use. As shown, due to existing regulations and policies, emissions are anticipated to decrease through 2035.
4.6.2 Regulatory Framework
4.6.2.1 Federal
The federal government, U.S. Environmental Protection Agency (U.S. EPA), and other federal agencies have many federal level programs and projects to reduce GHG emissions. In June 2012, the Council on Environmental Quality (CEQ) revised the Federal Greenhouse Gas Accounting and Reporting Guidance originally issued in October 2010. The CEQ guidance identifies ways in which federal agencies can improve consideration of GHG emissions and climate change for federal actions.
The guidance states that National Environmental Policy Act documents should provide decision makers with relevant and timely information and should consider (1) GHG emissions of a Proposed Action and alternative actions and (2) the relationship of climate change effects to a Proposed Action or alternatives. Specifically, if a Proposed Action would be reasonably anticipated to cause direct emissions of 25,000 MT CO2E GHG emissions on an annual basis, agencies should consider this as an indicator that a quantitative assessment may be meaningful to decision makers and the public (CEQ 2012).
a. Environmental Protection Agency
The U.S. EPA has many federal level programs and projects to reduce GHG emissions. The U.S. EPA provides technical expertise and encourages voluntary reductions from the private sector. One of the voluntary programs applicable to the project is the Energy Star program. Energy Star products such as appliances, building products, heating and cooling equipment, and other energy-efficient equipment may be utilized by the project.
4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR
Energy Star is a joint program of U.S. EPA and the U.S. Department of Energy, which promotes energy-efficient products and practices. Tools and initiatives include the Energy Star Portfolio Manager, which helps track and assess energy and water consumption across an entire portfolio of buildings, and the Energy Star Most Efficient 2020, which provides information on exceptional products which represent the leading edge in energy-efficient products in the year 2020 (U.S. EPA 2021a).
The U.S. EPA also collaborates with the public sector, including states, tribes, localities, and resource managers, to encourage smart growth, sustainability preparation, and renewable energy and climate change preparation. These initiatives include the Clean Energy – Environment State Partnership Program, the Climate Ready Water Utilities Initiative, the Climate Ready Estuaries Program, and the Sustainable Communities Partnership (U.S. EPA 2021b).
b. Corporate Average Fuel Economy Standards
The project would generate vehicle trips. These vehicles would consume fuel and would result in GHG emissions. The federal Corporate Average Fuel Economy (CAFE) standards determine the fuel efficiency of certain vehicle classes in the U.S. The first phase of the program applied to passenger cars, new light-duty trucks, and medium-duty passenger cars with model years 2012 through 2016 and required these vehicles to achieve a standard equivalent to 35.5 miles per gallon (mpg). The second phase of the program applies to model years 2017 through 2025 and increased the standards to 54.5 mpg. Separate standards were also established for medium- and heavy-duty vehicles. The first phase applied to model years 2014 through 2018 and the second phase applies to model years 2018 through 2027. With improved gas mileage, fewer gallons of transportation fuel would be combusted to travel the same distance, thereby reducing nationwide GHG emissions associated with vehicle travel.
c. Safer Affordable Fuel-Efficient Vehicles
On September 27, 2019, the U.S. EPA and the National Highway Traffic Safety Administration (NHTSA) published the “Safer Affordable Fuel-Efficient (SAFE) Vehicles Rule Part One: One National Program” (84 Fed. Reg. 51310). The Part One Rule revokes California’s authority to set its own GHG emissions standards and set zero-emission vehicle mandates in California. On April 30, 2020, the U.S. EPA and NHTSA published the final “SAFE Vehicles Rule: Part Two” (85 Federal Register 24174). The SAFE Vehicles Rule proposes amended CAFE and light-duty vehicle GHG emissions standards. The SAFE Vehicles Rule relaxed federal GHG emissions and CAFE standards to increase in stringency at only about 1.5 percent per year from model year 2020 levels over model years 2021 through 2026. The previously established emission standards and related “augural” fuel economy standards would have achieved about 4 percent per year improvements through model year 2025. Part two of the SAFE Vehicles Rule set amended fuel economy and carbon dioxide (CO2) standards for passenger cars and light trucks for model years 2021 through 2026.
On December 21, 2021, the NHTSA published its CAFE Preemption rule, which repeals the SAFE Vehicle Rule Part One and reopens pathways for state and local fuel economy laws.
4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR
4.6.2.2 State
a. Statewide GHG Emission Targets
S-3-05—Statewide GHG Emission Targets
This executive order (EO) establishes the following GHG emissions reduction targets for the state of California:
• by 2010, reduce GHG emissions to 2000 levels;
• by 2020, reduce GHG emissions to 1990 levels; and
• by 2050, reduce GHG emissions to 80 percent below 1990 levels.
This EO also directs the Secretary of the California EPA to oversee the efforts made to reach these targets, and to prepare biannual reports on the progress made toward meeting the targets and on the impacts to California related to global warming, including impacts to water supply, public health, agriculture, the coastline, and forestry. With regard to impacts, the report shall also prepare and report on mitigation and adaptation plans to combat the impacts. The first Climate Action Team Assessment Report was produced in March 2006, and has been updated every two years.
B-30-15—2030 Statewide GHG Emission Goal
This EO, issued on April 29, 2015, establishes an interim GHG emission reduction goal for the state of California to reduce GHG emissions 40 percent below 1990 levels by 2030. This EO also directs all state agencies with jurisdiction over GHG-emitting sources to implement measures designed to achieve the new interim 2030 goal, as well as the pre-existing, long-term 2050 goal identified in EO S-3-05. Additionally, this EO directs CARB to update its Climate Change Scoping Plan to address the 2030 goal. CARB is expected to develop statewide inventory projection data for 2030, as well as commence its efforts to identify reduction strategies capable of securing emission reductions that allow for achievement of the EO’s new interim goal.
b. Assembly Bill 32—California Global Warming Solutions Act of 2006 In response to EO S-3-05, the California Legislature passed Assembly Bill (AB) 32, the California Global Warming Solutions Act of 2006, and thereby enacted Sections 38500–38599 of the California Health and Safety Code. The heart of AB 32 is its requirement that CARB establish an emissions cap and adopt rules and regulations that would reduce GHG emissions to 1990 levels by 2020. AB 32 also required CARB to adopt a plan by January 1, 2009, indicating how emission reductions would be achieved from significant GHG sources via regulations, market mechanisms, and other actions. c. Senate Bill 32—California Global Warming Solutions Act Update Approved in September 2016, Senate Bill (SB) 32 updates the California Global Warming Solutions Act of 2006. Under SB 32, the state would reduce its GHG emissions to 40 percent below 1990 levels by 2030. SB 32 was signed by the governor on September 8, 2016. SB 32 is tied to AB 197, which would establish a legislative oversight committee to which the Chair of CARB would report once a year, and would add two members of the legislature to the air board. Additionally, in implementing
4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR