Santee City Council
October 12, 2022

the 40 percent reduction target, AB 197 would require CARB to prioritize emissions reductions to consider the social costs of the emissions of GHGs. AB 197 defines “social costs” to mean “an estimate of the economic damages, including, but not limited to, changes in net agricultural productivity; impacts to public health; climate adaptation impacts, such as property damages from increased flood risk; and changes in energy system costs, per metric ton of greenhouse gas emission per year.” SB 32 will become active only if AB 197 is enacted and becomes effective on or before January 1, 2017. d. Climate Change Scoping Plan
As directed by the California Global Warming Solutions Act of 2006, in 2008, CARB adopted the Climate Change Scoping Plan: A Framework for Change (Scoping Plan), which identifies the main strategies California will implement to achieve the GHG reductions necessary to reduce forecasted BAU emissions in 2020 to the state’s historic 1990 emissions level (CARB 2008). In November 2017, CARB released the 2017 Climate Change Scoping Plan Update, the Strategy for Achieving California’s 2030 Greenhouse Gas Target (2017 Scoping Plan; CARB 2017). The 2017 Scoping Plan identifies state strategies for achieving the state’s 2030 interim GHG emissions reduction target codified by SB 32.

Measures under the 2017 Scoping Plan Scenario build on existing programs such as the Low Carbon Fuel Standard, Advanced Clean Cars Program, Renewables Portfolio Standard (RPS), Sustainable Communities Strategy (SCS), Short-Lived Climate Pollutant Reduction Strategy, and the Cap-andTrade Program. Additionally, the 2017 Scoping Plan proposes new policies to address GHG emissions from natural and working lands.
e. Regional Emissions Targets – SB 375
SB 375, the 2008 Sustainable Communities and Climate Protection Act, was signed into law in September 2008 and requires CARB to set regional targets for reducing passenger vehicle GHG emissions in accordance with the Scoping Plan. The purpose of SB 375 is to align regional transportation planning efforts, regional GHG reduction targets, and fair-share housing allocations under state housing law. SB 375 requires Metropolitan Planning Organizations (MPO) to adopt a SCS or Alternative Planning Strategy to address GHG reduction targets from cars and light-duty trucks in the context of that MPO’s Regional Transportation Plan (RTP). The San Diego region’s MPO is the San Diego Association of Governments (SANDAG). In 2010, CARB set targets for the SANDAG region of a 7 percent reduction in GHG emissions per capita from automobiles and light­duty trucks compared to 2005 levels by 2020 and a 13 percent reduction by 2035. These targets are periodically reviewed and updated. CARB’s current targets for the SANDAG region are a reduction of 15 percent by 2020 and 19 percent by 2035.
f. Renewables Portfolio Standard
The RPS promotes diversification of the state’s electricity supply and decreased reliance on fossil fuel energy sources. Renewable energy includes (but is not limited to) wind, solar, geothermal, small hydroelectric, biomass, anaerobic digestion, and landfill gas. Originally adopted in 2002 with a goal to achieve a 20 percent renewable energy mix by 2020 (referred to as the “Initial RPS”), the goal has been accelerated and increased by EOs S-14-08 and S-21-09 to a goal of 33 percent by 2020. In April 2011, SB 2 (1X) codified California’s 33 percent RPS goal. SB 350 (2015) increased California’s renewable energy mix goal to 50 percent by year 2030. SB 100 (2018) further increased the standard

4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR

set by SB 350 establishing the RPS goal of 44 percent by the end of 2024, 52 percent by the end of 2027, and 60 percent by 2030, as well as requiring the state’s electricity to come from carbon-free resources by 2045.
g. California Building Standards Code (Title 24)
The California Code of Regulations (CCR), Title 24, is referred to as the California Building Code, or CBC. It consists of a compilation of several distinct standards and codes related to building construction, including but not limited to plumbing, electrical, interior acoustics, energy efficiency, and handicap accessibility. Of particular relevance to GHG emissions reductions are the CBC’s energy efficiency and green building standards as outlined below.

Part 6 - Energy Code
CCR, Title 24, Part 6 is the California Energy Efficiency Standards for Residential and Nonresidential Buildings (also known as the California Energy Code). This code, originally enacted in 1978, establishes energy-efficiency standards for residential and non-residential buildings in order to reduce California’s energy consumption. The Energy Code is updated periodically to incorporate and consider new energy-efficient technologies and methodologies as they become available, and incentives in the form of rebates and tax breaks are provided on a sliding scale for buildings achieving energy efficiency above the minimum standards.

The current version of the Energy Code, known as 2019 Title 24, or the 2019 Energy Code, became effective January 1, 2020. The Energy Code provides mandatory energy-efficiency measures as well as voluntary tiers for increased energy efficiency. The California Energy Commission (CEC), in conjunction with the California Public Utilities Commission, has adopted a goal that all new residential and commercial construction achieve zero net energy by 2020 and 2030, respectively. It is expected that achievement of the zero net energy goal will occur via revisions to the Title 24 standards.

New construction and major renovations must demonstrate their compliance with the current Energy Code through submission and approval of a Title 24 Compliance Report to the local building permit review authority and the CEC. The compliance reports must demonstrate a building’s energy performance through use of CEC approved energy performance software that shows iterative increases in energy efficiency given the selection of various heating, ventilation, and air conditioning; sealing; glazing; insulation; and other components related to the building envelope.

Part 11 – California Green Building Standards Code
The California Green Building Standards Code, referred to as CALGreen, was added to Title 24 as Part 11 first in 2009 as a voluntary code, which then became mandatory effective January 1, 2011 (as part of the 2010 CBC). The most recent 2019 CALGreen institutes mandatory minimum environmental performance standards for all ground-up new construction of non-residential and residential structures. Local jurisdictions must enforce the minimum mandatory Green Building Standards and may adopt additional amendments for stricter requirements.

4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR

The mandatory standards require:
• Outdoor water use requirements as outlined in local water efficient landscaping ordinances or current Model Water Efficient Landscape Ordinance standards, whichever is more stringent;
• Requirements for water conserving plumbing fixtures and fittings; • 65 percent construction/demolition waste diverted from landfills; • Infrastructure requirements for electric vehicle charging stations; • Mandatory inspections of energy systems to ensure optimal working efficiency; and • Requirements for low-pollutant emitting exterior and interior finish materials such as paints, carpets, vinyl flooring, and particleboards.

Similar to the reporting procedure for demonstrating Energy Code compliance in new buildings and major renovations, compliance with the CALGreen mandatory requirements must be demonstrated through completion of compliance forms and worksheets.

4.6.2.3 Local
a. SANDAG Regional Plan
Every four years, SANDAG prepares and updates San Diego Forward: The Regional Plan that provides a blueprint for sustainable growth in the region. The most recent version 2021 Regional Plan (SANDAG 2021). In accordance with SB 375 (see Section 4.6.2.2(e)), the 2021 Regional Plan includes a SCS that coordinates transportation and land use planning that exceeds the state’s target for reducing per capita GHG emissions set by CARB. As discussed, the state-mandate target for the region is a 19 percent per capita GHG emissions reduction from cars and light duty trucks, compared with 2005, by 2035. The 2021 Regional Plan would achieve a 20 percent reduction by 2035. The 2021 Regional Plan also puts forth a forecasted development pattern that is driven by regional goals for sustainability, mobility, housing affordability, and economic prosperity. SB 375 requires the SCS to include a pattern for forecasted growth and development that accomplishes the following:

1. When combined with the transportation network, the SCS will achieve the regional GHG emission–reduction targets.

2. The SCS accommodates the Regional Housing Needs Assessment (RHNA) Determination.

3. The SCS utilizes the most recent planning assumptions.

4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR

b. General Plan
The City’s General Plan includes various goals, objectives, and policies related to GHG emissions, including the following:

Land Use Element
Objective 3.0: Provide and maintain the highest level of service possible for all community public services and facilities.
• Policy 3.2: The City should encourage the development and use of recycled water for appropriate land uses to encourage the conservation of, and reduce demand for, potable water.
• Policy 4.3: The City should locate new neighborhood commercial uses along major roadways in consolidated centers that utilize common access and parking for commercial uses, discourage the introduction of strip commercial uses and require adequate pedestrian links to residential areas.

Mobility Element
The Mobility Element includes policies that enhance smart growth development, improve traffic flow, increase the use of public transit, encourage bicycling and walking, and increase use of alternative modes of travel, which would help to reduce GHG emissions from on-road transportation. c. Sustainable Santee Plan: The City’s Roadmap to Greenhouse Gas Reductions In January 2020, the City adopted the Sustainable Santee Plan that provides GHG emissions reduction goals and strategies focused on reducing resource consumption, improving alternative modes of transportation, and reducing overall emissions throughout the City (City of Santee 2019).

The Sustainable Santee Plan presents the City’s community-wide GHG inventories for the years 2005, 2008, 2012, and 2013 and municipal GHG inventories for the years 2005 and 2013. The BAU and adjusted BAU forecasts are presented for the years 2020, 2030, and 2035. An interim goal consistent with SB 32, which is to reduce emissions to 40 percent below 2005 levels, was created for 2030. A longer-term goal was established for 2035, which is to reduce emissions to 49 percent below 2005 levels. The interim and longer-term goals would put the City on a path toward the state’s long-term goal to achieve net carbon neutrality statewide by 2045. The Sustainable Santee Plan also identifies GHG reduction strategies to help the City achieve its GHG reduction targets.

4.6.3 Significance Determination Thresholds
According to Appendix G of the CEQA Guidelines, impacts related to GHG emissions would be significant if the Housing Element Rezone Program would:
1) Threshold 1: Generate GHG emissions, either directly or indirectly, that may have a significant impact on the environment.

4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR

2) Threshold 2: Conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of GHG.

The GHG emissions of individual projects do not generate sufficient GHG emissions to have a substantial effect on global climate change (South Coast Air Quality Management District 2008; San Joaquin Valley Air Pollution Control District 2009). However, continued development may contribute to the cumulative global accumulation of GHG emissions that could result in adverse impacts on the current climate. In the context of CEQA, “GHG impacts are exclusively cumulative impacts; there are no non-cumulative GHG emission impacts from a climate change perspective” (California Air Pollution Control Officers Association [CAPCOA] 2008). While the geographic extent of the cumulative contributions to GHGs and climate change is worldwide, relating the contribution of a single project to cumulative global emissions marginalizes project impacts. This makes it difficult to assess the significance of a single project, particularly one designed to accommodate anticipated population growth.

The CEQA Guidelines state that a lead agency may analyze and mitigate the significance of GHG emissions at the project level using a plan for the reduction of GHG emissions (CEQA Guidelines Section 15183.5[a]). The Sustainable Santee Plan is a qualified GHG emissions reduction plan in accordance with CEQA Guidelines Section 15183.5. The Sustainable Santee Plan Project Consistency Checklist (Consistency Checklist) is a tool for development projects to demonstrate consistency with the Sustainable Santee Plan. The Checklist has been developed as part of the Sustainable Santee Plan implementation and monitoring process and supports the achievement of individual GHG reduction measures as well as the City’s overall GHG reduction goals. Additionally, the Checklist supports the City’s sustainability goals and policies that encourage sustainable development and aim to conserve and reduce the consumption of resources, such as energy and water, among others.

Projects that meet the requirements of the Checklist are considered consistent with the Sustainable Santee Plan and would have a less than significant contribution to cumulative GHG impacts (i.e., the project’s incremental contribution to cumulative GHG effects is not cumulatively considerable), pursuant to CEQA Guidelines Sections 15064(h)(3), 15130(d), and 15183(b). The Sustainable Santee Plan is the applicable plan for addressing both Threshold 1 and Threshold 2. The project is also evaluated for consistency with the 2017 Scoping Plan and the SANDAG 2021 Regional Plan/SCS.

4.6.4 Methodology
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 and for buildout of the project, as well as buildout of the Rezone Sites that would be eligible for by-right development. Buildout was modeled in year 2035 to align with the Sustainable Santee Plan emission projections and for the Housing Element buildout year 2050. The Rezone Sites were modeled in the soonest operational year of 2024.

Construction and operational GHG emissions associated with the project were quantified using the California Emissions Estimator Model (CalEEMod) 2020.4.0 (CAPCOA 2021). Emission estimates were calculated for the three GHGs of primary concern (CO2, CH4 and N2O) that would be emitted from construction and the five primary operational sources that would be associated with project buildout:

4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR

mobile sources, energy use (electricity and natural gas), area sources (landscaping equipment), water and wastewater distribution and treatment, and solid waste disposal.

As project-level details are not available at this time, operational emissions estimates are generally based on default operational parameters for mid-rise apartments and retail uses. The parameters, such as the energy use, water use, solid waste generation, etc. are based on surveys performed by the South Coast Air Quality Management District (SCAQMD). Appendix C contains the modeling parameters and detailed model outputs.

4.6.4.1 Mobile Emissions
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 vehicle miles traveled (VMT) per capita provided by the traffic engineer (CR Associates 2021). 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 (TIS), 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 housing element update, vehicle emissions were calculated using the vehicle emission factors for year 2035 and buildout year 2050.

4.6.4.2 Energy Emissions
GHGs are emitted as a result of activities in buildings for which electricity and natural gas are used as energy sources. GHGs are emitted during the generation of electricity from fossil fuels off-site in power plants. These emissions are considered indirect but are calculated in association with a building’s overall operation. Electric power generation accounts for the second largest sector contributing to both inventoried and projected statewide GHG emissions. Combustion of fossil fuel emits criteria pollutants and GHGs directly into the atmosphere. When this occurs in a building, it is considered a direct emissions source associated with the building. CalEEMod estimates emissions from the direct combustion of natural gas for space and water heating.

CalEEMod estimates GHG emissions from energy use by multiplying average rates of residential and non-residential energy consumption by the quantities of residential units and non-residential square footage entered in the land use module to obtain total projected energy use. This value is then multiplied by electricity and natural gas GHG emission factors applicable to the project location and utility provider.

Energy consumption values are based on the CEC sponsored California Commercial End Use Survey and Residential Appliance Saturation Survey studies, which identify energy use by building type and

4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR

climate zone. Because these studies are based on older buildings, adjustments have been made in CalEEMod to account for changes to Title 24 Building Codes. As discussed, the 2019 Title 24 energy code is the current version of the code, and will result in increased energy efficiency compared to the previous version of the code. Energy emissions were calculated using CalEEMod default energy factors.

The project area is served by San Diego Gas & Electric (SDG&E). Therefore, SDG&E’s specific energy intensity factors (i.e., the amount of CO2, CH4, and N2O per kilowatt-hour) are used in the calculations of GHG emissions. Current SDG&E energy-intensity factors are included in CalEEMod 2020.4.0.

SDG&E currently has achieved 38.2 percent of renewable energy procurement. Therefore, the energy-intensity factors included in CalEEMod 2020.4.0 represent 38.2 percent renewable energy (California Public Utilities Commission [CPUC] 2021). These default energy intensity factors were used to calculate the GHG emissions associated with the Rezone Sites eligible for by-right development.

The state mandate for renewable energy is 60 percent by 2030 (see Section 4.6.2.2(e)), and SDG&E is on track to meet this mandated goal. To account for the GHG emissions reductions attributed to this RPS goal, the energy intensity factors for year 2035 and year 2050 were adjusted to reflect a 60 percent renewable energy procurement. SDG&E energy intensity factors used in modeling are shown in Table 4.6-4.

Table 4.6-4
San Diego Gas & Electric Intensity Factors
GHG
Current Energy
Intensity Factors
(lbs/MWh)
2030 Energy
Intensity Factors
(lbs/MWh)
Carbon Dioxide (CO2) 539.98 349.50
Methane (CH4) 0.033 0.021
Nitrous Oxide (N2O) 0.004 0.003
SOURCE: CPUC 2021.
lbs = pound; MWh = megawatt hour

4.6.4.3 Area Source Emissions
Area sources include GHG emissions that would occur from the use of landscaping equipment. The use of landscape equipment emits GHGs associated with the equipment’s fuel combustion. The landscaping equipment emission values were derived from the 2011 In­Use Off-Road Equipment Inventory Model (CARB 2011).

4.6.4.4 Water and Wastewater Emissions
The amount of water used and wastewater generated by a project has indirect GHG emissions associated with it. These emissions are a result of the energy used to supply, distribute, and treat the water and wastewater. In addition to the indirect GHG emissions associated with energy use, wastewater treatment can directly emit both CH4 and N2O.

The indoor and outdoor water use consumption data for each land use subtype comes from the Pacific Institute’s Waste Not, Want Not: The Potential for Urban Water Conservation in California

4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR

2003 (as cited in CAPCOA 2021). Based on that report, a percentage of total water consumption was dedicated to landscape irrigation, which is used to determine outdoor water use. Wastewater generation was similarly based on a reported percentage of total indoor water use (CAPCOA 2021).

Additionally, the GHG emissions from the energy used to transport the water are affected by RPS and SDG&E energy intensity factors (see Table 4.6-4).

4.6.4.5 Solid Waste Emissions
The disposal of solid waste produces GHG emissions from anaerobic decomposition in landfills, incineration, and transportation of waste. To calculate the GHG emissions generated by disposing of solid waste for the project, the total volume of solid waste was calculated using waste disposal rates identified by California Department of Resources Recycling and Recovery (CalRecycle). The methods for quantifying GHG emissions from solid waste are based on the Intergovernmental Panel on Climate Change method, using the degradable organic content of waste. GHG emissions associated with the project’s waste disposal were calculated using these parameters.

4.6.4.6 Construction Emissions
Construction activities emit GHGs primarily though combustion of fuels (mostly diesel) in the engines of off-road construction equipment and through combustion of diesel and gasoline in on-road construction vehicles and the commute vehicles of the construction workers. Smaller amounts of GHGs are also emitted through the energy use embodied in water use for fugitive dust control.

Every phase of the construction process, including demolition, grading, paving, and building, emits GHGs in volumes directly related to the quantity and type of construction equipment used when building the project. GHG emissions associated with each phase of project construction are calculated by multiplying the total fuel consumed by the construction equipment and worker trips by applicable emission factors. The number and pieces of construction equipment are calculated based on the project-specific design. In the absence of project­specific construction information, equipment for all phases of construction is estimated based on the project size.

For the Rezone Sites eligible for by-right development, at the project-level, construction emissions were calculated using CalEEMod default construction equipment, phasing, and duration. Based on guidance from the SCAQMD, total construction GHG emissions resulting from a project should be amortized over 30 years and added to operational GHG emissions to account for their contribution to GHG emissions over the lifetime of a project (SCAQMD 2009). For buildout of the Rezone Sites the exact number and timing of all development projects that could occur under project buildout are unknown. As such, construction-related emissions cannot be accurately determined at the program level of analysis. Based on the City’s community-wide GHG emissions inventory, the annual off-road equipment GHG emissions represent approximately 3.8 percent of the GHG emissions inventory (City of Santee 2019). Therefore, annual construction emissions associated with total buildout of the project were calculated as 3.8 percent of the operational GHG emissions.

4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR

4.6.5 Issue 1: GHG Emissions
Would the project result in GHG emissions that may have a significant impact on the environment?

4.6.5.1 Impact Analysis
As detailed in Chapter 3.0, Project Description, the project includes adoption of a number of rezones to accommodate the City’s RHNA allocation. Because implementation of the rezones would ultimately result in increased density on sites that are currently underdeveloped as well as the development of parcels that are currently vacant, GHG emissions would increase upon project implementation. 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.

As discussed above, for the purposes of this analysis, emissions were calculated for the existing condition and for buildout of all Rezone Sites. Additionally, a separate analysis was provided to address buildout of the Rezone Sites that would be eligible for by-right development. Buildout of the Rezone Sites was modeled in year 2035 to align with the Sustainable Santee Plan emission projections and for the Housing Element buildout year 2050. Buildout of the Rezone Sites were modeled in the soonest operational year of 2024. Existing, year 2035, and year 2050 GHG emissions for the housing element update study area are summarized in Table 4.6-5. GHG emissions associated with the Rezone Site that are eligible for by-right development are summarized in Table 4.6-6.

Table 4.6-5
Rezone Program GHG Emissions (MT CO2E)
Source
Existing Emissions Forecasted Emissions
2021 2035 2050
Mobile 171 17,515 16,797
Energy Use 72 2,880 2,880
Water Use <1 24 24
Solid Waste 13 727 727
Area 13 688 688
Construction1 0 830 802
Total Emissions 270 22,665 21,920
Residents2 47 5,660 5,660
Employment3 0 987 987
Service Population 47 6,647 6,647
Emissions Rate per Service Population 5.75 3.41 3.30
SOURCE: Appendix C.
1 Construction emissions set to 3.8 percent of operational emissions as discussed in Section 4.6.4.6. 2Number of residents estimated based on U.S. Census data 2.91 persons per household. 3Employement based on SANDAG modeling prepared for project which indicated an increase of 987 employees.

MT CO2E = metric tons of CO2 equivalent

4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR

Table 4.6-6
Rezone Sites GHG Emissions (MT CO2E)
Source Site 15 Site 16A Site 17 Site 18 Site 20B Site 24 Mobile 676 6,1456 1,653 581 5,533 617
Energy Use 153 973 372 131 877 140
Water Use 1 4 3 1 4 1
Solid Waste 47 215 114 40 193 43
Area 27 166 65 23 150 24
Construction
(amortized over 30 years)
14 32 31 19 23 14
Total Emissions 919 7,537 2,239 795 6,780 840
SOURCE: Appendix C.

MT CO2E = metric tons of CO2 equivalent
As shown in Table 4.6-5, buildout of the project would generate 22,665 MT CO2E in 2035 and 21,920 MT CO2E in 2050. Given the estimated service population, this equates to 3.41 MT CO2E per service population in 2035 and 3.30 MT CO2E per service population in 2050. The emission reductions from 2035 to 2050 are associated with improved vehicle emissions through federal and state regulations and improved technologies. While the project would result in an increase in GHG emissions, climate change is occurring on a global scale; therefore, it is not possible to quantify the true effect of new GHG emissions caused by a single project or whether a project’s net increase in GHG emissions, when combined with other activities in the region, is cumulatively considerable. GHG emissions would be expected to decrease over the life of the project due to the fact that mobile emissions would decrease over time due to a more fuel-efficient vehicle fleet mix in the project area over the life of project implementation as well as the increase in renewable energy and net-zero energy goals.

When compared to the no project scenario, the project would result in an increase in GHG emissions due to the fact that the project proposes an increase in land use density at Rezone Sites which would involve emissions associated with vehicles, energy, are sources, water use, and waste generation.

Future housing development implemented under the proposed project would require compliance with the State Building Code energy efficiency and applicable green building standards.

Development plans would be reviewed at project intake to ensure the inclusion of all applicable energy efficiency and applicable green building requirements of the applicable building and energy codes. Additionally, both future ministerial and discretionary development would be required to demonstrate with Sustainable Santee Plan GHG reduction measures through completion of the Consistency Checklist. Individual projects would be required to complete the Consistency Checklist as part of discretionary reviews or for by-right projects, as a requirement of the Objective Design Standards for by-right development.

As discussed in detail in Section 4.13 Transportation, project implementation would result in significant VMT impacts. The Office of Planning and Research (OPR) Technical Advisory recommends setting a VMT per capita threshold of 15 percent below that of existing development as a reasonable threshold based on an extensive review of applicable research, and in light of CARB assessments of the VMT reductions that would be needed to meet the state’s long-term climate goals. With buildout of the project, Santee is projected to have an average resident VMT per capita at 18.7, which is 98

4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR

percent of the base year regional average. VMT associated with the project would exceed the 85 percent threshold at buildout of the project, resulting in a significant VMT impact.

Additionally, the project would result in an increase in development that was not accounted for in the Sustainable Santee Plan. The first step in determining consistency with the Sustainable Santee Plan is determining if a project is consistent with the land use assumptions used to develop the Sustainable Santee Plan. For a majority of the Rezone Sites, future development would not be consistent with the existing zoning and land use designation and would result in development that is more GHG-intensive than a project developed under the existing designations.

However, the Sustainable Santee Plan provides for regular monitoring the effectiveness of the programs and to undertake emission inventory updates. Specifically, starting in 2021, the City would update the inventory of emissions and continue updates every three years to ensure they are on track to meet their GHG reductions goals (City of Santee 2019). Development of these sites could occur before any updates to the Sustainable Santee Plan. As stated in the Consistency Checklist, if a project is not consistent with the existing designations and would be more GHG-intensive, in accordance with the City’s significance determination thresholds, the project’s GHG impact may be significant. Pursuant to CEQA Guidelines Section 15183.5, if a future project is not consistent with the Consistency Checklist/existing GHG reduction plan, a project-specific analysis would be required.

Although, future development would be required to incorporate each of the applicable measures identified in the Consistency Checklist to mitigate cumulative GHG emissions (unless the decision maker finds that a measure is infeasible in accordance with CEQA Guidelines Section 15091), it is not feasible to determine at this program level of review whether future projects would be consistent with or otherwise mitigate GHG emissions to meet the inventory reduction goals.

4.6.5.2 Significance of Impacts
The adoption of the project would result in an increase in GHG emissions that would exceed the assumption used in development of the Sustainable Santee Plan and would result in an increase in VMT that exceeds the 85 percent thresholds, resulting in a significant impact. Both ministerial and discretionary development implemented under the project would be required to demonstrate compliance with Sustainable Santee Plan through completion of the Consistency Checklist. The project would result in an increase in development and associated emissions not accounted for in the Sustainable Santee Plan and, therefore, GHG emissions would not be adequately addressed through compliance with Sustainable Santee Plan and GHG emissions associated with the project would be significant (Impact GHG-1).

4.6.5.3 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 as a requirement of the City’s objective design standards adopted as part of the project. Both ministerial and discretionary development implemented under the project would be required to incorporate each of the applicable measures identified in the Consistency Checklist to mitigate cumulative GHG emissions. Future development of Rezone Sites would require implementation of the following mitigation framework:

4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR

MM-GHG-1: For development at Rezone Sites that proceed before an update to the Sustainable Santee Plan is adopted, as detailed in MM-GHG-2, a site-specific GHG analysis is required. The site-specific GHG analysis shall (1) determine whether the project would result in GHG emissions that may have a significant impact on the environment and specifically must demonstrate how the project would reduce emissions to achieve consistency with the State Scoping Plan and applicable GHG reduction targets, and (2) the analysis must demonstrate how the project would be consistent with the Sustainable Santee Plan Consistency Checklist in addition to other applicable GHG reduction plans. The site-specific GHG analysis shall be completed to the satisfaction of the City during the permitting process.

For development at Rezone Sites that proceed after the Sustainable Santee Plan is adopted as detailed in MM-GHG-2, only project consistency with the Sustainable Santee Plan Consistency Checklist is required.

MM-GHG-2: Within one year of adoption of the rezone program, the City shall prepare an update to the Sustainable Santee Plan to incorporate the additional emissions that would result from development at the rezone sites as part of the baseline inventory. The updated Sustainable Santee Plan shall determine GHG emission reduction targets consistent with the current Scoping Plan, based on the updated inventory and provide any necessary updates to the Consistency Checklist.

Additionally, to reduce potentially significant impacts associated with VMT from future development within the Rezone Sites, MM-TRA-1 would require incorporation of applicable Transportation Demand Management (TDM) measures (refer to Section 4.13.6).

4.6.5.4 Significance After Mitigation
Potentially significant impacts associated with GHG emissions would be mitigated through the application of MM-GHG-1 and MM-GHG-2 which requires preparation of project-specific GHG emissions analysis or compliance with the Consistency Checklist, after the Sustainable Santee Plan has been updated to reflect the increased density within the Rezone Sites. Additionally, implementation of MM-TRA-1 described in Section 4.13.6 would potentially reduce VMT associated with development at the Rezone Sites. However, the effectiveness of GHG and VMT reducing measures is context-sensitive and would vary depending on the site-specific project site, such as the location, access to transit, etc. At a program level of review, it is not guaranteed that each individual project would fully mitigate the potential impacts. While the requirement for future development to demonstrate compliance with the Consistency Checklist in addition to implementation of MM-GHG1, MM-GHG-2, and MM-TRA-1 would minimize GHG impacts associated with future development at the Rezone Sites, at this program level of review, it is not feasible to conclude whether impacts would be fully mitigated. Therefore, impacts associated with GHG emissions would remain significant and unavoidable.

4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR

4.6.6 Issue 2: Policies, Plans, and Regulations Intended to Reduce GHG Emissions
Would the project conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of GHGs?

4.6.6.1 Impact Analysis
The following analysis is based on whether development at the Rezone Sites would conflict with policies, plans, or regulations adopted for the purposes of reducing the emissions of GHG, thereby creating a condition in which in the policy, plan, or regulation would not be implemented and the goals would not be achieved.
a. State Plans
EO S-3-05 establishes GHG emission reduction targets for the state, and AB 32 launched the Climate Change Scoping Plan that outlines the reduction measures needed to reach these targets. CARB adopted the 2017 Scoping Plan which provided an updated framework for actions to reduce statewide GHG emissions. The 2017 Scoping Plan builds on existing programs and requires CARB and other state agencies to adopt regulations and incentives to reduce GHG emissions. As such, the Scoping Plan is not directly applicable to City planning efforts and projects, although there are several regulatory measures aimed at the identification and reduction of GHG emissions.

Most of these regulatory measures focus on area source emissions (e.g., energy usage, high-global warming-potential GHGs in consumer products) and changes to the vehicle fleet (e.g., more fuelefficient vehicles, reduced VMT, fuel economy). This includes EO N-19-19 that redoubles the state’s efforts to lower GHG emissions specifically through VMT reductions. Out of the recommended actions contained in CARB’s Scoping Plan, the actions that are most applicable to the proposed project would be those that are aimed at efficiency of utilities, and adoption of more stringent building and appliance standards.

As noted in Section 2.6.2.2(d), the 2017 Scoping Plan identifies state strategies for achieving the state’s 2030 interim GHG emissions reduction target codified by SB 32. Measures under the 2017 Scoping Plan scenario build on existing programs such as the Low Carbon Fuel Standard, Advanced Clean Cars Program, RPS, SCS, Short-Lived Climate Pollutant Reduction Strategy, and the Cap-andTrade Program. The project would comply with all applicable provisions contained in the 2017 Scoping Plan since the adopted regulations would apply to new development or the emission sectors associated with new development.
1) Transportation – State regulations and 2017 Scoping Plan measures that would reduce the project’s mobile source emissions include the California Light-Duty Vehicle GHG Standards (AB 1493/Pavley I and II), the Low Carbon Fuel Standard, and the heavy-duty truck regulations. These measures are implemented at the state level and would result in the reduction of project-related mobile source GHG emissions associated with the project.

4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR

2) Energy – State regulations and 2017 Scoping Plan measures that would reduce the project’s energy-related GHG emissions include RPS, Title 24 Energy Efficiency Standards, and CALGreen. The project would be served by SDG&E, which has achieved 38.2 percent renewables as of 2020. The project’s energy-related GHG emissions would decrease as SDG&E increases its renewables procurement beyond 2020 towards the 2030 goal of 60 percent. Additionally, future development would be constructed in accordance with energy efficiency standards effective at the time building permits are issued as well as energyrelated GHG reduction measures identified in the Sustainable Santee Plan. The current 2019 Energy Code will result in more energy efficient development compared previous versions of the Energy Code and requires that solar photovoltaic systems be installed on all residential development. The Sustainable Santee Plan also requires that new residential construction meet or exceed CALGreen Tier 2 Voluntary Measures, such as obtaining green building ratings including LEED, Build it Green, or Energy Star Certified building certifications as well as the installation of solar PV.
3) Water – State regulations and 2017 Scoping Plan measures that would reduce the project’s electricity consumption associated with water supply, treatment, and distribution, and wastewater treatment include RPS, CALGreen, and the Model Water Efficient Landscape Ordinance. The project would be required to reduce indoor water consumption by 20 percent in accordance with CALGreen. Additionally, the project would be subject to all City landscaping ordinance requirements.
4) Waste – State regulations and 2017 Scoping Plan measures that would reduce the project’s solid waste-related GHG emissions are related to landfill methane control, increased efficiency of landfill methane capture, and high recycling/zero waste. The project would be subject to CALGreen and the Sustainable Santee Plan, which require a diversion of construction and demolition waste from landfills. Additionally, the project would include recycling storage and would divert waste from landfills in accordance with AB 341.

Future housing development implemented under the proposed project would require compliance with the State Building Code energy efficiency and applicable green building standards.

Development plans would be reviewed at project intake to ensure the inclusion of all applicable energy efficiency and applicable green building requirements of the applicable building and energy codes. Additionally, both future ministerial and discretionary development would be required to demonstrate with Sustainable Santee Plan GHG reduction measures through completion of the Consistency Checklist.

However, as discussed previously, although future development would generally be consistent with Scoping Plan measures, buildout of the project would result in an increase in GHG emissions that exceed the 2017 Scoping Plan efficiency metrics and an increase in VMT. As previously discussed, the Sustainable Santee Plan provides for regular monitoring and will be updated every three years to ensure the City is on track to meet their GHG reduction goals that are consistent with the Scoping Plan. As required by MM-GHG-2, the City shall prepare an update to the Sustainable Santee Plan to incorporate the GHG emissions associated with development authorized by the rezones evaluated in this PEIR. The updated Sustainable Santee Plan would provide emission inventories and projections, and updated GHG emission reduction targets that are consistent with the Scoping Plan.

4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR

Prior to the Sustainable Santee Plan updates, future discretionary projects would demonstrate consistency with the Scoping Plan through preparation of project-specific GHG analysis, as required by MM-GHG-1. Once the Sustainable Santee Plan is updated to account for the rezones, then future projects would be able to rely on completion of the Consistency Checklist to demonstrate consistency with the Scoping Plan. However, at this program level of review, it is not guaranteed that each individual project would be able to fully mitigate potential GHG emission impacts. Impacts would be significant.
b. Sustainable Communities Strategy
As discussed in Section 4.6.2.3, SANDAG’s 2021 Regional Plan includes an SCS that identifies how the region will achieve state-mandated GHG emissions reductions from cars and light-duty trucks.

The SCS uses areas in the region called Mobility Hubs to concentrate future development. Mobility Hubs are communities with a high concentration of people, destinations, and travel choices. In the SCS land use pattern, forecasted growth for housing and jobs are within these areas of the region.

Additionally, this SCS land use pattern identifies areas within the region that are sufficient to house the 6th Cycle RHNA Plan allocations. Portions of Santee (along the SR-52 corridor from SR-125 to SR-67 and then the SR-67 corridor south to the City of El Cajon) are identified as a Gateway Mobility Hub in the 2021 Regional Plan. Eleven policy and program areas were identified for the 2021 Regional Plan. They include:
1) Land Use and Regional Growth – Land use and regional growth policies outlined through the 2021 Regional Plan build on the smart growth planning tools and projects that SANDAG and the region’s cities and other local jurisdictions have put in place. These include the Smart Growth Concept Map and Smart Growth Toolbox, Designing for Smart Growth guidelines and scorecard, Smart Growth Incentive Program, and Transit-Oriented Development Strategy, among others. The 2021 Regional Plan vision for land use focuses on development and growth in Mobility Hub areas to preserve San Diego’s open space and support transportation investments by reducing VMT. As discussed, portions of the City are identified as a Gateway Mobility Hub. However, VMT associated with residential development would exceed the 85 percent threshold at buildout of the project, and the project would not meet the regional VMT reduction goals.
2) Housing – SANDAG is overseeing the sixth RHNA cycle, and approved the final methodology for allocating housing units to each city and county in the region based on the transit and jobs in each jurisdiction. SANDAG coordinates with member agencies to implement strategies to support housing availability and affordability throughout the region. As discussed in Section 3.0, the City prepared its 6th Cycle Housing Element, adopted by City Council on July 14, 2021, which covers the planning period from April 15, 2021 to April 15, 2029. As the City’s main housing policy and planning document, the Housing Element identifies housing needs and constraints, sets forth goals, policies and programs that address these needs and constraints, and plans for projected housing needs for all income levels over an eight-year planning period that coincides with the RHNA allocation as prescribed by SANDAG. As such, the project is consistent with the 2021 Regional Plan housing policies and implementing actions.

4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR

3) Climate Action Planning – To help reach regional and GHG emissions reduction targets, the 2021 Regional Plan focuses heavily on the conversion to clean transportation and a shift from personal vehicle dependency. SANDAG will support local and regional efforts to implement and monitor CAPs by providing grant funding, guidance resources, and templates for CAP implementation. The project would not conflict with SANDAG’s regional planning efforts related to CAP implementation. As discussed in Section 4.6.2.3(c), the City developed a Sustainable Santee Plan that provides GHG emissions reduction goals and strategies focused on reducing resource consumption, improving alternative modes of transportation, and reducing overall emissions throughout the City. Both ministerial and discretionary development implemented under the project would be required to demonstrate compliance with Sustainable Santee Plan through completion of the Consistency Checklist. Overall, the project would be consistent with the Sustainable Santee Plan goals and measures (discussed in the following section; however, because the project would result in an increase in development not accounted for the in Sustainable Santee Plan and would result in significant VMT impacts, buildout of the project would not be consistent with the Sustainable Santee Plan.
4) Climate Adaptation and Resilience – Adaptation is the way communities and people change how they respond to the impacts of climate change. SANDAG will establish a regional vision and coordination to enhance and sustain existing planning and implementation obligations across agencies, sectors, and organizations through the development of a Regional Resilience Framework. In addition, SANDAG will establish a Nature-Based Climate Solutions Program that will promote natural infrastructure that uses or mimics natural processes to benefit people and wildlife. The project would not conflict with SANDAG planning efforts related to climate adaptation and resilience.
5) Electric Vehicles (EVs) – SANDAG aims to incentivize and encourage the incorporation of all types of EVs into Flexible Fleets, Transit Leap, and goods movement and to support funding programs that increase the number of EVs and charging stations throughout the region and within Mobility Hubs and as part of the Complete Corridor strategy. As discussed in the following section, future multi-family development implemented under the project would be required to install e-chargers for 13 percent of total parking. Both ministerial and discretionary development implemented under the project would be required to demonstrate compliance with this measure through completion of the Sustainable Santee Consistency Checklist. The project would therefore be consistent with SANDAG EV goals. 6) Parking and Curb Management – Proactively managing parking and curb space enables more people to access places using alternatives to driving. In the San Diego region, cities are responsible for adopting policies to manage parking and curbs. SANDAG plays the role of informing these policies by sharing resources and best practices. Future development would be required to implement City parking requirements, and would increase development near transportation corridors and mixed-use development, thereby reducing the need to drive.

The project would be consistent with parking and curb management goals. 7) Transportation Demand Management – Transportation Demand Management (TDM) refers to policies and programs that help reduce commute-related traffic congestion. Typical TDM

4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR

programs promote carpooling, vanpooling, taking transit, biking, and walking to work.

SANDAG operates a TDM program called iCommute for the San Diego region. iCommute manages the regional vanpool program, Guaranteed Ride Home services, bike encouragement programs, and various incentive and marketing programs, mostly through its work with more than 200 employers. SANDAG will continue to provide various programs, services, and financial subsidies that support sustainable transportation options. Future development implemented under the project would benefit from participation in SANDAG programs. The project would not conflict with SANDAG’s TDM goals. 8) Vision Zero – Vision Zero is a national campaign that uses a variety of strategies to work toward eliminating deaths and severe injuries on streets. Vision Zero is primarily focused on policies and roadway designs that affect people’s choices. SANDAG will develop and implement a regional safety policy and work with local jurisdictions to provide technical resources and assistance on roadway design. The project would not conflict with SANDAG Vision Zero planning efforts.
9) Fix It First – The 2021 Regional Plan focuses on improving upon existing roads, rails, and sidewalks. The Fix It First strategy aims to repair existing roads and create a system for sustained maintenance in the future, creating a safe and efficient transportation network for all users. The project would not conflict with SANDAG efforts to repair and maintain the regional transportation system.
10) Transportation System Management and Operations – Transportation systems management and operations encourages agencies to combine tools, resources, and solutions to achieve greater performance of the entire system. Transportation systems management and operations includes the establishment of institutional and governance actions to help advance and facilitate cross-agency collaboration to ensure existing and proposed transportation systems are not operated or managed as independent systems but as a multimodal transportation system. The project would not conflict with SANDAG and regional planning efforts to maintain an efficient transportation system. 11) Value Pricing and User Fees – User fee systems can feature distance-based (per mile) or segment-based (per toll zone) pricing with rates that are either flat, adjusted in response to congestion levels, or vary according to a known schedule. The 2021 Regional Plan considers a suite of user fees aimed at encouraging travelers to consider more sustainable travel choices and manage congestion. The project would not conflict with user fees.

As discussed, generally, the project would not conflict with the policies of the 2021 Regional Plan and would promote several concepts and strategies of the SCS. However, because a goal of the 2021 Regional Plan is to reduce GHG emissions in accordance with SB 375 state mandates, and because VMT associated with the project would exceed the 85 percent threshold at buildout, impacts related to VMT would be significant and the project would conflict the 2021 Regional Plan. c. Sustainable Santee Plan
The City has adopted the Sustainable Santee Plan which sets GHG reduction targets for the City to achieve. Additionally, the Sustainable Santee Plan includes measures for the City to implement in

4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR

support of achieving the reduction targets. Project consistency with the Sustainable Santee Plan GHG reduction measures is summarized in Table 4.6-7. Although future development would be consistent with Sustainable Santee Plan Goals and Implementing Measures as detailed in Table 4.6-7, development that would be authorized with the rezones was not accounted for in the emissions inventories used to develop the Sustainable Santee Plan. However, the Sustainable Santee Plan provides for regular monitoring the effectiveness of the programs and to undertake emission inventory updates. Specifically, the City has plans to update the inventory of emissions and continue updates every three years to ensure they are on track to meet their GHG reductions goals (City of Santee 2019). As updates occur, the GHG emissions associated with development allowed by the proposed rezones would be accounted for, ultimately ensuring future development would be consistent with the Sustainable Santee Plan. However, until such time the emission inventories are updated, the project would conflict with the Sustainable Santee Plan.

Table 4.6-7
Sustainable Santee Plan Community GHG Reduction Measures Sustainable Santee Plan Goals and
Implementing Measures Project Consistency
Goal 1: Increase Energy Efficiency in Existing Residential Units
Measure 1.2. For existing Residential Unit Permit for
Major Modifications (more than 30 percent of dwelling
unit size, including bathroom and kitchen) that is
considered a project under CEQA must implement
energy efficiency retrofits recommended from City
Energy Audit and explain the energy efficiency retrofits implemented.

Not Applicable. Future development implemented under
the project would not include modifications to existing residential units.

Goal 2: Increase Energy Efficiency in New Residential
Units
Measure 2.1. New residential construction meet or
exceed California Green Building Standards Tier 2
Voluntary Measures, such as obtaining green building
ratings including LEED, Build it Green, or Energy Star
Certified building certifications in scoring development and explain the measures implemented.

Applicable. The performance metric for Goal 2 within the Sustainable Santee Plan is to reduce energy use by
14 percent within an estimated 2,000 new residential units by 2035. Both ministerial and discretionary development implemented under the project would be required to
demonstrate compliance with this measure through
completion of the Sustainable Santee Consistency
Checklist. The project would therefore be consistent with Goal 2.

Goal 3: Increase Energy Efficiency in Existing Commercial Units
Measure 3.2. For existing commercial units of 10,000
square feet or more seeking building permits for
modifications representing 30 percent or more square
feet and considered a project under CEQA must
implement energy efficiency retrofits recommended by
the City to meet California Green Building Standards Tier 1 Voluntary Measures and explain the retrofits
implemented.

Not Applicable. Future development implemented under
the project would not include modifications to existing commercial units.

Goal 4: Increase Energy Efficiency in New Commercial
Units
Measure 4.1. New commercial units meet or exceed
California Green Building Standards Tier 2 Voluntary
Measures such as obtain green building ratings
including: LEED, Build it Green, or Energy Star Certified Applicable. The performance metric for Goal 4 within the Sustainable Santee Plan is to reduce energy use by
14 percent within 165 new commercial businesses. Rezone Sites 16A and 20B would include a mixed-use overlay to
allow for the construction of retail uses along with multifamily uses. Additionally, the Graves Avenue sites would

4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR

Table 4.6-7
Sustainable Santee Plan Community GHG Reduction Measures Sustainable Santee Plan Goals and
Implementing Measures Project Consistency
buildings certifications in scoring development and
explain the measures implemented.
be rezoned General Commercial. Both ministerial
development (Sites 16A and Site 20B) and discretionary
development (Graves Avenue sites) implemented under
the project would be required to demonstrate compliance with this measure through completion of the Sustainable Santee Consistency Checklist. The project would therefore be consistent with Goal 4.

Goal 5: Decrease Energy Demand through Reducing
Urban Heat Island Effect
Measure 5.1. Project utilizes tree planting for shade and energy efficiency such as tree planting in parking lots and streetscapes.

Measure 5.2. Project uses light‐reflecting surfaces such enhanced cool roofs on commercial buildings.

Applicable. The performance metric for Measure 5.1 is to reduce energy use by 1,334,745 kilowatt hours (kWh) by
2030 and 1,534,958 kWh by 2035 by planting trees along
existing streets and requiring new development to include trees within parking lots and streetscapes. The
performance metric for Measure 5.2 is to install enhanced cool roofs on 80,000 and 120,000 square feet of
commercial roofs by 2030 and 2035, respectively. Both
ministerial and discretionary development implemented
under the project would be required to demonstrate
compliance with these measures through completion of
the Sustainable Santee Consistency Checklist. The project would therefore be consistent with Goal 5.

Goal 6: Decrease Greenhouse Gas emissions through
Reducing Vehicle Miles Traveled
Measure 6.1. Proposed project streets include sidewalks, crosswalks, and other infrastructure that promotes nonmotorized transportation options.

Measure 6.2. Proposed project installs bike paths to
improve bike transit.

Applicable. The applicable performance metric for Goal 6 within the Sustainable Santee Plan is to construct
additional bike lanes as delineated in the City of Santee Bicycle Master Plan, and to construct 25 miles of active transportation routes (sidewalks and pedestrian paths)
from the Santee Light Rail Transit station to surrounding residential areas. All Rezone Sites are located adjacent to or near (within ¼ mile) of existing or planned bike paths identified in the Bicycle Master Plan, and Sites 16A and 16B are located within ¼ miles of the Light Rail Transit station.

Both ministerial and discretionary development
implemented under the project would be required to
demonstrate compliance with these measures through
completion of the Sustainable Santee Consistency
Checklist. The project would therefore be consistent with Goal 6.

Goal 7: Increase Use of Electric Vehicles
Measure 7.1. Install electric vehicle chargers in all new residential and commercial developments:
• For new Single‐Family Residential, install
complete 40 Amp electrical service and one e‐
charger.
• For new Multifamily Residential, install e‐
chargers for 13 percent of total parking.
• For new Office Space, Regional Shopping
Centers, and Movie Theaters, install e‐chargers
for 5 percent of total parking spaces.

Applicable. The performance metric for Goal 7 within the Sustainable Santee Plan is to install 4,500 electric vehicle charging equipment by 2035. Future multi-family
development implemented under the project would be
required to install e-chargers for 13 percent of total
parking. Both ministerial and discretionary development implemented under the project would be required to
demonstrate compliance with this measure through
completion of the Sustainable Santee Consistency
Checklist. The project would therefore be consistent with Goal 7.

4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR

Table 4.6-7
Sustainable Santee Plan Community GHG Reduction Measures Sustainable Santee Plan Goals and
Implementing Measures Project Consistency
• For new Industrial and other land uses
employing 200 or more employees, install echargers for 5 percent of total parking spaces.

Goal 8: Improve Traffic Flow
Measure 8.1. Implement traffic flow improvement
program. Install smart traffic signals at intersections warranting a traffic signal, or Install roundabout.

Applicable. To achieve this goal, starting in 2020, the City began to replace 10 traffic signals with Smart Signals, retime 40 traffic signals, and install one roundabout, with a goal of retiming a total of 60 traffic signals by 2035. The project would not conflict with City efforts to improve traffic flow. As applicable, both ministerial and
discretionary development implemented under the project would be required to demonstrate compliance with this
measure through completion of the Sustainable Santee
Consistency Checklist. The project would therefore be
consistent with Goal 8.

Goal 9: Decrease Greenhouse Gas Emissions through
Reducing Solid Waste Generation
Measure 9.1. Reduce waste at landfills.
a. Divert at least 80 percent of waste
b. All development during construction and
demolition activities to recycle construction
and demolition waste.

Applicable. The performance metric for Goal 9 within the Sustainable Santee Plan is to divert at least 80 percent of solid waste by 2035. Curbside trash, recycling, and yard waste service for future development implemented under
the project would be provided by Waste Management.

Additionally, future development would be required to
comply with the City’s construction and demolition
recycling ordinance (Santee Municipal Code Section

13.38.060) and Solid Waste Ordinance #3239-A. Both
ministerial and discretionary development implemented
under the project would be required to demonstrate
compliance with this measure through completion of the
Sustainable Santee Consistency Checklist. The project
would therefore be consistent with Goal 8.

Goal 10: Decrease Greenhouse Gas Emissions through
Increasing Clean Energy Use
Measure 10.1. Increase distributed energy generation
within City of Santee by implementing the following
applicable photovoltaic (PV) solar systems:
a. Single‐family residential to install at least 2kW
per unit of PV solar systems, unless the
installation is infeasible due to poor solar
resources established in a solar feasibility study
prepared by a qualified solar consultant
submitted with an application
b. Multifamily residential to install at least 1kW per
unit of PV solar systems, unless the installation
is infeasible due to poor solar resources
established in a solar feasibility study prepared
by a qualified solar consultant submitted with
an applicant’s formal project submittal to City.
c. On commercial buildings, install at least 2 kW
per square foot of building area (e.g., 2,000
square feet = 3 kW) unless the installation is
infeasible due to poor solar resources
Applicable. The performance metric for Goal 10 within the Sustainable Santee Plan is to install a total of

4.7 megawatts of PV solar by 2035. Future multi-family
development implemented under the project would be
required to install at least 1 kW per unit of PV solar
systems unless the installation is infeasible due to poor solar resources. Both ministerial and discretionary
development implemented under the project would be
required to demonstrate compliance with this measure
through completion of the Sustainable Santee Consistency Checklist. Additionally, 2019 Title 24 requires that new residential buildings three stories and under have solar panels. The project would therefore be consistent with
Goal 7.

4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR

4.6.6.2 Significance of Impacts
As shown, development at the Rezone Sites would increase GHG emissions and would exceed VMT thresholds. Although the project would not conflict with the policies of the 2021 Regional Plan and would promote several concepts and strategies of the SCS, a goal of the 2021 Regional Plan is to reduce GHG emissions in accordance with SB 375 state mandates. Since VMT associated with the project would exceed the 85 percent threshold at buildout, impacts related to VMT would be significant and the project would conflict the 2021 Regional Plan/SCS.

Additionally, the project would exceed the emissions assumptions used to develop the Sustainable Santee Plan, resulting in a conflict with the plan. This conflict would remain until such time that the City updates emission inventories to account for the proposed rezones, and amends the Sustainable Santee Plan accordingly.

Overall, the project would be consistent with goals and policies from the 2017 Scoping Plan, 2021 Regional Plan/SCS, and Sustainable Santee Plan; however, because the project would result in an increase in development not accounted for in the Sustainable Santee Plan emission inventories and the project would result in significant VMT impacts, the project would conflict with GHG emissions reduction plans and impacts would be significant (Impact GHG-2).

4.6.6.3 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 as a requirement of the City’s objective design standards adopted as part of the project. Both ministerial and discretionary development implemented under the project would be required to prepare a site-specific GHG analysis as detailed in MM-GHG-1 or demonstrate consistency with the Sustainable Santee Plan which will be updated to ensure emissions associated with increased density resulting from the proposed rezones evaluated in this PEIR are addressed, as detailed in MM-GHG2. Both ministerial and discretionary development implemented under the project would be required to incorporate each of the applicable measures identified in the updated Consistency Checklist to mitigate cumulative GHG emissions. Additionally, to reduce potentially significant impacts associated with VMT associated with future development within the Rezone Sites, MM-TRA-1 described in Section 4.13.6 would be implemented by the City.

4.6.6.4 Significance After Mitigation
Potentially significant impacts associated with GHG emissions would be mitigated through the application of MM-GHG-1 and MM-GHG-2. MM-GHG-1 requires implementation of a site specific GHG emissions analysis demonstrating how the project would achieve GHG reductions and/or compliance with the Consistency Checklist. MM-GHG-2 would require the City to incorporate updates to the Sustainable Santee Plan to reflect the increased density within the Rezone Sites.

Implementation of MM-GHG-2 would require the City to update the Sustainable Santee Plan to ensure emissions associated with future development allowed at the rezone sites is addressed in the emission inventory. While this would ultimately achieve consistency with applicable plans and policies addressing GHG emissions, until the updated plans are adopted the project would conflict with plans

4.0 Environmental Analysis 4.6 Greenhouse Gas Emissions City of Santee Housing Element Rezone Program Implementation PEIR

adopted for the purpose of reducing GHG emissions. Therefore, impacts associated with consistency with policies, plans and regulations adopted for the purpose of reducing GHG emissions would remain significant after mitigation.

4.0 Environmental Analysis 4.7 Hazards and Hazardous Materials City of Santee Housing Element Rezone Program Implementation PEIR

4.7 Hazards and Hazardous Materials
This section analyzes potential hazards 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. Specifically, this section addresses potential environmental impacts related to development of future housing on a hazardous materials site; the routine transport, use, storage, or disposal of hazardous materials; the potential release of hazardous materials into the environment; and the potential to emit hazardous emissions or handle hazardous materials within one-quarter mile of a school. Additionally, this section of the Program Environmental Impact Report (PEIR) addresses the potential for public safety impacts associated with an adopted emergency response plan and wildland fire hazards. It is based on secondary source information including public hazardous materials databases, adopted fire hazard mapping, and Airport Land Use Compatibility Plans for the Gillespie Field Airport and Marine Corp Air Station (MCAS) Miramar (Airport Land Use Commission 2010 and 2011, respectively).

4.7.1 Existing Conditions

4.7.1.1 Hazardous Materials, Transportation, Storage, Use and Disposal Land uses designated within the Rezone Sites that may handle hazardous materials, or have handled or generated hazardous wastes, include commercial, general commercial, light industrial, industrial, and residential. Specific commercial uses on the sites include surface parking lots, professional offices, and shopping centers; however, the potential for contamination resulting from these commercial uses is unlikely. Household hazardous waste may be generated by residential uses throughout the Rezone Sites. Household hazardous waste includes the disposal of any product labeled: toxic, poison, corrosive, flammable, combustible or irritant. Hazardous materials, used in many household products (such as drain cleaners, waste oil, cleaning fluids, insecticides, and car batteries), are often improperly disposed of as part of normal household trash resulting in these hazardous materials interacting with other chemicals to create risks to people or cause soil and groundwater contamination.

4.7.1.2 Known Hazardous Materials Sites
a. Hazardous Waste and Substances Sites (EnviroStor Database) The State of California Hazardous Waste and Substances Site List (also known as the Cortese List) is a planning document used by state and local agencies to comply with the California Environmental Quality Act (CEQA) requirements by providing information about the location of known hazardous materials sites. The California Department of Toxic Substances Control (DTSC) is responsible for preparing a portion of the information that comprises the Cortese List, through its EnviroStor database of sites listed pursuant to Section 25256 of the California Health and Safety Code. This includes a listing of hazardous substance release sites selected for, and subject to, a response action.

4.0 Environmental Analysis 4.7 Hazards and Hazardous Materials City of Santee Housing Element Rezone Program Implementation PEIR

EnviroStor must update the list of sites at least annually to reflect new information regarding previously listed sites or the addition of new sites requiring a response action. b. Underground Storage Tanks (GeoTracker Database)
The GeoTracker database is the State Water Resources Control Board (SWRCB; 2021) data management system for managing sites that impact groundwater, especially those that require groundwater cleanup (leaking underground storage tanks [LUSTs], Department of Defense, Site Cleanup Program) as well as permitted facilities such as operating underground storage tanks (USTs) and land disposal sites.

LUSTs are a significant source of petroleum impacts to groundwater and can also result in potential threats to health and safety. The SWRCB records soil and/or groundwater contamination caused by LUSTs in its GeoTracker database.
c. Database Search Results
An environmental database record search was completed for the Rezone Sites, and surrounding properties. Using the EnviroStor and GeoTracker databases, a total of five GeoTracker cleanup sites were identified within the City boundaries (Figure 4.7-1). No EnviroStor sites were identified in the vicinity of the City.

Five GeoTracker cases listed as open include the following:

1. Dion and Sons (T10000004271) is located at 11427 Woodside Avenue and is listed as an “Open Site Assessment” for diesel as of 2012.

2. Industrial Metal Processing (T10000013636) is located at 10145 Prospect Avenue and is listed as “Pending Review” as of September 23, 2019.

3. Chevron Products Co. (T0607303021) is located at 8888 Magnolia Avenue and is listed as “Open – Remediation” for gasoline as of January 1, 1992.

4. Seville Cleaners (SL209164191) is located at 9721 Mission Gorge Road. This is an “OpenEligible for Closure” site and is located in a shopping center. A Remedial Action Completion Report was submitted to the San Diego Water Board on October 24, 2019 and accepted on December 5, 2019. A No Further Action decision is expected to be issued following the confirmation of the destruction of monitoring wells.

5. Discount Gun Mart Santee (T10000013228) is located at 8516 North Magnolia Avenue #201 and is listed as an “Open Site Assessment” for copper, lead, and other metal as of July 30, 2019.

FIGURE 4.7-1
Hazardous Materials Sites
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1 24
30 29 25
15 16B
20B
16A 20A
17 18
19 35
12 11
5 4
3 2 1
8 7
9 10
6 S . D . C O U N T Y
UV67
UV67
UV52
UV52
UV52
UV125

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 MA

GNOLIA AVE
P

EBBLE BEACH
DR

HALBERNS
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5 4.0 Environmental Analysis 4.7 Hazards and Hazardous Materials City of Santee Housing Element Rezone Program Implementation PEIR

As shown in Figure 4.7-1, none of the listed GeoTracker clean-up sites are within or adjacent to any of the Rezone Sites. While certain clean-up sites are located in the vicinity of Rezone Sites, they do not represent a risk of off-site exposure or hazard based on a review of the GeoTracker case details.

Additionally, no federal Superfund Sites, Voluntary Cleanup Sites, School Cleanup Sites, Permitted– Operating Sites, Post-Closure Permitted Sites, or Historical Non-Operating Sites are located within any Rezone Sites based on a review of publicly available records. d. Older Structures
Hazardous materials are commonly found in the building materials of structures, including residential structures, built prior to approximately 1978. Buildings constructed prior to 1978 potentially contain hazardous building materials such as asbestos-containing materials (ACMs), lead containing surfaces (LCSs) including lead-based paint (LBP), and other toxic materials such as mercury, polychlorinated biphenyls (PCBs) and freon.

4.7.1.3 Airport and Wildland Fire Hazards
a. Airports
MCAS Miramar is located west of the City at 6200 Miramar Way. MCAS Miramar is not a public airport and is restricted to military use providing facilities and services to various Marine Corps and Navy operating units. Airfield operations run 24 hours a day, 7 days a week and consists of three runways, one helicopter landing deck, and six helipads. Flight patterns run primarily in a west to east direction. MCAS Miramar’s Airport Influence Area encompasses the City and, therefore, the entire project site (San Diego County Regional Airport Authority [Authority] 2011). As shown in Figure 4.7-2, Rezone Sites 11, 12, 17, 18, 19, 16A, and 35 are located within MCAS Miramar Review Area 2.

Gillespie Field is a general aviation reliever primarily located in the city of El Cajon with a small portion located in the city of Santee. It includes three runways owned and operated by the City of San Diego, Public Works Department. The runway and flight patterns are generally oriented east–west with a total of 294,250 operations projected by 2025. Two-thirds of the operations are performed by singleengine piston aircrafts with helicopters accounting for approximately 25 percent of total annual operations. As shown in Figure 4.7-2, Rezone Sites 15, 16A, 16B, 17, 20A, 20B, 24, 25, and the Graves Avenue Rezone Sites are located within Gillespie Field Review Area 1 and Rezone Sites 11, 12, 17, 18, 19, and 35 are located within Gillespie Field Review Area 2.

FIGURE 4.7-2
Airport Compatibility Zones
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Zone 1 - Runway Protection Zone
Zone 2 - Inner Approach/Departure Zone
Zone 3 - Inner Turning Zone
Zone 4 - Outer Approach/Departure Zone
Zone 5 - Sideline Zone
Zone 6 - Traffic Pattern Zone
Gillespie Field Review Area 1
Gillespie Field Review Area 2
MCAS Miramar Review Area 2

4.0 Environmental Analysis 4.7 Hazards and Hazardous Materials City of Santee Housing Element Rezone Program Implementation PEIR

Review Areas
Within Review Area 1, all land use actions are subject to Airport Land Use Commission (ALUC) review, except if the project:
a) Is “compatible” with both noise and safety compatibility policies; b) As received a final notice of determination from the Federal Aviation Administration (FAA) that the project will not constitute a hazard or obstruction to air navigation, to the extent applicable; and
c) Has been conditioned by the local agency to require an overflight notification.

Within Review Area 2, only the following land use actions require ALUC review:
a) Any object which has received a final notice of determination from the FAA that the project will constitute a hazard or obstruction to air navigation, to the extent applicable. b) Any proposed object in an area of terrain penetration to airspace surfaces which has a height greater than 35 feet above ground level.
c) Any project having the potential to create electrical or visual hazards to aircraft in flight, including electrical interference with radio communications or navigational signals; lighting which could be mistaken for airport lighting; glare or bright lights (including laser lights) in the eyes of pilots or aircraft using the Airport; certain colors of neon lights— especially red and white—that can interfere with night vision goggles; and impaired visibility near the Airport. The local agency should coordinate with the airport operator in making this determination.
d) Any project having the potential to cause an increase in the attraction of birds or other wildlife that can be hazardous to aircraft operations in the vicinity of the Airport. The local agency should coordinate with the airport operator in making this decision. b. Wildland Fires
The potential for wildland fires represents a hazard where development is adjacent to open space or within close proximity to wildland fuels. Steep hillsides and varied topography within portions of the City also contribute to the risk of wildland fires. The City has adopted a Very High Fire Hazard Severity Zone (VHFHSZ) Map for its Local Responsibility Area (LRA) as illustrated on Figure 4.7-3. Properties within this zone and other smaller areas are susceptible to wildfire because they are situated near open space and canyons containing heavy fuel loads. As shown on Figure 4.7-3, Rezone Sites 1 through 10, and 35 are located within the City’s VHFHSZ. The geographic extent of the wildland-urban interface fire hazard in the City is extensive and focused on areas near undeveloped lands with native vegetation, including the San Diego River as shown on Figure 4.7-4.

FIGURE 4.7-3
Very High Fire Hazard Severity Zone
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FIGURE 4.7-4
Wildland Urban Interface Areas
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Wildland Urban Interface (WUI)
Interface
Intermix

4.0 Environmental Analysis 4.7 Hazards and Hazardous Materials City of Santee Housing Element Rezone Program Implementation PEIR

4.7.2 Regulatory Framework
Numerous federal, state, and local laws and regulations regarding hazardous materials have been developed with the intent of protecting public health, the environment, surface water, and groundwater resources. Over the years, the laws and regulations have evolved to deal with different aspects of the handling, treatment, storage, and disposal of hazardous substances. Applicable regulatory agencies have also kept records on hazardous materials storage, use, and disposal, and make these lists publicly available. The most relevant federal, state, and local regulations are described below.

4.7.2.1 Federal
a. Comprehensive Environmental Response, Compensation, and Liability Act The Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA) of 1980 is also known as “Superfund,” and the Superfund Amendments and Reauthorization Act (SARA) of 1986 (amended CERCLA, SARA Title III). CERCLA, SARA Title III provides a federal framework for setting priorities for cleanup of hazardous substances releases to air, water, and land. This framework provides for the regulation of the cleanup process, cost recovery, response planning, and communication standards. SARA Title III authorized the Emergency Planning and Community Rightto-Know Act (EPCRA). EPCRA is intended to reduce disaster through the reporting of hazardous and toxic chemicals, or the “community right-to-know.” The community right-to-know enables public knowledge by providing information about facilities’ use of chemicals and any release into the environment.
b. Resource Conservation and Recovery Act
The federal Resource Conservation and Recovery Act (RCRA) of 1976 established the authority of the U.S. Environmental Protection Agency (EPA) to develop regulations to track and control hazardous substances from their production, through their use, to their disposal. The U.S. EPA has the authority under RCRA to authorize states to implement RCRA, and California is an RCRA authorized state.

Title 40 California Code of Regulations (CCR), Part 290 establishes technical standards and corrective action requirements for owners and operators of USTs under RCRA. c. Federal Aviation Administration
Federal Regulation Title 14, Part 77 establishes standards and notification requirements for objects that may affect navigable airspace. The notification would evaluate construction impacts, determine potential hazards, identify safety mitigation measures, and record new objects as it relates to airport and airspace operations. The Part 77 notification process allows the FAA to identify any potential aeronautical hazards in advance in order to prevent/minimize adverse impacts to navigable airspace.

4.0 Environmental Analysis 4.7 Hazards and Hazardous Materials City of Santee Housing Element Rezone Program Implementation PEIR

4.7.2.2 State
a. California Environmental Protection Agency
The California Environmental Protection Agency (Cal EPA) and the SWRCB establish rules governing the use of hazardous materials and the management of hazardous waste. There are many plans and policies that govern hazards and hazardous substances. Many are highlighted in the following paragraphs.
b. State Water Resources Control Board
The SWRCB maintains the GeoTracker database; a data management system used for managing sites that impact groundwater, especially those that require groundwater cleanup from LUSTs as well as permitted facilities such as operating USTs and land disposal sites. LUSTs are a significant source of petroleum impacts to groundwater and can also result in potential threats to health and safety.

The LUST Information System has been integrated into the GeoTracker database and can be accessed through the SWRCB website as well.

The Underground Storage of Hazardous Substances Act, implemented by the SWRCB (California Health and Safety Code, Section 25280-25299.8) regulates underground tanks containing hazardous substances and outlines the management and cleanup of hazardous substances when public health, domestic livestock, wildlife, and environment are threatened. c. California Department of Toxic Substances Control
Within Cal EPA, the DTSC has primary regulatory responsibility, with delegation of enforcement to local jurisdictions that enter into agreements with the state agency, for the management of hazardous materials and the generation, transport, and disposal of hazardous waste under the authority of the Hazardous Waste Control Law.

The DTSC regulates hazardous waste primarily under the authority of the federal RCRA and Title 22 of the California Public Health and Safety Code. The DTSC regulates hazardous waste, maintains a public database (EnviroStor) of potentially contaminated properties, cleans up existing contamination, and participates in research focusing on ways to reduce the hazardous waste produced in California.

The State of California Hazardous Waste and Substances Site List (also known as the Cortese List) is a planning document used by state and local agencies to comply with CEQA requirements in providing information about the location of hazardous materials sites. The DTSC is responsible for preparing a portion of the information that comprises the Cortese List, through its EnviroStor database of sites listed pursuant to Section 25256 of the Health and Safety Code. This includes a listing of hazardous substance release sites selected for, and subject to, a response action. EnviroStor must update the list of sites at least annually to reflect new information regarding previously listed sites or the addition of new sites requiring a response action.

4.0 Environmental Analysis 4.7 Hazards and Hazardous Materials City of Santee Housing Element Rezone Program Implementation PEIR

The California Hazardous Waste Control Law (California Health and Safety Code, Section 25100 et seq.) is intended to protect the public health and the environment and to regulate hazardous waste generation and hazardous waste management practices. The DTSC is responsible for the enforcement of this act and lists chemicals and materials that may be hazardous. It also establishes criteria for identification for packaging and labeling of hazardous waste, management controls, and permit requirements for treatment, storage, disposal, and transportation. d. Health and Safety Code and Occupational Safety and Health Administration The California Health and Safety Code (H&SC) is the collection of state laws that govern the handling of hazardous waste, corrective action (remediation), and permitted facilities. Chapter 6.7 of the H&SC outlines the requirements for USTs, identifies requirements for corrective actions, cleanup funds, liability, and the responsibilities of owners and operators of USTs. The LUST Information System maintained by the SWRCB is available to determine if LUSTs have been reported within or near a specified property.

The California Occupational Safety and Health Administration, or Cal-OSHA, defines and enforces worker safety standards and requires proper handling and disposal of hazardous materials including asbestos containing materials and lead containing surfaces according to Occupational Safety and Health Act and EPA regulations. The OSHA/EPA Occupational Chemical Database compiles information from several government agencies and organizations. This database provides reports on physical properties, exposure guidelines, and emergency response information, including the U.S.

Department of Transportation (DOT) emergency response guide. e. California Code of Regulations, Part 9, Title 24 (2019 California Fire Code) The 2019 California Fire Code establishes the minimum requirements consistent with nationally recognized good practices to safeguard public health, safety and general welfare from the hazards of fire and explosion or dangerous conditions in new and existing buildings, structures and premises, and to provide safety and assistance to fire fighters and emergency responders during emergency operations. Jurisdictions may choose to adopt the 2019 California Fire Code as an enforceable set of regulations for safeguarding life and property from fire and explosion hazards arising from the storage, handling, and use of hazardous substances, material and devices, and from conditions hazardous to life or property in the occupancy of buildings and premises. Chapter 11.18.010 of the City’s Municipal Code adopts the 2019 California Fire Code. f. Landscape/Brush Management Regulations
The California Code of Regulations Title 19 Public Safety, Division 1 State Fire Marshal (Chapter and Subchapter 1, Article 3) Section 3.07(b) requires that a distance of not less than 30 feet be kept clear of all flammable vegetation or combustible growth around all buildings and structures. If conditions are considered a high fire danger, a distance of 30 feet to 100 feet should be kept clear of all bush, flammable vegetation, or combustible growth around all buildings and structures.

4.0 Environmental Analysis 4.7 Hazards and Hazardous Materials City of Santee Housing Element Rezone Program Implementation PEIR

g. Fire Hazard Severity Zones
To assist each fire agency in addressing its responsibility area, California Department of Forestry and Fire (CAL FIRE) uses a severity classification system to identify areas or zones of severity for fire hazards within the state. CAL FIRE is required to map these zones for State Responsibility Areas and identify VHFHSZ for LRAs. In January 2008, CAL FIRE updated these Fire Hazard Severity Zone maps to reflect revised VHFHSZ for LRAs throughout the state (see Figure 4.7-3).

Fire Hazard Severity Zone maps identify moderate, high, and very high hazard severity zones using a science-based and field-tested computer model that assigns a hazard score based on the factors that influence fire likelihood and fire behavior. Factors considered include fire history, existing and potential fuel (natural vegetation), flame length, blowing embers, terrain, and typical weather for the area.

Government Code Section 51179 states, “A local agency shall designate, by ordinance, very high fire hazard severity zones in its jurisdiction . . .” Chapter 15.56 of the City’s Municipal Code provides regulations regarding fire prevention in the City and adopts the California Fire Code. The Fire Hazard Severity Zone is designated through City Code Chapter 15.86.010. h. California Environmental Quality Act
Under the CEQA Guidelines Article 19, Categorical Exemptions, Section 15300.2(e) applies to hazard waste sites. “A categorical exemption shall not be used for a project located on a site, which is included on any list compiled pursuant to Section 65962.5 of the Government Code.” Therefore, even if a project were otherwise qualified for an infill exemption (15332) or New Construction or Conversion of Small Structures exemption (15303), etc., it would not be exempt from CEQA if located on a listed hazardous waste site, and the lead agency would be required to prepare a Negative Declaration or EIR.

4.7.2.3 Regional
a. County of San Diego Department of Environmental Health The County of San Diego’s Department of Environmental Health (DEH), Hazardous Materials Division (HMD) is one of the four divisions of the DEH. HMD is the Certified Unified Program Agency (CUPA) for San Diego County, responsible for regulating facilities that handle or store hazardous materials, are a part of the California Accidental Release Prevention Program, generates or treats hazardous waste, stores at least 1,320 gallons of aboveground petroleum, and owns or operates underground storage tanks.

In 1989, the California state legislature passed a law called Assembly Bill (AB) 3205 and was incorporated into Section 65850.2 of the California Government Code. The bill prohibits the Building Department from issuing a final Certificate of Occupancy until a specific plan check review process has been completed.

4.0 Environmental Analysis 4.7 Hazards and Hazardous Materials City of Santee Housing Element Rezone Program Implementation PEIR

1. Hazardous Materials Business Plan (HMBP) – The HMBP provides detailed information regarding the storage of any hazardous materials in order to prevent or minimize the potential or threatened release of hazardous materials into the environment that may impact public health and safety.

2. California Accidental Release Prevention (CalARP) – The DEH is the local agency responsible for implementing the CalARP, a state-mandated program. The CalARP focuses on prevention through awareness by reducing the potential of the release of extremely poisonous gases such as chlorine, ammonia, sulfur dioxide, and/or other toxic materials. Facilities that handle such materials are required to have a Risk Management Program (RMP) in place.

3. Certify and submit a RMP - The RMP outlines and analyzes worst-case scenarios as it relates to the community, provides an emergency response plan, equipment procedures and training, mitigation or accidental release plan, prevention programs, and hazard and location assessments.
b. County of San Diego Office of Emergency Services
The County of San Diego Office of Emergency Services (OES) coordinates the overall County response to disasters. OES is responsible for notifying appropriate agencies when a disaster occurs; coordinating all responding agencies; ensuring resources are available and mobilized; developing plans and procedures for response to and recovery from disasters; and developing and providing preparedness materials for the public.

OES staffs the Operational Area Emergency Operations Center, a central facility that provides regional coordinated emergency response, and also acts as staff to the Unified Disaster Council (UDC), its governing body. The UDC, established through a joint powers agreement among all 18 incorporated cities and the County of San Diego, provides for coordination of plans and programs countywide to ensure protection of life and property.
c. Multi-Jurisdictional Hazard Mitigation Plan
The purpose of the County’s Multi-Jurisdictional Hazard Mitigation Plan (County of San Diego 2017) is to identify the County’s hazards, review and assess past disaster occurrences, estimate the probability of future occurrences, and set goals to mitigate potential risks to reduce or eliminate long-term risk to people and property from natural and human-made hazards. The City is a participant in the Multi-Jurisdictional Hazard Mitigation Plan. An important San Diego County MultiJurisdictional Hazard Mitigation Plan component is the Community Emergency Response Team, which educates community members about disaster preparedness and trains them in basic response skills, such as fire safety, light search and rescue, and disaster medical operations. The 2010 MultiJurisdictional Hazard Mitigation Plan was incorporated into the City of Santee’s General Plan by resolution 08-2011 on February 9, 2011.

4.0 Environmental Analysis 4.7 Hazards and Hazardous Materials City of Santee Housing Element Rezone Program Implementation PEIR

d. San Diego County Airport Land Use Compatibility Plan The Authority is committed to protecting the safety and welfare of the general public and the ability of airports to operate now and in the future. One of the Authority's responsibilities is to serve as the ALUC for the County.

The ALUC is responsible for adopting Airport Land Use Compatibility Plans (ALUCPs) for 16 public use and military airports in the County. ALUCPs provide guidance on appropriate land uses surrounding airports to protect the health and safety of people and property within the vicinity of an airport, as well as the public in general. ALUCPs focus on a defined area around each airport known as the Airport Influence Area (AIA). The AIA is composed of noise, safety, airspace protection and overflight factors, in accordance with guidance from the California Airport Land Use Planning Handbook published by the California Department of Transportation, Division of Aeronautics. The project site is located in the vicinity of two airports: MCAS Miramar and Gillespie Field (see Figure 4.7- 2). The County ALUC has adopted ALUCPs for each airport. The project site is subject to the land use compatibility policies and development criteria within AIAs.

4.7.2.4 Local
a. General Plan
The City’s General Plan contains policies focused on the minimization of potential risks associated with hazards and hazardous materials. Pertinent goals and policies related to are listed below.

Safety Element
Objective 3.0: Minimize the risk of damage to persons, property and the environment caused by hazardous materials.
• Policy 3.1: The City shall continue to implement the County’s Hazardous Waste Management Plan or develop and implement an equivalent plan.
• Policy 3.2: The City shall continue to participate in the Hazardous Materials Incident Response Team in dealing with hazardous materials incidents.
• Policy 3.3: The City shall require that any potential hazardous materials issues be fully investigated at the environmental review stage prior to project approval. • Policy 3.4: The City shall review any proposed uses involving the use, transport, storage or handling of hazardous waste to ensure that such uses will not represent a significant risk to surrounding uses or the environment.
• Policy 3.5: The City shall continue to provide for a household hazardous waste collection program for City residents as part of the contract with the City trash franchisee.

4.0 Environmental Analysis 4.7 Hazards and Hazardous Materials City of Santee Housing Element Rezone Program Implementation PEIR

• Policy 3.6: The City shall control the location, manufacture, storage or use of hazardous materials in Santee through Zoning Ordinance implementation and the Development Review process.
• Policy 3.7: Encourage safe and proper disposal of household hazardous waste.

Objective 4.0: Minimize injuries, loss of life and property damage resulting from fire hazards. • Policy 4.2: The City should ensure that all new development meets established response time standards for fire and life safety services.
• Policy 4.4: The City shall require emergency access routes in all developments to be adequately wide to allow the entry and maneuvering of emergency vehicles. • Policy 4.8: Encourage and support the delivery of a high level of emergency services through cooperation with other agencies and use of available financial opportunities. • Policy 4.9: All proposed development shall satisfy the minimum structural fire protection standards contained in the adopted edition of the Uniform Fire and Building Codes; however, where deemed appropriate the City shall enhance the minimum standards to provide optimum protection.
• Policy 4.10: Encourage the continued development, implementation and public awareness of fire prevention programs.
• Policy 4.11: In order to minimize fire hazards, the Santee Fire and Life Safety Department shall routinely be involved in the review of development applications. Considerations shall be given to adequate emergency access, driveway widths, turning radii, fire hydrant locations and needed fire flow requirements.
• Policy 4.12: The timing of additional fire station construction or renovation, or new services shall relate to the rise of service demand in the City and surrounding areas. • Policy 4.13: Support mutual aid agreements and communications links with County and the other municipalities participating in the Unified San Diego County Emergency Service Organization.

Objective 7.0: Minimize injuries, loss of life, and property damage resulting from airport hazards. • Policy 7.1: The City should review all development proposed within the Gillespie Field Airport Influence Area to ensure that design features are incorporated into the site plan to address identified aircraft safety and noise hazards.
b. Municipal Code
The City’s Municipal Code has been amended through April 2020 and includes the adopted 2019 California Building Codes. Ordinance 570 amends the Santee Municipal Code to formally adopt the

4.0 Environmental Analysis 4.7 Hazards and Hazardous Materials City of Santee Housing Element Rezone Program Implementation PEIR

2019 California Fire Code as the City Fire Code (Santee Municipal Code Chapter 11.18). Other relevant Municipal Codes sections include the following.

Title 2 - Administration and Personnel
Chapter 2.32.090 - Emergency Operational Plan states the Director of Fire and Life Safety is responsible for the development of the City emergency operational plan, which must provide for the effective response to various categories of emergencies, including, but not limited to, apparatus type, personnel, and communications.

4.7.3 Significance Determination Thresholds
Consistent with Appendix G of the CEQA Guidelines, impacts related to hazards and hazardous materials would be significant if the project would:
1) Threshold 1: Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials.
2) Threshold 2: Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment.
3) Threshold 3: Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school. 4) Threshold 4: Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would create a significant hazard to the public or environment.
5) Threshold 5: For a project located within an ALUCP or, where such plan has not been adopted, within two miles of a public airport or public use airport, would result in a safety hazard for people residing or working in the project area. 6) Threshold 6: Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan.
7) Threshold 7: Expose people or structures to a significant risk of loss, injury, or death involving wildland fires, including where wildlands are adjacent to urbanized areas, within brush fire management zones, or where residences are intermixed with wildlands.

4.7.4 Methodology
A review of secondary sources, including published hazardous materials databases, was conducted to determine potential hazards and hazardous materials present within the project area. The review included: (1) the EnviroStor database; (2) the GeoTracker database; (3) the City’s adopted VHFHSZ Map; (4) the Gillespie Field ALUCP; and the (5) MCAS Miramar ALUCP. No site-specific surveys were conducted; instead, analysis relied on the use of publicly available information.

4.0 Environmental Analysis 4.7 Hazards and Hazardous Materials City of Santee Housing Element Rezone Program Implementation PEIR

4.7.5 Issues 1, 2, and 3: Hazardous Materials—Use, Transport, Disposal; Accidental Release; and Emissions near a School Would the project create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials?
Would the project create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?
Would the project emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school?

4.7.5.1 Impact Analysis
a. Routine Use, Transport, and Disposal
While the project does not specifically propose activities such as grading or construction that would have the potential to create a significant hazard to the public or environment, future development within the Rezone Sites could have the potential to directly or indirectly impact the public or environment through such activities. Figure 4.7-1 identifies GeoTracker cleanup sites throughout the City. None of the existing cleanup sites are located within or adjacent to the Rezone Sites; however, future development within the Rezone Sites may result in the transport of hazardous materials during construction (e.g., ACMs, LBPs, and/or contaminated soils). This transport would be limited in duration and would be required to comply with all applicable State and local regulatory measures associated with handing and transport of contaminated or potentially contaminated materials.

Additionally, City implementation of General Plan Safety Element Policies (refer to Section 4.7.2.4.a) support implementation of Citywide safety measures associated with hazardous materials handling.

Future development within the Rezone Sites, whether discretionary or by-right would be required to adhere to extensive regulations related to hazardous materials handling and transport.

Additionally, implementation of the City’s Development Review process would ensure site specific consideration and regulation of the potential for storage, handling, and use of hazardous materials.

Future residential development would not involve the ongoing or routine use of substantial quantities of hazardous materials during operations. Only small quantities of hazardous materials associated with household hazards would be anticipated to occur. Mixed-use development and commercial development associated with the Graves Avenue Sites would likewise be associated with common hazardous materials such as cleaning solvents, fertilizers, pesticides, and other materials used in the regular maintenance and upkeep of the proposed land uses.

Potentially applicable to Rezone Sites with a mixed-use component and/or the Graves Avenue Rezone Sites, HMBPs are required of businesses that handle hazardous substances in amounts greater than or equal to specified thresholds. The purpose of an HMBP is to minimize hazards to human health and the environment from unplanned, accidental releases of hazardous substances into the air, soil, or surface water. An HMBP must include an emergency response program that

4.0 Environmental Analysis 4.7 Hazards and Hazardous Materials City of Santee Housing Element Rezone Program Implementation PEIR

serves to manage emergencies at the given facility and prepare response personnel for a variety of conditions. HMBPs are submitted to County of San Diego’s DEH Hazardous Materials Division, and are reviewed and updated as necessary every three years, or in the event of an accidental release, change in materials storage location or use, or change in business name, address, or ownership.

Additionally, future development associated with the project would have the benefit of City provided household hazardous waste collection programs and City programs that encourage safe and proper disposal of household hazardous waste consistent with General Plan Policies 3.5 and 3.7.

With proper use and disposal of hazardous materials as required by state, regional, and local regulations, the project would not result in hazardous or unhealthful conditions within or in proximity to the Rezone Sites. Compliance with all applicable regulations would ensure impacts associated with use, transport and disposal of hazardous materials would be less than significant. b. Accidental Release
An accidental release of hazardous materials could occur during: (1) the routine use, transport, and disposal of materials during project operation (as discussed above); or (2) through the accidental upset of hazardous materials – either known or unknown – during excavation and construction of future development. Exposure to hazardous materials could occur through contact with contaminated soil or groundwater, skin contact, or the inhalation of vapors or dust.

Future redevelopment or construction activities within the Rezone Sites may pose hazards to the public or the environment through the disturbance of existing contaminated soils, groundwater, or hazardous building materials. Grading and excavation activities could disturb soils and cause contaminants below ground to become airborne. Excavation below the groundwater table or dewatering could also bring construction workers in contact with contaminants through skin contact, ingestion, or inhalation.

During construction, workers also could be exposed to hazardous materials during demolition of buildings. Numerous structures within the Rezone Sites were constructed prior to 1978. Demolition of buildings built prior to 1978 may expose workers to ACMs or LBPs. Inhalation of asbestoscontaining dust may cause acute or chronic toxicity. Exposure to persons other than construction workers would be reduced by the exclusion of non-authorized personnel in construction areas determined to contain potentially hazardous materials. Exposure to construction workers would be controlled through conformance with Cal-OSHA worker safety standards. Additionally, California law requires a licensed company to perform asbestos testing and abatement. These requirements ensure that all asbestos removal is completed with all required safety precautions to avoid release of hazardous materials into the environment. CCR Section 1532.1 requires construction workers to establish and implement a compliance program to ensure property handling and monitoring of leadbased paint exposure.

Although, there are regulations and standards in place to protect against the accidental release of asbestos and lead-based paints and other hazardous materials during demolition, there could be potentially unknown sources of surface or subsurface hazardous materials on development sites that may be subject to a release during development .

4.0 Environmental Analysis 4.7 Hazards and Hazardous Materials City of Santee Housing Element Rezone Program Implementation PEIR

In the unlikely event of upset or accidental release, mandated protocols for reporting the release, notifying the public, and remediating the event (if determined necessary by regulatory agencies) are intended to reduce public risks. Specifically, the risks associated with the accidental release of hazardous materials would be managed through the implementation of AB 3205, California Hazardous Waste Control Law, California H&SC, California Fire Code, and RCRA regulations. c. Emissions Near a School
CEQA Guidelines, Section 15186(b), stipulates that before certifying an EIR for a project located within

0.25 mile of a school that involves the construction of a facility that might emit hazardous air emissions or handle an extremely hazardous substance, the lead agency is required to consult with and provide written notification to the school district no less than 30 days prior to the certification of the EIR. None of the Rezone Sites are within 0.25 mile of an existing school and consultation with and notification to the Santee School and Grossmont High School Districts would not be required.

Therefore, impacts would be less than significant.

4.7.5.2 Significance of Impacts
Impacts associated with the routine use, transport, and disposal of hazardous materials, and impacts associated with emissions near a school would be less than significant.

Impacts associated with the accidental release of hazardous materials during future buildout of the Rezone Sites would be potentially significant (Impact HAZ-1).

4.7.5.3 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, 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-HAZ-1: Applications for future development in the Rezone Sites, wherein the City has determined a potential for impacts to known and unknown hazardous materials sites, shall be required to comply with the following mitigation framework.

Future projects shall be required to identify potential conditions, which require further regulatory oversight and demonstrate compliance based on the following measures prior to issuance of any permits.

A. A Phase I Environmental Site Assessment (ESA) shall be completed in accordance with American Society of Testing and Materials (ASTM) Standards. If hazardous materials are identified requiring remediation, a Phase II ESA and remediation effort shall be conducted in conformance with federal, state, and local regulations.

4.0 Environmental Analysis 4.7 Hazards and Hazardous Materials City of Santee Housing Element Rezone Program Implementation PEIR

B. If the Phase II ESA identifies the need for remediation, then the following shall occur prior to the issuance of grading permits:

1. The applicant shall retain a qualified environmental engineer to develop a soil and/or groundwater management plan to address the notification, monitoring, sampling, testing, handling, storage, and disposal of contaminated media or substances (soil, groundwater). The qualified environmental consultant shall monitor excavations and grading activities in accordance with the plan. The plans shall be approved by the City prior to development of the site.

2. The applicant shall submit documentation showing that contaminated soil and/or groundwater on proposed development parcels have been avoided or remediated to meet cleanup requirements established by appropriate local regulatory agencies (Regional Water Quality Control Board [RWQCB]/DTSC/DEH) based on the future planned land use of the specific area within the boundaries of the site (i.e., commercial, residential), and that the risk to human health of future occupants of these areas therefore has been reduced to below a level of significance.

3. The applicant shall obtain written authorization from the appropriate regulatory agency (RWQCB/DTSC/DEH) confirming the completion of remediation. A copy of the authorization shall be submitted to the City to confirm that all appropriate remediation has been completed and that the proposed development parcel has been cleaned up to the satisfaction of the regulatory agency. In the situation where previous contamination has occurred on a site that has a previously closed case or on a site included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5, the DEH shall be notified of the proposed land use.

4. All cleanup activities shall be performed in accordance with all applicable federal, state, and local laws and regulations, and required permits shall be secured prior to commencement of construction to the satisfaction of the City and compliance with applicable regulatory agencies such as but not limited to the City of Santee Municipal Code.

4.7.5.4 Significance After Mitigation
Potentially significant impacts associated with the accidental release of unknown hazardous materials during future construction would be reduced to a level less than significant through implementation of the mitigation framework HAZ-1.

4.0 Environmental Analysis 4.7 Hazards and Hazardous Materials City of Santee Housing Element Rezone Program Implementation PEIR

4.7.6 Issue 4: Hazardous Materials—Sites
Would the project be located on a site, which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would create a significant hazard to the public or environment?

4.7.6.1 Impact Analysis
As shown in Figure 4.7-1, none of the Rezone Sites are listed as hazardous materials sites pursuant to Government Code Section 65962.5 (Cortese List). Therefore, it is not expected that grading, excavation, or construction activities would result in the release of hazardous materials associated with contaminated soils or underground tanks. Therefore, the program would not result in conditions leading to any reasonably foreseeable upset or accident involving the release of hazardous materials.

Impacts would be less than significant.

4.7.6.2 Significance of Impacts
Impacts related to hazardous material sites would be less than significant.

4.7.6.3 Mitigation Framework
Impacts would be less than significant. No mitigation is required.

4.7.6.4 Significance After Mitigation
None of the Rezone Sites are located within a hazardous materials sites pursuant to Government Code Section 65962.5 (Cortese List). Therefore, impacts related to hazardous material sites would be less than significant.

4.7.7 Issues 5: Airport Hazards
For a project located within an ALUCP or, where such plan has not been adopted, within two miles of a public airport or public use airport, or a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area?

4.7.7.1 Impact Analysis
A portion of the City is located within the AIA of Gillespie Field. As shown in Figure 4.7-2, Rezone Sites 15, 16A, 16B, 17, 20A, 20B, 24, 25, and the Graves Avenue Rezone Sites are located within Gillespie Field Review Area 1 and Rezone Sites 11, 12, 17, 18, 19, and 35 are located within Gillespie Field Review Area 2. In addition, Rezone Sites 11, 12, 17, 18, 19, 16A, and 35 are located within MCAS Miramar Review Area 2.

The ALUCP addresses four types of compatibility factors including noise, safety, airspace protection, and overflight. Based on review of each site in relation to the respective ALUCPs, the proposed

4.0 Environmental Analysis 4.7 Hazards and Hazardous Materials City of Santee Housing Element Rezone Program Implementation PEIR

rezones are not anticipated to result in a safety hazard for people residing or working in the project area Impacts related to consistency with airport land use plans is discussed in Section 4.9 of this PEIR and noise compatibility issues related to operations at Gillespie Field are discussed in Section 4.10 of this PEIR.

With specific respect to air safety issues, according to the Gillespie Field and MCAS Miramar ALUCPs (SDCRAA 2010 and 2011),
• Review Area 1 consists of locations where noise and safety concerns may necessitate limitations on the types of land uses actions. Specifically, Review Area 1 encompasses locations exposed to aircraft noise levels of 60 dB CNEL or greater and areas subject to the safety zones depicted on Figure 4.7-2.
• Review Area 2 consists of locations beyond Review Area 1 but within the airspace and/or overflight notification areas depicted on the maps in the respective ALUCPs. Limits on the heights of structures, particularly in areas of high terrain, are the only restriction on land uses within Review Area 2. For projects within Review Area 2, the recordation of overflight notification documents is also required.

All future development, whether discretionary or by-right located within the Gillespie Field AIA would be reviewed to ensure that design features are incorporated into the site plan to address identified aircraft safety and noise hazards, consistent with General Plan Policy 7.1. Additionally, as applicable, site-specific land use proposals within the AIA would be routed to the ALUC for a compatibility determination as part of the site-specific development review. While individual projects may be incompatible with the Gillespie Field ALUCP due to the proposed rezoning, consultation with the ALUC would be undertaken at the time of specific development proposals. As discussed in Section 4.9 of this EIR, its is possible that individual projects could be found incompatible with the Gillespie Field ALUCP due to density inconsistencies and the City Council could override the ALCUP density limitations in favor of a specific development proposal. Notwithstanding the potential override of ALUCP density limitations, individual projects would be required to obtain a FAA determination of No Hazard to Air Navigation and/or implement FAA conditions that would allow the FAA determination of No Hazard to Air Navigation.

Conformance with applicable City policies, ALUCP design considerations applicable to development with airport safety zones, and compliance with any applicable FAA conditions would ensure that future development within the Rezone Sites located within the Gillespie Field and MCAS Miramar AIA would not result in a safety hazard for people residing or working in the project area. Impacts associated with airport hazards would be less than significant.

4.7.7.2 Significance of Impacts
Impacts relating to airport hazards would be less than significant.

4.7.7.3 Mitigation Framework
Impacts would be less than significant. No mitigation is required.

4.0 Environmental Analysis 4.7 Hazards and Hazardous Materials City of Santee Housing Element Rezone Program Implementation PEIR

4.7.7.4 Significance After Mitigation
All future projects within the Rezone Sites within the Gillespie Field AIA and the MCAS Miramar AIA would be required to adhere to City policies and regulations, and where applicable would be required to obtain FAA determinations of No Hazard to air navigation. Therefore, impacts would be less than significant.

4.7.8 Issue 6: Emergency Response
Would the project impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?

4.7.8.1 Impact Analysis
The project does not propose the construction of new housing or other development; rather it provides capacity for future development consistent with state Housing Element Law. Buildout of the Rezone Sites would increase density and create opportunities for new residential mixed-use development in certain areas of the City; resulting in greater population concentrations within neighborhoods. This could result in an increase in demand on emergency evacuation.

The project does not propose any changes in the City’s existing circulation network, and no land uses are proposed that would impair implementation of or physically interfere with the City’s emergency response plan, evacuation routes; or conflict with any of the Multi-Jurisdictional Hazard Mitigation Plan’s specific hazard mitigation goals, objectives, and related potential actions.

Specifically, the Multi-Jurisdictional Hazard Mitigation Plan requires each jurisdiction to develop and publish evacuation procedures that are published and available to the public. The City provides educational materials related to emergency preparedness. All residents of the City have access to the materials as well as included in all Community Emergency response Team training and information. Furthermore, applications for all future projects within the Rezone Sites, whether discretionary or by-right, would be reviewed and approved by the Santee Fire Department prior to issuance of building permit. Therefore, buildout of the Rezone Sites would not conflict with emergency response, and impacts would be less than significant.

4.7.8.2 Significance of Impacts
Impacts associated with emergency response plans would be less than significant.

4.7.8.3 Mitigation Framework
Impacts would be less than significant. No mitigation is required.

4.7.8.4 Significance After Mitigation
The Rezone Sites are located within existing developed areas and along major transportation corridors in the City that will allow for evacuation and response. Emergency and evacuation materials

4.0 Environmental Analysis 4.7 Hazards and Hazardous Materials City of Santee Housing Element Rezone Program Implementation PEIR

are available to all residents of the City and future development would be required to comply with City policies and development review procedures prior to project approvals. Therefore, the project would not physically interfere with any emergency response or evacuation plans and impacts would be less than significant.

4.7.9 Issue 7: Wildland Fires
Would the project expose people or structures to a significant risk of loss, injury, or death involving wildland fires, including where wildlands are adjacent to urbanized areas, within brush fire management zones, or where residences are intermixed with wildlands?

4.7.9.1 Impact Analysis
The project does not propose the construction of new housing or other development; rather it provides capacity for future development consistent with state Housing Element Law. As shown in Figure 4.7-3, Rezone Sites 1 through 10 and 35 are located within the CAL FIRE VHFHSZ. Locating residential land uses adjacent to or within a high fire hazard area can result in increased fire-related risk to people and structures.

Future development located within the VHFHSZ would be required to adhere to California Fire Code Title 19, Division 1, Section 3.07(b), requiring a minimum 30-foot brush clearance around structures for fire safety. Further codified by the City in Municipal Code Chapter 11.18, all new developments, subdivisions, or tracts that are planned in Fire Hazard Severity Zones and/or Wildland Urban Interface Areas (WUIA) shall have a minimum of 100 horizontal feet of “fuel modified” defensible space between structures and wildland areas. The City’s General Plan policies 4.2 through 4.13 provide guidance for the minimization of fire hazards including ensuring adequate response times, setting standards for emergency access, structural standards, other planning design measures required to be considered in all new development. Additionally, future discretionary projects would require review by the Building Official/Fire Marshal. Adherence to fire code regulations and General Plan policies would ensure impacts associated with risk of wildland fires would be less than significant.

4.7.9.2 Significance of Impacts
Impacts related to wildfire hazards would be less than significant.

4.7.9.3 Mitigation Framework
Impacts would be less than significant. No mitigation is required.

4.7.9.4 Significance After Mitigation
All future development, whether discretionary or by-right would be required to adhere to City regulations and comply with General Plan policies related to fire safety. Additionally, development of Rezone Sites within the VHFHSZ would be required to follow additional Fire Code and WUIA regulations. Through regulatory compliance impacts would be less than significant.

4.0 Environmental Analysis 4.8 Hydrology and Water Quality City of Santee Housing Element Rezone Program Implementation PEIR

4.8 Hydrology and Water Quality
This section analyzes potential hydrology and water quality impacts that could result from the future development that could occur under 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 site and the two sites located on Graves Avenue, collectively referred to as the Rezone Sites. Specifically, this section addresses potential impacts associated with changes to hydrological conditions resulting from implementation of the project and evaluates the project’s consistency with applicable goals and policies. Information in this section comes from secondary source materials including regional and local water improvement plans, existing technical reports prepared for the City, the General Plan (City of Santee 2003a), and Municipal Code.

4.8.1 Existing Conditions

4.8.1.1 Hydrologic and Watershed Characteristics
The City is predominantly developed, but with numerous undeveloped or underdeveloped parcels interspersed throughout the City, as well as open space that is largely confined to dedicated parks and trails throughout the City.

The City is within the San Diego Hydrologic Unit (907) in the lower San Diego Hydrologic Area (907.10), and in the Santee Hydrologic Subarea (907.12) of the San Diego Basin Plan (Basin Plan) (see Section 4.8.2.3.a). The San Diego Hydrologic Unit is a long, triangular-shaped area of about 440 square miles drained by the San Diego River that extends from El Capitan Reservoir to the Pacific Ocean. This watershed includes the Cleveland National Forest and Mission Trails Regional Park. It has the highest population of the County of San Diego’s (County’s) watersheds and includes portions of the cities of San Diego, El Cajon, La Mesa, Poway, Santee, and several unincorporated areas. The watershed is drained by the San Diego River and contains five water storage reservoirs: El Capitan, San Vicente, Cuyamaca, Jennings, and Murray. The lower San Diego Hydrologic Area occurs downstream of the El Capitan, San Vicente, and Cuyamaca Reservoirs and extends from the El Monte Valley through the City and into Mission Trails Regional Park and the city of San Diego (City of Santee 2003b).

The City has three major drainage courses and three secondary drainage courses shown on Figure 4.8-1. The three primary waterbodies include the San Diego River and its tributaries, Forrester Creek and Sycamore Canyon Creek. Secondary drainages, which are tributaries to the San Diego River, include Woodglen Vista Creek, Fanita Creek and Big Rock Creek, which parallels Big Rock Road.

All the City’s creeks have their own watersheds in addition to lying within the larger San Diego River watershed. Forrester Creek drains the runoff from the north facing slopes of hills within the City of El Cajon, Sycamore Creek drains the runoff from Sycamore Canyon and from Carlton Hills, and the creeks running parallel to Fanita Drive and Big Rock Road drain the runoff from Cowles Mountain and Fanita Hills located within the city of El Cajon. All these watersheds empty into the San Diego River, which flows westward into the Pacific Ocean (City of Santee 2003b). Although none of these FIGURE 4.8-1
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4.0 Environmental Analysis 4.8 Hydrology and Water Quality City of Santee Housing Element Rezone Program Implementation PEIR

waterways have been fully improved, portions of the San Diego River and Forrester Creek have been partially improved to mitigate potential flood hazards or prevent localized erosion. Even with these flood control measures, portions of the City would be inundated by a 100-year flood event as shown on Figure 4.8-2 (City of Santee 2003a).

Rezone Sites 1 through 10 are located along the course of Woodglen Vista Creek and Rezone Site 16A, 17, 20A, and 35 are located proximate to the San Diego River.

4.8.1.2 Water Quality
a. Surface Waters
Runoff is a term used to describe any water that runs off a defined area. Runoff can be the result of rain; in which case it is also sometimes referred to as stormwater. Runoff can also result from various other activities such as irrigation, washing, leaks in pipes, air conditioner condensation, and numerous other activities. The City regulates stormwater runoff into local receiving waters through local plans and programs, including the Jurisdictional Urban Runoff Management Plan (JURMP; see Section 4.8.2), which addresses water quality goals to reduce or eliminate pollutants transported in stormwater and non-stormwater.

Receiving waters is a general term typically used to describe any water body, such as a creek, river, lake, bay, or ocean, which receives runoff. In the context of the project, it refers to those water bodies that would receive runoff from the Rezone Sites. Primary receiving waters for the project include the San Diego River, Sycamore Canyon Creek, Forrester Creek, and the Pacific Ocean. Section 303(d) of the federal Clean Water Act (CWA) defines water quality standards for the uses of surface waters (beneficial uses) as well as identifies impaired water bodies.

San Diego River
The City of Santee is located within the San Diego Hydrologic Unit (907), in the lower San Diego Hydrologic Area (907.10), and in the Santee Hydrologic Subarea (907.12) of the Basin Plan (Basin Plan). Runoff from the City drains to the San Diego River and ultimately the Pacific Ocean. The San Diego River’s headwaters are in the Cuyamaca Mountains. The 52-mile river parallels Interstate 8 as the river flows through Mission Valley to the Pacific Ocean at Ocean Beach. The upper reaches of the river flow through undeveloped areas, while the land surrounding the lower reaches is highly urbanized. The San Diego River is identified as an inland surface water in the Basin Plan.

Beneficial uses of the San Diego River include agricultural supply, industrial services supply, contact water recreation, non-contact water recreation, preservation of biological habitats of special significance, warm freshwater habitat, wildlife habitat, and rare, threatened, or endangered species.

In addition, the lower 16 miles of the San Diego River is listed as a CWA Section 303(d) impaired water body for benthic community effects, cadmium, indicator bacteria, nitrogen, dissolved oxygen, phosphorus, total dissolved solids, and toxicity. The City’s 2022 to 2026 Capital Improvement Program identifies funding for the San Diego River Bacteria Reduction project which will study and quantify various potential bacteria sources, such as on-site wastewater treatment systems (septic), sewer exfiltration, persons experiencing homelessness, recreational vehicles, and illicit discharges to FIGURE 4.8-2
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4.0 Environmental Analysis 4.8 Hydrology and Water Quality City of Santee Housing Element Rezone Program Implementation PEIR

reduce the risk of human illness through water contact, and comply with the State of California’s Investigative Order issued by the San Diego Regional Water Quality Control Board (SDRWQCB) to study and reduce wet-weather fecal contamination loading. Following the research and investigation, subsequent implementation programs will be evaluated and implemented to lessen human-sourced bacteria inputs into the river. The City is additionally preparing and implementing a strategic plan to reduce pollutants in order to achieve compliance with the SDRWQCB adopted total maximum daily load (TMDL) and associated regulatory actions for bacteria in the San Diego River and its tributaries.

Sycamore Canyon Creek
Sycamore Canyon Creek is identified as an inland surface water in the Water Quality Control Plan for the Basin Plan (Regional Water Quality Control Board [RWQCB] 2016). Beneficial uses of the creek include agricultural supply, industrial services supply, contact water recreation, non-contact water recreation, warm freshwater habitat, and wildlife habitat, and rare, threatened, or endangered species. In addition, the Sycamore Canyon Creek is listed as a CWA 303(d) impaired water body for dissolved oxygen.

Forrester Creek
Forrester Creek is a tributary of the San Diego River. The City has plans for a flood improvement project that will feature a natural, fully vegetated channel with a recreational bike path to achieve necessary flood control and public safety objectives (City of Santee 2003a). Beneficial uses include industrial services supply, contact water recreation, non-contact water recreation, warm freshwater habitat, and wildlife habitat. Forrester Creek is listed as a 303(d) impaired water body for salinity, total dissolved solids, nutrients, metals, and pathogens.

Pacific Ocean
Beneficial uses of the Pacific Ocean include industrial supply, navigation, contact water recreation, non-contact water recreation, commercial and sport fishing, preservation of biological habitats of special significance, wildlife habitat, rare, threatened, or endangered species, marine habitat, aquaculture, migration of aquatic organisms, spawning, reproduction, and/or early development, and shellfish harvesting. In addition, the Pacific Ocean is listed as a 303(d) impaired water body for enterococcus and total coliform.
b. Groundwater
Groundwater basins within the City are generally limited to areas along the San Diego River, Sycamore Canyon Creek, and Forrester Creek. The Basin Plan identifies beneficial uses for groundwater resources that include municipal and domestic supply, agricultural supply, and industrial service supply. Groundwater quality is low for this area as indicated by the TDS goal as tabulated for this area by the Basin Plan. The goal for the area is 1,200 milligrams per liter (mg/l) which is generally considered not suitable as a source for potable water. (City of Santee 2003b).

4.8.1.3 Flood Hazards
The Federal Emergency Management Agency (FEMA) has conducted floodplain mapping within the City. The majority of the City has been mapped as “areas determined to be outside the 500-year

4.0 Environmental Analysis 4.8 Hydrology and Water Quality City of Santee Housing Element Rezone Program Implementation PEIR

floodplain”; however, the area along the San Diego River that flows roughly through the middle of the City is subject to flooding. As shown on Figure 4.8-2, areas along the San Diego River are mapped as floodway, areas subject to a 1 percent annual change of flood hazard (100-year flood), and areas subject to a 0.2 percent annual chance of flood hazard (500-year flood). Portions of Rezone Sites 15, 16A, and 20A are located within the 100-year floodway. Rezone Sites 17 and 25 are located within or partially within the 500-year floodway.

4.8.1.4 Drainage Features
The City municipal separate storm sewer system (MS4) consists of nearly 50 miles of storm drainpipes, and 5 miles of open channel, which drain to 10 miles of creeks and rivers. The largest receiving water in the City is the San Diego River, which enters the City in the east and flows westward toward the Pacific Ocean. Additionally, Forrester Creek enters from the southeast and enters into the San Diego River at a location west of Carlton Hills Boulevard. Sycamore Creek enters the City from the north, flows southward, and enters the San Diego River just past Santee Lakes Regional Park.

As the City has developed, drainage infrastructure has been constructed to reduce the potential for flooding and divert stormwater from properties and roadways. Most of the infrastructure has been designed to accommodate the stormwaters of a 100-year flood. The City’s Capital Improvement Program for Fiscal Years 2022–2026 (City of Santee 2021) identifies funding for a number of citywide drainage improvements including the Corrugated Metal Pipe (CMP) Storm Drain Replacement Program, a Master Drainage Study Update to update the City’s 25-year-old study, Mission Gorge Road Drainage Improvements, Santee Lakes CMP Replacement, Shadow Hill Road/Woodside Avenue Drainage Improvements, and Storm Drain Trash Diversion project. In addition, new development is conditioned to construct master drainage facilities or pay development fees, as needed, to address drainage deficiencies.

4.8.1.5 Dam Inundations Areas
There are three lakes located upstream from the City which are used for water storage. These include the San Vicente Dam, the El Capitan Dam, and the Chet Harrit Dam (Lake Jennings). Areas of inundation in the event the dams containing these reservoirs fail are identified in Figure 4.8-3. The inundation maps for the El Capitan Dam and the San Vicente Dam were prepared in 1974; the Chet Harrit Dam inundation map was prepared in approximately 1975. Based on current knowledge, no hazardous conditions exist at any of the dams; however, it is noted that a number of Rezone Sites are located within the mapped inundation areas. The California Department of Water Resources, Division of Dam Safety, reviews the safety of dams annually.

FIGURE 4.8-3
Dam Inundation
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City of Santee Boundary
Discretionary Development Sites
Eligible By-Right Development Sites
Graves Avenue Rezone Sites
Dam Inundation Zone

4.0 Environmental Analysis 4.8 Hydrology and Water Quality City of Santee Housing Element Rezone Program Implementation PEIR

4.8.2 Regulatory Framework

4.8.2.1 Federal
a. Clean Water Act
The federal Water Pollution Control Act (CWA) establishes a broad national program for protecting water quality and regulating discharges of waste and pollutants into waters of the United States (Title 33, United States Code, Section 1251 et seq.). It provides authority for establishment of water quality standards and waste discharge limits for point source discharges (such as those from industrial facilities, sewage treatment plants, and stormwater). The key sections pertaining to water quality regulation are Sections 303, 401, 402, and 404. The act also prohibits discharges of pollutants without a permit or other authorization and allows authorized states to implement provisions of the act in lieu of the U.S. Environmental Protection Agency (U.S. EPA).

Section 303(d)
Under CWA Section 303(d), states are required to identify “impaired water bodies” (those not meeting established water quality standards), identify the pollutants causing the impairment, establish priority rankings for waters on the list, and develop a schedule for development of control plans to improve water quality. The U.S. EPA then approves the state’s recommended list of impaired waters, or adds to or removes water bodies from the list. Each RWQCB must update the CWA Section 303(d) list every 2 years, with the most recent update includes the 2018 reporting cycle, dated November 2019. The CWA Section 303(d) list identifies priorities for development of pollution control plans for each listed water body and pollutant. The pollution control plans triggered by the CWA Section 303(d) list are called TMDLs. The TMDL is a “pollution budget” designed to restore the health of a polluted body of water and ensure the protection of beneficial uses. The TMDL also contains the target reductions needed to meet water quality standards and allocates those reductions among the pollutant sources in the watershed (point sources, nonpoint sources, and natural sources) (40 Code of Federal Regulations [CFR] 130.2).

Section 401 Water Quality Certification
Section 401 of the CWA requires that any applicant for a federal permit to conduct any activity, including the construction or operation of a facility, which may result in the discharge of any pollutant, must obtain certification from the state. This process is known as the Water Quality Certification.

Section 402 National Pollutant Discharge Elimination System Section 402 of the CWA establishes the National Pollutant Discharge Elimination System (NPDES) permit program to regulate the discharge of pollutants from point sources and discharge pollutants into waters of the United States. In the state of California, the EPA has authorized the State Water Resources Control Board (SWRCB) and its nine RWQCBs to implement the NPDES program and issue permits, develop waste discharge requirements, administer 401 certifications and provide enforcement. CWA regulation calls for the implementation of best management practices (BMPs) to reduce or prevent the discharge of pollutants from MS4s to the Maximum Extent Practicable and

4.0 Environmental Analysis 4.8 Hydrology and Water Quality City of Santee Housing Element Rezone Program Implementation PEIR

meeting the Best Available Technology Economically Achievable and Best Conventional Pollutant Control Technology standards for construction stormwater. Regulations and permits have been implemented at the federal, state, and local level to form a comprehensive regulatory framework to serve and protect the quality of the nation’s surface water resources.

Section 404
Section 404 of the CWA regulates the discharge of dredged and fill materials into waters of the United States, which include all navigable waters, their tributaries, as well as some wetlands adjacent to the aforementioned waters (33 CFR Part 328.3).

Areas meeting the regulatory definition of waters of the United States are subject to the jurisdiction of the U.S. Army Corps of Engineers under provisions of Section 404. Construction activities involving placement of fill into jurisdictional waters of the United States are regulated by the U.S. Army Corps of Engineers through permit requirements. No U.S. Army Corps of Engineers permit is effective in the absence of the state water quality certification pursuant to Section 401. b. National Flood Insurance Act
The National Flood Insurance Act (1968) established the National Flood Insurance Program (NFIP), which is based on the minimal requirements for floodplain management and is designed to minimize flood damage within Special Flood Hazard Areas (SFHAs). FEMA administrates the NFIP. SFHAs are defined as areas that have a 1 percent chance of flooding within a given year. This is also referred to as the 100-year flood. Flood Insurance Rate Maps (FIRMs) were developed to identify areas of flood hazards within a community.
c. National Flood Insurance Program
The NFIP is a federal program enabling property owners in participating communities to purchase insurance protection against losses from flooding. This insurance is designed to provide an insurance alternative to disaster assistance to meet the escalating costs of repairing damage to buildings and their contents caused by floods. Participation in the NFIP is based on an agreement between local communities and the federal government that states if a community will adopt and enforce a floodplain management ordinance to reduce future flood risks to new construction in SFHA, the federal government will make flood insurance available within the community as a financial protection against flood losses.

In support of the NFIP, FEMA identifies flood hazard areas throughout the United States and its territories by producing Flood Hazard Boundary Maps, FIRMs, and Flood Boundary and Floodway Maps. Several areas of flood hazards are commonly identified on these maps. One of these areas is the SFHA or high risk area defined as any land that would be inundated by the 100-year flood; the flood having a 1 percent chance of occurring in any given year (also referred to as the base flood).

4.0 Environmental Analysis 4.8 Hydrology and Water Quality City of Santee Housing Element Rezone Program Implementation PEIR

4.8.2.2 State
a. Porter–Cologne Water Quality Control Act, as amended The Porter–Cologne Water Quality Control Act was established to protect the water quality and beneficial uses of waters of the state (California Water Code, Division 7, Section 13000 et seq.) The law gives broad authority to the SWRCB and nine RWQCBs to establish water quality standards and discharge prohibitions, issue waste discharge requirements, and implement provisions of the federal CWA. Under the Porter-Cologne Act, “waters of the State” include both surface and groundwater.

Any entity or person proposing to discharge waste within any region of the state must file a Report of Waste Discharge with the appropriate regional board. b. National Pollutant Discharge Elimination System Permit Program (NPDES) In California, the SWRCB and local RWQCBs have assumed the responsibility of implementing the EPA’s NPDES program. In addition to its permitting programs, the SWRCB, through its nine RWQCBs, developed Regional Water Quality Control Plans (or Basin Plans) that designate beneficial uses and water quality objectives for California’s surface waters and groundwater basins, as mandated by both the CWA and the state’s Porter-Cologne Act. Water quality standards are thus established in these Basin Plans and provide the foundation for the regulatory programs implemented by the state.

Additionally, municipalities are required to develop and implement a Jurisdictional Runoff Management Plan (JRMP) to address activities to reduce pollutants in urban runoff and stormwater discharges that were contributing a substantial pollutant load to their systems. c. State General Construction Stormwater Permit
Stormwater runoff from construction activity that results in soil disturbances of at least 1 acre of total land area (and projects that meet other specific criteria) is governed by the SWRCB under Water Quality Order 2009-0009-DWQ (as amended by 2010-0014-DWQ and 2012-0006-DWQ), NPDES Permit No. CAS000002. This permit regulates discharges of stormwater and non-stormwater from construction projects. The nine individual RWQCBs enforce the General Construction Stormwater Permit for projects within their region.

It is the responsibility of the construction site owner or landowner to obtain coverage under this General Permit prior to commencement of construction activities. To obtain coverage, the operator or owner must file a Notice of Intent with a vicinity map and the appropriate fee with the SWRCB.

The General Permit outlines the requirements for preparation of a Stormwater Pollution Prevention Plan (SWPPP). The SWPPP is a temporary document that is created to define and control the handling of stormwater runoff from a construction site. The SWPPP identifies construction BMPs, which are implemented during the construction phase of development. All future projects that would be disturbed by development exceeding 1 acre would be required to comply with the General Construction Stormwater Permit.

4.0 Environmental Analysis 4.8 Hydrology and Water Quality City of Santee Housing Element Rezone Program Implementation PEIR

d. Sustainable Groundwater Management Act
The Sustainable Groundwater Management Act (SGMA) provides a framework to regulate groundwater. The intent of the law is to strengthen local groundwater management of basins most critical to the state’s water needs with an understanding that groundwater is most effectively managed at the local level. SGMA requires basins to be sustainably managed by local public agencies (e.g., counties, cities, and water agencies) who become groundwater sustainability agencies, or GSAs. The primary purpose of the GSAs is to develop and implement a Groundwater Sustainability Plan (GSP) to achieve long-term groundwater sustainability. The act requires GSPs to be developed for high and medium priority basins. The City’s groundwater basins are not required to implement GSPs (State of California Department of Water Resources 2021).

4.8.2.3 Regional
a. San Diego Basin Plan
The Basin Plan sets forth water quality objectives for constituents that could potentially cause an adverse effect or impact on the beneficial uses of water. Specifically, the Basin Plan is designed to accomplish the following:
1) Designate beneficial uses for surface and groundwater; 2) Set the narrative and numerical objectives that must be attained or maintained to protect the designated beneficial uses and conform to the state’s antidegradation policy; 3) Describe implementation programs to protect the beneficial uses of all waters within the region; and
4) Describe surveillance and monitoring activities to evaluate the effectiveness of the Basin Plan.

The Basin Plan also identifies specific narrative and numeric water quality objectives for several physical properties (e.g., temperature, turbidity, and suspended solids), biological constituents (e.g., coliform bacteria), and chemical conditions of concern, including inorganic parameters, trace metals, and organic compounds. Water quality objectives for toxic priority pollutants (i.e., select trace metals and synthetic organic compounds) also are identified in the Basin Plan. b. Water Quality Improvement Plan for the San Diego River Watershed Management Area
The Water Quality Improvement Plan (WQIP) for the San Diego River watershed is a comprehensive watershed-based program designed to improve surface water quality in the San Diego River Watershed Management Area (WMA). The San Diego River watershed encompasses a land area of 434 square miles, making it the second largest WMA in the County. It lies in the central portion of the County and neighbors Los Peñasquitos and San Dieguito River watersheds to the north and San Diego Bay WMA to the south and includes four hydrologic areas including the Lower San Diego

4.0 Environmental Analysis 4.8 Hydrology and Water Quality City of Santee Housing Element Rezone Program Implementation PEIR

River (907.1). The WQIP is a requirement of updated stormwater regulations adopted by the RWQCB in the Regional MS4 Permit. Agencies involved in the development of the San Diego River WQIP include the cities of El Cajon, La Mesa, Santee, and San Diego, the County, and the California Department of Transportation. The WQIP for the San Diego River WMA identifies highest priority water quality conditions, strategies to address them, and monitoring plans. The ultimate goal of the WQIP is to protect, preserve, enhance, and restore water quality of receiving water bodies. These improvements in water quality would be accomplished through an adaptive planning and management process that identifies the highest priority water quality conditions within the watershed and implements strategies to address them.
c. Municipal Separate Storm Sewer System Permits
The San Diego RWQCB regulates discharges from MS4s in the San Diego region under the Regional MS4 Permit. The Regional MS4 Permit covers 39 municipal, county government, and special district entities (referred to jointly as “copermittees”) in the County of San Diego, southern County of Orange, and southwestern County of Riverside who own and operate large MS4s that discharge stormwater (wet weather) runoff and non-stormwater (dry weather) runoff to surface waters throughout the San Diego region. The Regional MS4 Permit, Order No. R9-2013-0001, was adopted on May 8, 2013, and initially covered the County of San Diego copermittees. Order No. R9-2015-0001 was adopted on February 11, 2015, amending the Regional MS4 Permit to extend coverage to the County of Orange copermittees. Finally, Order No. R9-2015-0100 was adopted on November 18, 2015, amending the Regional MS4 Permit to extend coverage to the County of Riverside copermittees. The City is 1 of 18 municipalities in the County of San Diego that is a copermittee.

4.8.2.4 Local
a. Best Management Practices Design Manual
The City’s Best Management Practices (BMP) Design Manual provides guidelines for compliance with on-site post-construction stormwater requirements in the Regional MS4 Permit and assists the land development community by streamlining project reviews and maximizing cost-effective environmental benefits, meeting performance standards specified in the Regional MS4 Permit. By following the process outlined in the BMP Design Manual, proponents (for both private and public developments) can develop a single integrated design that complies with the Regional MS4 Permit source control and site design requirements, stormwater pollutant control requirements (i.e., water quality), and hydromodification management (flow control and sediment supply) requirements. b. Guidelines for Surface Water Pollution Prevention
The City’s Guidelines for Surface Water Pollution Prevention (Manual) supports the City’s Stormwater Management and Discharge Control Ordinance (Stormwater Ordinance), codified as Santee Municipal Code, Chapter 9.06. The Manual also supports the water quality protection provisions of Santee Municipal Code, Chapter 11.40, Excavation and Grading. In general, the Manual establishes what dischargers must do to comply with the ordinances and to receive permits for projects and activities that are subject to them. The Manual and the ordinances have been prepared to provide

4.0 Environmental Analysis 4.8 Hydrology and Water Quality City of Santee Housing Element Rezone Program Implementation PEIR

the City with the respective legal authority and administrative actions necessary to comply with the requirements of Regional MS4 Permit.
c. Jurisdictional Runoff Management Program
The Regional MS4 Permit regulates discharges to MS4s within 18 municipalities in the County, the County of San Diego, the San Diego County Regional Airport Authority, and the San Diego Unified Port District (collectively referred to as “copermittees” or “municipalities”). The Regional MS4 Permit requires each copermittee, including the City, to develop a comprehensive JRMP. The JRMP is the City’s approach to improving water quality in rivers, bays, lakes, and the Pacific Ocean through reducing discharges of pollutants to the stormwater conveyance system. The City’s stormwater conveyance system, like that of most other jurisdictions across the United States, conveys runoff from rain, irrigation runoff, natural groundwater seepage, and other water sources. To reduce pollutants in these discharges to water bodies, the City implements or requires its residents, businesses, municipal facilities, and landowners to implement a variety of measures commonly referred to as BMPs. Major components of the JRMP include the implementation of BMP requirements, water quality monitoring, educational outreach efforts, municipal maintenance procedures, inspection and enforcement programs, and water quality monitoring procedures. d. San Diego Regional Water Quality Control Board Hydromodification Management Plan Requirements
Hydromodification management plans (HMPs) are requirements of the San Diego RWQCB to manage increases in runoff discharge rates and durations from all priority development projects, where such increased rates and durations are likely to cause increased erosion of channel beds and banks, sediment pollutant generation, or other impacts to beneficial uses and stream habitat due to increased erosive force.
e. General Plan
The City’s General Plan includes various goals, objectives, and policies related to water quality and drainage and protections against flooding hazards, including the following:

Conservation Element
The Conservation Element articulates the City’s objectives to preserve and enhance water quality and protect designated beneficial uses of all local waters, while accomplishing economic growth and land use objectives.

Objective 9.0: Reduce pollutants in urban runoff and stormwater discharges. • Policy 9.1: The City shall use careful planning and review to identify and eliminate urban runoff problems before development is approved.
• Policy 9.2: The City shall enforce the implementation of appropriate best management practices (BMPs) during construction projects.

4.0 Environmental Analysis 4.8 Hydrology and Water Quality City of Santee Housing Element Rezone Program Implementation PEIR

• Policy 9.3: Reduce the discharge of pollutants into the storm drain system from existing municipal, industrial, and commercial facilities and residential areas to the maximum extent practicable.

Safety Element
Objective 1.0: Minimize injuries, loss of life and property damage resulting from flood hazards. • Policy 1.1: The City should encourage the use of innovative site design strategies within the floodplain which ensure minimizing of flood hazards, maintaining the natural character of waterways and maximize the use of water as a design feature. • Policy 1.2: All development proposed within a floodplain area shall be required by the City to utilize design and site planning techniques to ensure that structures are elevated at least one foot above the 100-year flood level.
• Policy 1.3: All proposed projects which would modify the configuration of any of the three main waterways in Santee (San Diego River and Sycamore and Forrester Creeks) shall be required to submit a report prepared by a registered hydrologist that analyzes potential effects of the project downstream as well as in the local vicinity. • Policy 1.6: The City should require a hydrologic study, including the analysis of effects on downstream and upstream properties and on the flood-carrying characteristics of the stream, for development proposed in the floodplain.
• Policy 1.8: Development within the 100-year floodway shall be prohibited, subject to the provisions of the City’s Flood Damage Prevention Ordinance. f. Municipal Code
Title 9 – Stormwater Ordinance
Chapter 9.06 - Intended to protect and enhance the water quality of local watercourses, water bodies, and wetlands in a manner pursuant to and consistent with the CWA, Porter-Cologne Act, and Regional MS4 Permit through the following means:
• Effectively prohibiting non-stormwater discharges to the stormwater conveyance system. • Eliminating illicit discharges and illicit connections to the stormwater conveyance system. • Reducing the discharge of pollutants from the stormwater conveyance system, to the maximum extent practicable in order to achieve applicable water quality objectives for surface waters in San Diego County.
• Achieving compliance with TMDL regulations.

4.0 Environmental Analysis 4.8 Hydrology and Water Quality City of Santee Housing Element Rezone Program Implementation PEIR

Title 11 – Flood Damage Prevention
Chapter 11.36, et seq. - Establishes regulatory standards to minimize the public and private losses due to flood conditions. The standards apply to all areas of special flood hazards as designated in Municipal Code Section 11.36.070. Specifically, Section 11.36.150 provides detailed standards of construction applicable to all areas of special flood hazard including types of construction materials, elevation requirements, and flood proofing design measures.

Title 11 – Grading Ordinance
Chapter 11.40 - Establishes minimum requirements for grading, excavating, and filling of land and provides water quality protection provisions. It also provides for the issuance of permits and provides for the enforcement of the chapter provisions.

Title 12 – Development Impact Fees and Dedication Ordinance There are several development impact fees in the Municipal Code. These fees impose on new development the costs of constructing public facilities, which are reasonably related to the impacts of the new development. The drainage fee, in particular, provides funds for the installation of needed drainage improvements identified in the City of Santee Citywide Drainage Study prepared by BSI Consultants dated February 1990 (BSI Consultants 1990).

Chapter 12.30.160 - Includes how fees are calculated depending on land use types. Future projects would be required to pay the appropriate land development impact fees determined by the City during the entitlement review process and prior to any issuance of building permits.

4.8.3 Significance Determination Thresholds
Consistent with Appendix G of the CEQA Guidelines, impacts related to hydrology and water quality would be significant if the project would:
1) Threshold 1: Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality. 2) Threshold 2: Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin.
3) Threshold 3: Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would:
i. Result in substantial erosion or siltation on or off site; ii. Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off site;
iii. Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or

4.0 Environmental Analysis 4.8 Hydrology and Water Quality City of Santee Housing Element Rezone Program Implementation PEIR

iv. Impede or redirect flood flows.
4) Threshold 4: In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation.
5) Threshold 5: Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan.

4.8.4 Methodology
The potential for significant impacts associated with the project is based upon review of existing secondary source information and data relative to the available hydrology and water quality data, plans, and policies applicable to the City.

4.8.5 Issues 1 and 5: Water Quality
Would the project violate any water quality standards, or waste discharge requirements, or otherwise substantially degrade surface or groundwater quality?
Would the project conflict with or obstruct implementation of a water quality control plan or substantial groundwater management plan?

4.8.5.1 Impact Analysis
The groundwater components of Issues 1 and 5 are addressed in Section 4.8.6 below.

While the project does not propose the construction of new housing or other development, it provides capacity for future development through rezoning. Future development of the Rezone Sites would have the potential to result in water quality impacts both during construction and from postconstruction operation. During construction, development would entail grading and other earthmoving activities. Exposed soils could be eroded and deposited into the surrounding water bodies, increasing the amount of sediment and turbidity in these water bodies. Additionally, chemicals or fuels could accidentally spill and be released into receiving waters, which could adversely alter water chemistry.

As part of long-term operation of projects, water quality impacts could result from use of common household materials used in landscaping and residential uses that may result in the generation of runoff pollutants such as sediments, oils and grease, heavy metals, pesticides, fertilizers, trash and debris, oxygen-demanding substances, and bacteria and viruses, which are typical for residential and mixed uses. In addition, new development would result in greater vehicular use of roadways, which could potentially increase contaminants that would be carried in runoff and discharged into receiving waters. Therefore, nonpoint source pollutants would be the primary contributors to potential water quality degradation as a result of project buildout. Nonpoint source pollutants could be washed by rainwater from rooftops, landscaped areas, parking areas, and other impervious surfaces into the on-site drainage system.

4.0 Environmental Analysis 4.8 Hydrology and Water Quality City of Santee Housing Element Rezone Program Implementation PEIR

In addition, the City and most of the Rezone Sites are already highly impervious and were developed largely at a time prior to the regulation of stormwater quality. New development within the sites will have to come into conformance with current water quality regulatory standards. Thus, overall water quality in the post-buildout condition would be similar (if not improved) to existing conditions, except at the undeveloped sites where an increase in impervious surfaces would result, thereby potentially increasing stormwater pollutants into the drainage systems.

Future development, whether discretionary or by right, would be required to adhere to all applicable water quality standards as provided in various water quality regulations and plans including all pertinent requirements of the City’s JRMP (including WQIP and MS4 Permit), BMP Design Manual, NPDES General Construction Permit, as well as all regulations related to water quality. The General Construction Permit requires preparation and implementation of a Stormwater Pollution Prevention Plan, which must include erosion and sediment control BMPs that would meet or exceed measures required by the NPDES General Permit, as well as BMPs that control hydrocarbons, trash and debris, and other potential construction-related pollutants. Future projects within the Rezone Sites would comply with the City’s General Plan policies requiring the incorporation of construction BMPs for the protection of water quality. Additionally, new development would be required to adhere to the City’s Stormwater Ordinance applying source control and site design BMPs as project design features in order to reduce the discharge of pollutants into the stormwater conveyance system.

Therefore, through regulatory compliance impacts related to water quality standards and waste discharge requirements would be less than significant. Likewise, future development within the Rezone Sites would not conflict with or obstruct implementation of a water quality control plan.

4.8.5.2 Significance of Impacts
While development of the Rezone Sites has the potential to increase the amount of pollutants discharged into surface waters, all future development, whether discretionary or by right, would be subject to federal, state, and local regulations aimed at controlling water quality impacts. Therefore, potential water quality impacts resulting from buildout of the Rezone Sites would be less than significant.

4.8.5.3 Mitigation Framework
Impacts would be less than significant. No mitigation is required.

4.8.5.4 Significance After Mitigation
Through regulatory compliance, all impacts related to water quality would be less than significant.

4.0 Environmental Analysis 4.8 Hydrology and Water Quality City of Santee Housing Element Rezone Program Implementation PEIR

4.8.6 Issues 2: Groundwater
Would the project substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede substantial groundwater management of the basin?
Would the project substantially degrade groundwater quality or obstruct implementation of a sustainable groundwater management plan? (see groundwater portions of issue questions 1 and 5)

4.8.6.1 Impact Analysis
The project does not propose the construction of new housing or other development. Development at the Rezone Sites would occur on a project-by-project basis, resulting in redevelopment of existing developed sites that have existing impervious surfaces; a few sites, however, are currently vacant with pervious surfaces that would allow for groundwater infiltration. Both redevelopment and new development on vacant sites would be required to comply with applicable stormwater management requirements which focus on retention and infiltration of waters on-site, which would provide for ongoing groundwater recharge. Redevelopment within the Rezone Sites with existing development would not result in a substantial change in impervious surfaces as these sites already support some level of development. Additionally, development at all Rezone Sites would be required to comply with the City’s General Plan policies and regulations that prioritize infiltration and treatment of stormwater and generally require increased on-site infiltration and higher standards of water quality protection compared to water quality standards that would have been implemented on existing developed sites. Therefore, although development/redevelopment within the Rezone Sites would increase impervious surfaces, prioritization of on-site infiltration would ensure on groundwater recharge, impacts to ground water quality would be less than significant.

While the City does not have a groundwater management plan as one is not required for the City’s groundwater basins under the Sustainable Groundwater Management Act, the project would not obstruct implementation of ongoing sustainable use of the City’s groundwater resources as the City is not dependent on groundwater (City of Santee 2003b). Therefore, the project would not substantially interfere with groundwater recharge such that the project would impede sustainable groundwater management of the basin.

4.8.6.2 Significance of Impacts
Development of the Rezone Sites would not adversely affect groundwater recharge or obstruct implementation of a sustainable groundwater management plan. Impacts would be less than significant.

4.8.6.3 Mitigation Framework
Impacts would be less than significant. No mitigation is required.

4.0 Environmental Analysis 4.8 Hydrology and Water Quality City of Santee Housing Element Rezone Program Implementation PEIR

4.8.6.4 Significance After Mitigation
The City is not dependent on groundwater recharge. Through regulatory compliance, all impacts related to groundwater would be less than significant.

4.8.7 Issue 3: Drainage Patterns/Stormwater Runoff
Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would: (i) result in a substantial erosion or siltation on- or off-site; (ii) substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite; (iii) create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or (iv) impede or redirect flood flows?

4.8.7.1 Impact Analysis
The Rezone Sites are located within urbanized areas throughout out the City with existing stormwater facilities. Buildout of the sites would not result in substantial changes to the overall drainage patterns within the City because stormwater runoff from the project areas would still be collected within the existing stormwater conveyance system, and runoff would ultimately be discharged into the Forrester and Sycamore Canyon creeks, which are tributary to the San Diego River and then the Pacific Ocean.

Additionally, as existing developed sites are redeveloped, they would be required to demonstrate compliance with the most current water quality standards that required increasingly stringent measures to detain and treat runoff to improve water quality. Impacts related to erosion/siltation, increased rate of stormwater runoff, drainage patterns, and impeding or redirecting flood flows are evaluated below.
a. Erosion or Siltation
Development within the Rezone Sites has the potential to alter drainage patterns by increasing impervious surfaces (additional structures, walkways, and parking areas), which have a lower absorption rate for rainfall than that of vacant natural lands. All future development, whether discretionary or by right, would be required to conform with the City’s General Plan policies and new regulatory standards. Specifically, adherence to the City’s Stormwater and Grading Ordinances include requirements which focus on retention and infiltration of waters on-site and avoidance of changes to drainage velocities during both construction and post-construction/operational phases of development. These regulations would ensure avoidance of increases in erosion and siltation.

With respect to construction-related measures, consistent with the Municipal Code Chapters 9.06 and 11.40, all future development proposing one acre or greater of grading would be required to prepare a construction SWPPP describing specific construction BMPs that address pollutant source reduction, and provide erosion control measures necessary to reduce potential pollutant sources.

Additionally, post construction, individual projects would be required to ensure the maintenance of post-construction BMPs designed to retain volume and velocity of stormwater, The ongoing erosion

4.0 Environmental Analysis 4.8 Hydrology and Water Quality City of Santee Housing Element Rezone Program Implementation PEIR

control measures would ensure that surface water runoff flows leaving future development sites during both construction and operation of future projects would not carry substantial amounts of sediment to downstream waters. Therefore, through regulatory compliance, impacts related to erosion and siltation associated with development of the Rezone Sites would be less than significant. b. Increase Surface Runoff/ Impede or Redirect Flows
Future development could result in increased surface runoff due to the construction of additional structures, walkways, and parking areas within the Rezone Sites. Consistent with the City’s General Plan Conservation Element policies and Municipal Code (Chapters 9.06 and 11.40), all future development, whether discretionary or by right, would be required to ensure the maintenance of stormwater flows to ensure the project would not result in increased surface runoff or redirect existing flood flows. Implementation of applicable stormwater BMPs and erosion control measures would be required to retain flows on-site and minimize the velocity of stormwater runoff. Such BMPs could include on-site drainage swales, bioretention features, use of permeable pavers in parking areas and streets, or infiltration basins which also serve as a means for pollutant removal.

Additionally, applicable projects would be required to include low impact development (LID) BMPs as discussed in the JRMP to treat potentially polluted runoff prior to entering the public storm drain system. Project-specific studies would be required to ensure that volume-based treatment LID BMPs are properly sized to infiltrate, filter, or treat the remaining portion of the runoff volume that was not retained or treated by other BMPs to maintain flows and ensure future projects would not redirect flood flows or alter the course of a stream or river. Through these project-specific measures, impacts related to increased or redirected surface runoff associated with development of the Rezone Sites would be less than significant.
c. Exceed Capacity of Stormwater System
Future development of the Rezone Sites would contribute runoff to the existing stormwater drainage system. However, future development, whether discretionary or by right, would be required to adhere to state and local regulation and policies including preparation of project specific Stormwater Quality Management Plans, BMP Plan Sheets, drainage plans, and pollution control plans.

Specifically, Municipal Code Section 9.06.250(B) requires priority development projects to include hydromodification management BMPs that are sized and designed to ensure that post-project runoff conditions (flow rates and durations) will not exceed the pre-development runoff conditions by more than 10 percent. This assists in ensuring that stormwater flows would not overwhelm the City’s stormwater system. Additionally, the Development Impact Fee and Dedication Ordinance requires new development to provide funds for the installation of needed drainage improvements. Through regulatory compliance and payment of the DIF, impacts related to exceeding the capacity of the stormwater system associated with development of the Rezone Sites would be less than significant.

4.8.7.2 Significance of Impacts
While development of the Rezone Sites has the potential to alter drainage patterns or increase stormwater runoff resulting in increased erosion, and otherwise impact the existing drainage system, all future development would be subject to federal, state, and local regulations aimed at reducing polluted stormwater and avoiding overloading the City’s drainage system. Both ministerial and

4.0 Environmental Analysis 4.8 Hydrology and Water Quality City of Santee Housing Element Rezone Program Implementation PEIR

discretionary development would be required to adhere to regulatory requirements including City Stormwater Ordinance which includes requirements for the elimination or reduction of stormwater runoff. Impacts associated with drainage patterns and stormwater runoff would be less than significant.

4.8.7.3 Mitigation Framework
Impacts would be less than significant. No mitigation is required.

4.8.7.4 Significance After Mitigation
Through regulatory compliance, all impacts related to drainage patterns and stormwater runoff would be less than significant.

4.8.8 Issue 4: Flood Hazard/Tsunami Inundation
In flood hazard, tsunami, or seiche zones, would the project risk release of pollutants due to project inundation?

4.8.8.1 Impact Analysis
a. Flood Hazards
As shown in Figure 4.8-2, Rezone Sites 15, 17, 16A, 20A, and 25 are located within or partially within flood hazard areas of the San Diego River. Additionally, as noted in Section 4.8.1.5, a number of Rezone Sites are located within the mapped inundation areas. Riverine flooding impacts could occur from increases in the amount of runoff delivered to the creeks or river, causing an increase to the total flow and pollutant release in the creeks or river. In general, the potential for riverine flooding impacts is addressed through management of local surface runoff. Additionally, the potential for flooding impacts from direct alterations to the creeks or river is managed through the adoption of development regulations for SFHAs or areas mapped as 100-year flood hazard areas on federal FIRMs, where the NFIP’s management regulations must be enforced. These regulations address placement of fill, housing, and structures in areas mapped as SFHAs. The City’s General Plan Safety Element specifically prohibits development within a mapped 100-year flood zone (Policy 1.8). The project does not propose the construction of new housing or other development; rather, it provides capacity for future development consistent with state housing element law. Buildout of these identified project areas would be required to adhere to all state and local development regulations including the City’s General Plan and Municipal Code (Chapter 11.36), which establishes Flood Damage Prevention standards and development prohibitions.

Development within any of the Rezone Sites would not be expected to exacerbate flooding issues, considering the emphasis on stormwater retention and on-site infiltration. Overall, through regulatory compliance impacts related to flood hazards associated with development of the Rezone Sites would be less than significant.

4.0 Environmental Analysis 4.8 Hydrology and Water Quality City of Santee Housing Element Rezone Program Implementation PEIR

b. Tsunami
The Rezone Sites are not in a tsunami zone and, therefore, the project would not be affected in the event of a tsunami. Thus, buildout of the Rezone Sites would not result in impacts associated with tsunami inundation.

4.8.8.2 Significance of Impacts
Future development of the Rezone Sites would be required to conform to applicable federal, state, and City regulatory standards to effectively avoid and/or address potential impacts associated with development in 100-year flood zones. Rezone Sites are not within an area anticipated to be adversely affected by a tsunami. Impacts related to flood hazards would be less than significant.

4.8.8.3 Mitigation Framework
Impacts would be less than significant. No mitigation is required.

4.8.8.4 Significance After Mitigation
Through regulatory compliance, all impacts related to flooding would be less than significant.

4.0 Environmental Analysis 4.9 Land Use and Planning
City of Santee Housing Element Rezone Program Implementation PEIR

4.9 Land Use and Planning
This section analyzes potential impacts related to land use 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. The analysis in this section contains an evaluation of the project’s consistency with local and regional plans and policies as well as state planning initiatives. It also evaluates compatibility in the context of existing and planned land uses in the surrounding area.

4.9.1 Existing Conditions

4.9.1.1 Existing City-wide Land Uses and Development Patterns The City’s General Plan Land Use Map is shown in Figure 4.9-1, and the Zoning Map is shown in Figure 2-4a-c. As shown therein, residential uses make up a majority of City land uses. The remaining land uses include Commercial/Office Professional, Industrial, Public, and Preserved/Open Space.

Approximately 2,638 acres in the northern portion of the City (designated Planned Development) is mostly part of the planned Fanita Ranch project. Approximately 706 acres is within the central portion of the City is located within the City’s Town Center Specific Plan (Figure 4.9-2).

Parcels that comprise the Rezone Sites consist of vacant and developed but underutilized sites. The vacant areas are undeveloped canyons and hillsides in the north, southeast, and steeply sloped and rolling terrain in the southwest portions of the City. A number of vacant parcels are also located along the San Diego River corridor with several large, relatively developable parcels in the City’s Town Center area.
a. Residential Land Uses
Residential uses in the City are primarily composed of single-family detached units on standard subdivision lots. This type of residential development is found in all sections of the City, but it is particularly dominant north of the San Diego River. Multi-family housing, including apartments and condominiums, together with mobile homes, provide the balance of housing in the City. Multi-family development, including both apartments and condominiums, is typically located along the City’s major roads, including Fanita Drive, Mission Gorge Road, Carlton Hills Boulevard, Halberns Boulevard, and Magnolia Avenue. Most of the mobile parks are located near the City's highly traveled roads including Mission Gorge Road, Magnolia Avenue, and Prospect Avenue. b. Commercial Land Uses
Commercial uses are primarily concentrated along Mission Gorge Road and within the Town Center area, with small neighborhood centers dispersed throughout the City.

FIGURE 4.9-1a
General Plan Land Use Map
32 1
87 9 10 6
54 R7
PUB P/OS R14
R2
NC
P/OS
R7
R-1A
R14
R2
R2
R2
R2
R2
R-1A
R-1A
HL
R1
PUB
PD
PUB
PUB
EL NOPAL N MAGNOLIA AVE 32
1 87
9 10 6
54 R7
PUB P/OS R14
R2
NC
P/OS
R7
R-1A
R14
R2
R2
R2
R2
R2
R-1A
R-1A
HL
R1
PUB
PD
PUB
PUB

EL NOPAL N MAGNOLIA AVE
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[
City of Santee Boundary
Discretionary Development Sites
General Plan Land Use
HL Hillside/Limited
R1 Low Density Residential
(1-2 dwelling units/gross acre)
R-1A Low Density Residential
(2-4 dwelling units/gross acre)
R2 Low-Medium Density Residential
(2-5 dwelling units/gross acre)
R7 Medium Density Residential
(7-14 dwelling units/gross acre)
R14 Medium-High Density Residential
(14-22 dwelling units/gross acre)
NC Neighborhood Commercial
PD Planned Development
P/OS Park/Open Space
PUB Public
UV67
UV52
UV52
UV67
UV125
FIGURE 4.9-1b
General Plan Land Use Map
24 25
15 16B
16A 20A
20B
17 18
19 35
11 12
PUB
R2
IG
P/OS
R14 IG

P/OS IL/GC
GC
IG

P/OS IG
GC GC NC/R14 P/OS
GC

GC IL/GC
P/OS
IG
R22
IG
HL
IL
R2
OP
R-1A
IL
P/OS
R14
R-B
IL
HL
IL
GC R2

OP OP R-B OP
R14
IL
R-B
R7
R14
IL
IL
R2
IL GC/R2 GC
IL
OP PUB
R2
OP R14
PD
R7
GC
IL/GC
GC GC
R22
GC
NC
R7 GC
R14 GC
P/OS
GC GC R7
PUB

GC GC HL
GC
R14
GC
P/OS
GC
GC
R14 GC
R2
R7
NC
P/OS
R1
R7
R2
TC TC
TC
NC

P/OS TC
TC
NC R14
NC
R2
NC
P/OS
TC
R1
R1
R1
R1
P/OS
P/OS
R2
R7
P/OS
R7
R7
IL
GC
R7
R2
R2
R2 IL
R2
IG
P/OS
OP PUB R7
GC
R22 PUB
NC
TC
R14
OP
NC
P/OS
NC IL
P/OS R7
R2
R2
R2
PD PD
PD
PUB
PUB
PUB
PUB
PUB
PUB
PUB
PUB
GC
GC
IL
R7
P/OS
R14
R1 PUB
UV52
UV67

MISSION GORGE RD

N MAGNOLIA AVE

CUYAMACA ST

MAST BLVD

PROSPECT AVE

CARLTON OAKS DR

HALBERNS
BLVD

LAKE CANYON RD

WOODSIDE AVE
G
RAVES
AVE
24 25
15 16B
16A 20A
20B
17 18
19 35
11 12
PUB
R2
IG
P/OS
R14 IG

P/OS IL/GC
GC
IG

P/OS IG
GC GC NC/R14 P/OS
GC

GC IL/GC
P/OS
IG
R22
IG
HL
IL
R2
OP
R-1A
IL
P/OS
R14
R-B
IL
HL
IL
GC R2

OP OP R-B OP
R14
IL
R-B
R7
R14
IL
IL
R2
IL GC/R2 GC
IL
OP PUB
R2
OP R14
PD
R7
GC
IL/GC
GC GC
R22
GC
NC
R7 GC
R14 GC
P/OS
GC GC R7
PUB

GC GC HL
GC
R14
GC
P/OS
GC
GC
R14 GC
R2
R7
NC
P/OS
R1
R7
R2
TC TC
TC
NC

P/OS TC
TC
NC R14
NC
R2
NC
P/OS
TC
R1
R1
R1
R1
P/OS
P/OS
R2
R7
P/OS
R7
R7
IL
GC
R7
R2
R2
R2 IL
R2
IG
P/OS
OP PUB R7
GC
R22 PUB
NC
TC
R14
OP
NC
P/OS
NC IL
P/OS R7
R2
R2
R2
PD PD
PD
PUB
PUB
PUB
PUB
PUB
PUB
PUB
PUB
GC
GC
IL
R7
P/OS
R14
R1 PUB
UV52
UV67

MISSION GORGE RD

N MAGNOLIA AVE

CUYAMACA ST

MAST BLVD

PROSPECT AVE

CARLTON OAKS DR

HALBERNS
BLVD

LAKE CANYON RD

WOODSIDE AVE
G
RAVES
AVE
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City of Santee Boundary
Discretionary Development Sites
Eligible By-Right Development Sites
Graves Avenue Rezone Sites
General Plan Land Use
HL Hillside/Limited
R1 Low Density Residential
(1-2 dwelling units/gross acre)
R-1A Low Density Residential
(2-4 dwelling units/gross acre)
R2 Low-Medium Density Residential
(2-5 dwelling units/gross acre)
R7 Medium Density Residential
(7-14 dwelling units/gross acre)
R14 Medium-High Density Residential
(14-22 dwelling units/gross acre)
R22 High Density Residential
(22-30 dwelling units/gross acre)
TC Town Center
R-B Residential/Business
OP Office Professional
NC Neighborhood Commercial
NC/R14 Neighborhood Commercial/
Medium-High Density Residential
GC General Commercial
GC/R2 General Commercial/
Low-Medium Density Residential
IL/GC Light Industrial/
General Commercial
IL Light Industrial
IG General Industrial
PD Planned Development
P/OS Park/Open Space
PUB Public
UV67
UV52
UV52
UV67
UV125
FIGURE 4.9-1c
General Plan Land Use Map
29 30
15 R1
R-1A
R2
P/OS
R7
P/OS
P/OS
P/OS
R1

P/OS P/OS
R-1A
HL
P/OS
R7
R2
R7
R2
IG IL
R14
R2
R2
P/OS
HL
R7
R7
R2
R2
R2 R14
R2
R7
P/OS
GC
R7
GC
R2
IL
R7
GC OP
R7
R7
R7
R14
R2
R22 R14
R14
P/OS
GC GC R7 GC
R7
GC/R22
GC GC
R2
R7
NC
R2
R2
R2
PD
P/OS
R14
NC
TC
NC R14
NC NC
P/OS
P/OS
P/OS
R7
R7
R2 R2
R2
PUB
PUB
R2
R2
R14
OP
NC
R2
NC/R7
R2 R14
R2 R2
PUB

PD PD PD
PD
P/OS
P/OS
PUB
PUB
PUB
PUB
PUB

PUB PUB
PUB
GC
IL
R7
P/OS
R22
R14
UV125

MISSION GORGE RD

FANITA DR

PROSPECT AVE

MESA RD

MAST BLVD

CARLTON OAKS DR
PEB

BLE BEACH DR

HALBERNS
BLVD

LAKE CANYON RD
CARLTO
N

HILLS BLVD

FANITA PKY
29 30
15 R1
R-1A
R2
P/OS
R7
P/OS
P/OS
P/OS
R1

P/OS P/OS
R-1A
HL
P/OS
R7
R2
R7
R2
IG IL
R14
R2
R2
P/OS
HL
R7
R7
R2
R2
R2 R14
R2
R7
P/OS
GC
R7
GC
R2
IL
R7
GC OP
R7
R7
R7
R14
R2
R22 R14
R14
P/OS
GC GC R7 GC
R7
GC/R22
GC GC
R2
R7
NC
R2
R2
R2
PD
P/OS
R14
NC
TC
NC R14
NC NC
P/OS
P/OS
P/OS
R7
R7
R2 R2
R2
PUB
PUB
R2
R2
R14
OP
NC
R2
NC/R7
R2 R14
R2 R2
PUB

PD PD PD
PD
P/OS
P/OS
PUB
PUB
PUB
PUB
PUB

PUB PUB
PUB
GC
IL
R7
P/OS
R22
R14
UV125

MISSION GORGE RD

FANITA DR

PROSPECT AVE

MESA RD

MAST BLVD

CARLTON OAKS DR
PEB

BLE BEACH DR

HALBERNS
BLVD

LAKE CANYON RD
CARLTO
N

HILLS BLVD

FANITA PKY
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City of Santee Boundary
Discretionary Development Sites
Eligible By-Right Development Sites
General Plan Land Use
HL Hillside/Limited
R1 Low Density Residential
(1-2 dwelling units/gross acre)
R-1A Low Density Residential
(2-4 dwelling units/gross acre)
R2 Low-Medium Density Residential
(2-5 dwelling units/gross acre)
R7 Medium Density Residential
(7-14 dwelling units/gross acre)
R14 Medium-High Density Residential
(14-22 dwelling units/gross acre)
R22 High Density Residential
(22-30 dwelling units/gross acre)
TC Town Center
R-B Residential/Business
OP Office Professional
NC Neighborhood Commercial
NC/R7 Neighborhood Commercial/
Medium Density Residential
GC General Commercial
GC/R22 General Commercial/
High Density Residential
IL Light Industrial
IG General Industrial
PD Planned Development
P/OS Park/Open Space
PUB Public
UV67
UV52
UV52
UV67
UV125
FIGURE 4.9-2
Town Center Specific Plan
15 16B
16A 20A
20B
17 18
19 COMM
COMM
R14
R2
R22 R14
INST
R22
R30
P/OS
P/OS
COMM

CIVIC CENTER

FLOOD/OS

FLOOD/OS
R7
R22
INST

FLOOD/OS
COMM
COMM/
P/OS

OFFICE/
COMM

OFFICE/
COMM

WOODSIDE AVE

MISSION GORGE RD

MAST BLVD
N M
A
GNOLIA
AVE

CUYAMACA ST

HALBERNS
BLVD

CARLTON OAKS
DR
15 16B
16A 20A
20B
17 18
19 COMM
COMM
R14
R2
R22 R14
INST
R22
R30
P/OS
P/OS
COMM

CIVIC CENTER

FLOOD/OS

FLOOD/OS
R7
R22
INST

FLOOD/OS
COMM
COMM/
P/OS

OFFICE/
COMM

OFFICE/
COMM

WOODSIDE AVE

MISSION GORGE RD

MAST BLVD
N M
A
GNOLIA
AVE

CUYAMACA ST

HALBERNS
BLVD

CARLTON OAKS
DR
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City of Santee Boundary
Discretionary Development Sites
Eligible By-Right Development Sites
Arts & Entertainment District
Town Center Specific Plan
UV67
UV52
UV52
UV67
UV125
P
OS
COMM
FLOOD
INST
R2
Park
R7
R14
R22
R30
Open Space
Commercial
Floodway
Institutional
Residential 2-6 DU/AC
Residential 7-14 DU/AC
Residential 14-22 DU/AC
Residential 22-30 DU/AC
Residential 30+ DU/AC

4.0 Environmental Analysis 4.9 Land Use and Planning
City of Santee Housing Element Rezone Program Implementation PEIR

c. Office Professional Land Uses
Office professional development is located primarily south of Mission Gorge Road and along Cuyamaca Street.
d. Industrial Land Uses
Industrial development in the City is comprised of light industrial use concentrated in the southcentral area along Prospect Avenue, Magnolia Avenue, and Cuyamaca Street and north of Woodside Avenue along the San Diego River corridor.
e. Public/Semi-Public Land Uses
Public/semi-public land uses are composed of schools, public and private parks, and churches. The City’s developed park sites – Mast Park, Woodglen Vista Park, Big Rock Park, West Hills Park, Shadow Hill Park, Santee Mini Park, Weston Park, and the Town Center Community Park, together with Mission Trails Regional Park, Santee Lakes Regional Park and Campground, and the Carlton Oaks Golf Club, provide many areas for recreation. The City’s nine elementary and two high schools also provide recreational opportunities.

4.9.1.2 Existing Project Area Land Uses
Table 3-2 lists the existing land use designations and zoning for the Rezone Sites. All sites are proposed to be rezoned to allow residential uses (or increase allowable residential density), except the two Graves Avenue sites which will be rezoned for commercial use. Most of the Rezone Sites are currently zoned for residential uses, except for the following:
• Site 15: Existing Zone TC-C (Commercial)
• Site 16A: Existing Zone TC-C (Commercial)
• Site 16B: Existing Zone TC-C (Commercial)
• Site 20A: TC-O/I
• Site 20B: TC-O/I
• Site 25: Existing Zone IL (Light Industrial)
• Site 29: Existing Zone GC (General Commercial)
• Site 30: Existing Zone GC (General Commercial)
• Site 35: Existing Zone POS/IL (Park Open Space/Light Industrial) a. Town Center Specific Plan
Specific Plans provide specific land use designations and detailed development guidance for part of the City, including the Town Center Specific Plan (TCSP). The TCSP area encompasses 706 acres within the center of the City (see Figure 4.9-2), providing a central core consisting of conservation and development areas. The Town Center is bounded to the south by Mission Gorge Road, on the west by Mast Park and adjacent residential development, on the north by Mast Boulevard, and on the east by Magnolia Avenue. Property ownership within the TCSP includes private, City, and County lands. Originally adopted in 1986, the intent of the TCSP was to allow the City to comprehensively

4.0 Environmental Analysis 4.9 Land Use and Planning
City of Santee Housing Element Rezone Program Implementation PEIR

plan for the location of new uses within the context of a master plan (City of Santee 1986). The TCSP supplemented City zoning by establishing development standards particular to the planning area, which included environmental constraints related to the San Diego River which traverses the specific plan area. Overall, the 1986 TCSP enabled the development potential for 1,700-2,259 residential dwelling units, in addition to commercial, industrial, and open space (City of Santee 1986).

In 2006, the City adopted an amendment to the TCSP relating to 154.05 acres of the planning area for the purpose of developing an office park and mixed-uses. This area is owned by the County of San Diego; 15.23 acres of which is occupied by the Las Colinas facility. The Specific Plan Amendment allows the reconstruction of the Las Colinas facility, not to exceed 45 acres, with the remaining area available for future office/mixed-use development. The building area associated with the Specific Plan Amendment is calculated as follows:
• Commercial/Office: 17,000 square feet per acre
• Residential: 1,400 square feet per acre for mid-range density of 25 dwelling units per acre • Theater: 6,429 square feet per acre
• Mixed-use office: 37,500 square feet per acre
Rezone Sites 15, 16A, 16B, 17, 18, 19, 20A, and 20B are located within the TCSP and would be subject to the TCSP development design and standards. The Land Use Matrix, Table 2 of the TCSP, contains the recommended allowed uses for the various land use districts within the town center. Uses are either permitted or permitted subject to a conditional use permit. The TCSP Design Manual establishes design concepts and guidelines for development. The Design Manual provides both design concepts which guide the overall development of the Town Center and design standards that are to be applied in individual project developments. Specifically, residential areas within the TCSP are required to take into account the adjacent land use and provide appropriate buffers as well as open view (City of Santee 1986).

4.9.1.3 Surrounding Communities/ Land Uses
Land uses surrounding the City are varied. The City is bordered on the south by Gillespie Field, a general aviation airport, and the residential community of Fletcher Hills, both of which are within the City of El Cajon. To the southwest, is the City of San Carlos, a residential community, and Mission Trails Regional Park. To the west is the undeveloped East Elliott area of the City of San Diego and the Marine Corps Air Station (MCAS) Miramar. Also to the east is the primarily low-density residential unincorporated communities of Lakeside and Eucalyptus Hills and on the northeast by vacant land and active mining operations in Slaughterhouse Canyon. To the north, the City is bordered by vacant, privately-owned land in the County of San Diego as well as the County’s Sycamore Canyon Open Space Preserve.
a. Gillespie Field Airport
Gillespie Field Airport is located outside the City limits, within the adjacent City of El Cajon. It encompasses approximately 757 acres and is owned and operated by the County’s Department of Public Works. The airport has three runways and several helipads with two of the runways running parallel in an east–west alignment and one crosswind runway oriented in a north–south alignment.

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The Gillespie Field Airport Influence Area (AIA)/Safety Zones extends onto the southern portion of City. The Rezone Sites located within the Gillespie Field Safety Zones are shown on Figure 4.7-2. b. Marine Corps Air Station Miramar
Lands adjacent to the western boundary of the northern portion of the City are part of MCAS Miramar and are under the jurisdiction of the Department of the Navy. MCAS Miramar’s AIA encompasses the City. The Rezone Sites located within the MCAS Miramar Review Areas are shown on Figure 4.7-2.
c. City of San Diego
Lands adjacent to the western boundary of the City are within the East Elliott area of the City of San Diego. The area is primarily uninhabited and included in the Multiple Species Conservation Program (MSCP) Multiple Habitat Planning Area (MHPA) to be preserved as natural habitat. Outside of the MHPA boundaries, there are areas within the community plan designated for Low Density Residential development with 45 maximum single-family residential units. These areas are currently undeveloped.
d. Mission Trails Regional Park
The Mission Trails Regional Park is operated by the City of San Diego but is partially located within the City. The park includes over 5,800 acres with over 40 miles of biking, hiking, and equestrian trail; 191 acres of the park are located within the City. None of the Rezone Sites would encroach into the park area.

4.9.2 Regulatory Framework

4.9.2.1 State
a. State Housing Element Law
State Housing Element law requires cities to regularly update their housing elements to identify and analyze housing need; establish reasonable goals based on those needs; and set forth a comprehensive list of actions to achieve those goals. In the face of mounting housing costs and the lack of affordable housing throughout the state, the legislature has prioritized the provision of a decent home and suitable living environment to each Californian, with particular focus on housing affordable to low and very low-income households. As a result, state Housing Element law (Government Code Section 65583 et seq.) now requires all incorporated cities and unincorporated counties to regularly update their General Plan Housing Element to ensure each city and county in the state provides its fair share of housing at all economic levels. The City has completed its 6th Cycle Housing Element, which is expected to be approved by the State Department of Housing and Community Development this year.

It is further required that jurisdictions demonstrate in their Housing Element that the land inventory is adequately zoned to accommodate that jurisdiction’s share of the regional growth. In accordance

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with state law, a zoning density of 30 residential units per acre is deemed appropriate to accommodate housing for lower income households within suburban jurisdictions such as the City.

In accordance with state law, the City’s latest Housing Element includes Program 9 which creates a new R-30 zone throughout the City to allow a density range of 30 to 36 dwelling unit per acre (du/ac) (see Table 3-3).
b. Senate Bill 375 – Sustainable Communities and Climate Protection Act The Sustainable Communities and Climate Protection Act of 2008, also known as Senate Bill (SB) 375 (2008) requires the San Diego Association of Governments (SANDAG) to adopt a Sustainable Communities Strategy (SCS) or Alternative Planning Strategy (APS) to address greenhouse gas (GHG) reduction targets from cars and light-duty trucks in the context of its Regional Transportation Plan (RTP).

SB 375 requires the SCS to show how GHG reduction targets could be achieved; and recommended the integration of transportation and residential land use as one of the most impactful strategies for reducing GHG emissions from vehicles. Higher-density infill development located near transit that emphasizes proximity and connectivity to public transit, employment and service centers, walkable areas, and amenities, can reduce vehicle GHG emissions by reducing vehicle trip number and length (assuming travelers are using some other form of non-vehicle mobility). c. Senate Bill 743 – Environmental Quality
SB 743 (2013) created a process to change the way projects analyze transportation impacts pursuant to CEQA. Environmental review of transportation impacts typically focuses on the delay that vehicles experience at intersections and on roadway segments. That delay was previously measured using a metric known as “level of service,” or LOS. Under SB 743, the focus of transportation analysis shifts from driver delay to reduction of greenhouse gas emissions, creation of multimodal networks, and promotion of a mix of land uses. In response to SB 743, the CEQA Guidelines were amended to provide an alternative to LOS for evaluating transportation impacts. The alternative criteria promotes the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses (Governor’s Office of Planning and Research 2014).

4.9.2.2 Regional
a. SANDAG
SANDAG is the Council of Governments or Metropolitan Planning Organization (MPO) for the San Diego region. SANDAG is comprised of elected representatives of the 18 cities in San Diego County and the County itself, and serves as the forum for regional decision-making, regional housing needs assessment allocations, and long-term regional transportation planning, to meet future growth and community needs.

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Regional Housing Needs Assessment Allocation
Through the Regional Housing Needs Assessment (RHNA) planning process (see Section 3.1.1 for details of the assessment process), SANDAG distributes to the cities and county within its purview, their fair share of the total regional housing needed for each income category. As described in greater detail in Chapter 3.0 and Table 3-1, the City has been assigned a RHNA of 1,219 new units for the 6th Cycle 2021-2029 planning period; with 16.7 percent (203 units) allotted to extremely low income; another 16.7 percent (203 units) to very low income, 16.4 percent (200 units) to low income,

15.4 percent (188 units) to moderate income, and 34.9 percent (425 units) to above-moderate income categories.

As described in Section 3.1.2, and shown in Table 3-2, after subtracting units under construction or anticipated, the City’s remaining unmet need is 605 units, distributed over the extremely low and low categories.
b. San Diego Forward: The 2021 Regional Plan
San Diego Forward was adopted by the SANDAG Board of Directors on December 10, 2021. The 2021 Regional Plan focuses on forecasted growth in the region to the year 2050. One of the major goals of the 2021 Regional Plan is to develop an assessable transportation system guided by three primary goals: the efficient movement of people and goods; access to affordable, reliable, and safe mobility options; and healthier air and reduced GHG emissions. and the plan combines and updates the region’s two big picture planning documents: the Regional Comprehensive Plan (RCP) and the Regional Transportation Plan (RTP)/SCS. San Diego Forward is intended to provide a plan for future growth through the year 2050 based on principles of sustainability and smart growth. It is intended to result in more compact development patterns with greater emphasis on use of transit and less need to rely on private vehicle travel; it is to be updated every four years to monitor its progress.

The San Diego Forward plan contains the following required elements: Policy Element; Sustainable Communities Strategy; Financial Element; and Action Element.

Relevant objectives of San Diego Forward include the following:

Healthy and Complete Communities
• Create great places for everyone to live, work, and play. • Connect communities through a variety of transportation choices that promote healthy lifestyles, including walking and biking.
• Increase the supply and variety of housing types -- affordable for people of all ages and income levels in areas with frequent transit service and with access to a variety of services.

Sustainable Communities Strategy
Developed in accordance with SB 375 for the 2050 RTP and incorporated into the 2021 San Diego Forward plan as Chapter 2, the SCS identifies ways to achieve SANDAG’s regional share of statewide GHG reduction targets from cars and light-duty trucks. The targets for the SANDAG region call for a

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19 percent reduction in GHG emissions per capita from automobiles and light-duty trucks compared to 2005 levels by 2020, and a 13 percent reduction by 2035.

Similar to the GHG reduction strategies described previously for SB 743 and SB 375, the SCS focuses on: housing and job growth in the urbanized areas where there is existing and planned infrastructure; protection of sensitive habitat and open space; investment in a network that gives residents and workers transportation options; the promotion of equity for all; and the implementation of the plan through incentives and collaboration.

Figure 4.9-3 shows a portion of the Smart Growth Concept Map depicting the Smart Growth Opportunity Area locations within the City. These areas are identified as Town Center and Community Center and coincide with housing and employment density targets proposed by the City.

Specifically, Town Centers are defined as suburban downtowns which support low- and mid-rise residential, office, and commercial buildings. The TCSP area is generally served by corridor/regional transit lines and local services. Community Center areas defined as areas with housing within walking/biking distance of transit stations supporting low- to mid-rise residential, office, and commercial buildings. A Community Center draws people from nearby communities and neighborhoods and is generally served by local high-frequency transit (SANDAG 2016).

4.9.2.3 Local
a. Multiple Species Conservation Program
The MSCP is a comprehensive habitat conservation planning program that addresses multiple species habitat needs and the preservation of native vegetation communities for a 900-square-mile (582,243 acres) area in southwestern San Diego County. The MSCP includes 11 city jurisdictions, portions of the unincorporated County of San Diego, and several special districts. It is one of three subregional habitat planning efforts in San Diego County which contribute to the preservation of regional biodiversity through coordination with other habitat conservation planning efforts throughout southern California. The MSCP is intended to allow local jurisdictions, including the City, to maintain land use control and development flexibility by planning a regional preserve system that can meet future public and private project mitigation needs.

Local jurisdictions and special districts will implement their respective portions of the MSCP Plan through subarea plans, which will describe specific implementing mechanisms for the MSCP. The City’s Draft MSCP Subarea Plan, although not yet approved, is used by the City as the biological resource guidance document for projects occurring in the City. Figure 4.3-3 shows the City’s Draft MSCP Subarea Plan habitat designations. As shown therein, a majority of the most sensitive biological resources are located within the northern portion of the City, with other areas generally associated with the San Diego River and steeper hillsides.

M:\JOBS5\9705\env\graphics\Fig4.9-3.afdesign 01/19/22 bma Map Source: SANDAG
FIGURE 4.9-3
Smart Growth Concept Plan

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b. San Diego County Airport Land Use Compatibility Plans The San Diego County Regional Airport Authority (Authority) is committed to protecting the safety and welfare of the general public and the ability of airports to operate now and in the future. One of the Authority's responsibilities is to serve as the Airport Land Use Commission (ALUC) for the County.

The ALUC is responsible for adopting Airport Land Use Compatibility Plans (ALUCPs) for 16 public use and military airports in the County. ALUCPs provide guidance on appropriate land uses surrounding airports to protect the health and safety of people and property within the vicinity of an airport, as well as the public in general. ALUCPs focus on a defined area around each airport known as the AIA. The AIA is composed of noise, safety, airspace protection and overflight factors, in accordance with guidance from the California Airport Land Use Planning Handbook published by the California Department of Transportation, Division of Aeronautics. The City is in the vicinity of two airports: MCAS Miramar and Gillespie Field. The San Diego County ALUC has adopted ALUCPs for each airport. While future development would be subject to the land use compatibility policies and development criteria within AIAs, none of the proposed Rezone Program sites are located within an AIA.
c. General Plan
The General Plan serves as a long-term policy guide for physical, economic, and environmental growth. It is a statement of the community's vision for ultimate growth. State law requires that every city prepare and adopt a comprehensive long-range plan to serve as a guide for the development of the community. City actions, such as those relating to land use allocations, annexations, zoning, subdivision and design review, redevelopment and capital improvements must be consistent with the General Plan. The General Plan designates land use categories for the entire City. Each land use category is identified and defined within the General Plan and includes information on the general uses, development, intensity, siting, and compatibility uses (City of Santee 2003).

The current General Plan Elements were adopted by the City Council on August 27, 2003, except for the Mobility Element which was recently updated and adopted by City Council October 25, 2017.

Additionally, the Housing Element has been updated to reflect the 6th Cycle RHNA requirements.

Land Use Element
Figure 4.9-1 shows the land use designations in the adopted General Plan for the City. The Land Use Element is intended to be the guide to the ultimate pattern of development in the community. It specifies the location, type, and amount of housing, commercial services, industrial uses, parks and public facilities, and open space that would compose the City at buildout. Compatibility between adjacent land uses in the City is of primary importance to achieve a safe, livable and functional community and to ensure a high quality of life. To minimize conflicts, land uses must be located in a pattern that considers generic land use characteristics, limitations and requirements, such as traffic and access, noise, public services, siting and visual appearance, and public safety. The Land Use Element provides goals, objectives, and policies that guide City decision makers in directing future

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growth and development and regulates the types of land uses and land use intensities within the City (City of Santee 2003).

Housing Element
The Housing Element has been updated this year to reflect the City’s 6th Cycle period RHNA requirements. The Housing Element provides the City with a coordinated and comprehensive strategy for promoting the production of safe, decent, and affordable housing within the community.

The current action implements Program 9 of the Housing Element. d. Municipal Code
Title 13 - Zoning
The City Zoning Ordinance is consistent with the City’s General Plan and is the primary implementation tool for the Land Use Element. Zoning regulations for the City are adopted and established to serve the public health, safety, and general welfare and to protect the physical, social, and economic stability for residential, commercial, industrial, and other land uses in the City to ensure its orderly and beneficial development. The Zoning Ordinance and Map identify specific types of land uses, intensity of uses, and development performance standards applicable to specific areas and parcels of land within the City. The existing zone assigned to each of the proposed Rezone Program Sites is listed in Table 3-3.

4.9.3 Significance Determination Thresholds
Consistent with Appendix G of the CEQA Guidelines, impacts related to land use would be significant if the project would:
1) Threshold 1: Physically divide an established community. 2) Threshold 2: Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect.

4.9.4 Methodology
The land use analysis in this section evaluates the potential for the project to physically divide a community or to cause an inconsistency with applicable plans and policies or to introduce incompatible land uses relative to existing surrounding land uses, which could result in environmental impacts. The land use analysis relies upon land use and technical data developed by the City, and secondary source information including the adopted General Plan, TCSP, Municipal Code regulations, and data from SANDAG, SanGIS, and the U.S. Census Bureau.

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4.9.5 Issue 1: Physically Divide an Established Community Would the project physically divide an established community?

4.9.5.1 Impact Analysis
All Rezone Sites are in urbanized areas that are already served by existing infrastructure.

Implementation of the rezones would result in increased allowable residential density, or newly allowed residential density within all sites, except the Graves Avenue Sites (see Table 3-2). Although the additional density or change to residential use would increase the intensity of land uses at the sites, they would constitute infill development and would not divide an established community.

Additionally, the project would not include new major infrastructure that could physically divide an established community. Furthermore, development of the Rezone Sites within the TCSP would be required to adhere to all supplemental development regulations of those sites, as discussed in Section 4.9.1.2a to ensure they would be compatible with the existing community.

4.9.5.2 Significance of Impacts
None of the Housing Sites would require any new major infrastructure or improvements that could physically divide an established community. Therefore, the project would not physically divide an established community, and impacts would be less than significant.

4.9.5.3 Mitigation Framework
Impacts would be less than significant. No mitigation is required.

4.9.5.4 Significance After Mitigation
Impacts would be less than significant.

4.9.6 Issue 2: Conflicts with Plans and Policies
Would the project cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental impact?

4.9.6.1 Impact Analysis
The City’s 6th Cycle Housing Element included rezone programs required to meet the City’s RHNA requirements and comply with state housing mandates. As shown in Figure 4.9-3, the majority of the Rezone Sites would be located within the SANDAG existing/planned town center smart growth opportunity area. All of the Rezone Sites would require changes to existing zoning and/or General Plan land use designations and result in density increases throughout the City. As detailed in Chapter

3.0 and throughout this PEIR, future development at the Rezone Sites may occur either with a discretionary action, or with a ministerial approval for projects that meet certain criteria including providing at least 20 percent of the housing as affordable to lower income residents. Future

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discretionary development would require a subsequent site-specific environmental review that would consider each project’s consistency with all applicable plans, including the City’s General Plan.

Future by-right development would be required to adhere to the City’s proposed objective design standards, which include design guidelines and regulations to ensure consistency with City plans and policies. Both future ministerial and discretionary review would be subject to review for consistency with the City’s General Plan and Municipal Code regulations that serve to reduce or avoid environmental impacts. Table 4.9-1 provides a summary of applicable regulations, plans, and policies and a brief explanation of the projects’ consistency with each.

State Housing Element Law (California Government Code Section 65583 et seq.) Cities are required to update their Housing Elements every eight years. Cities are also required to demonstrate in their Housing Element that the land inventory is adequately zoned to accommodate that jurisdiction’s share of the regional growth. Consistent with State Housing Law, the City prepared its 6th Cycle Housing Element, adopted by City Council on July 14, 2021, which covers the planning period from April 15, 2021 to April 15, 2029 (8 years). The Housing Element identifies 34 sites throughout the City with the capacity to accommodate the City’s assigned growth/Regional Housing Needs Assessment (RHNA) minimum of 1,219 housing units. Housing Element Programs 9 and 10 commit the City to evaluate candidate sites and rezone as appropriate to achieve adequate housing capacity. The project implements Programs 9 and 10. Therefore, the project is consistent with State Housing Element Law and land inventory/regional growth requirements and no impact would occur.

San Diego Forward
The Regional Plan: San Diego Forward, adopted in 2021, further identified GHG reduction strategies through transportation and land use planning as follows: connect communities through multi-modal transportation choices; and increase a variety of housing options in proximity to existing and planned transit. Consistent with State Housing Law, the City prepared its 6th Cycle Housing Element, adopted by City Council on July 14, 2021, which covers the planning period from April 15, 2021 to April 15, 2029 (8 years). The Housing Element identifies 34 sites throughout the City with the capacity to accommodate the City’s assigned growth/Regional Housing Needs Assessment (RHNA) minimum of 1,219 housing units. Housing Element Programs 9 and 10 commit the City to evaluate candidate sites and rezone as appropriate to achieve adequate housing capacity. The project implements Programs 9 and 10. Therefore, the project is consistent with State Housing Element Law and land inventory/regional growth requirements and no impact would occur.

Multiple Species Conservation Program (MSCP)
The City’s Draft MSCP Subarea Plan is used by the City as a biological resource guidance document.

There are no Rezone Sites located within preserved land; however, a few sites are located adjacent to those 75 percent and 100 percent preserve areas as mapped in the City’s Draft Subarea Plan as detailed on Figure 4.3-3. areas. Future development which is adjacent to the preserve areas would be required to adhere to land use adjacency guidelines to ensure no impacts occur. Through compliance with the policies contained in the City’s Draft MSCP Subarea Plan as detailed in Section

4.3, the project would be consistent with the goals of the City’s Draft MSCP Subarea Plan and no impact would occur.

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General Plan, Land Use Element
The Land Use Element provides goals, objectives, and policies that guide City decision makers in directing future growth and development and regulates the types of land uses and land use intensities within the City. Specifically, Policy 2.2 encourage the development of higher density residential developments in areas close the multi-modal transit station and along major road corridors where transit and other convenience services are available. The Rezone Sites are located primarily within the center of the City in proximity to existing major roads and transit. Rezone Sites located within the TCSP provide greater opportunity for residential use of multi-modal and transit options. In addition, the project includes a General Plan amendment to redesignate land uses within the Rezone Sites and adjust residential densities consistent with proposed rezones. Future projects would be required to demonstrate compatibility with surrounding land uses as required by the Land Use Element. Therefore, through adherence to goals and policies, the project would be consistent with the General Plan Land Use Element and no impact would occur.

Municipal Code
The Zoning Ordinance implements the City’s General Plan by establishing site specific development use regulations and development standards. The project proposes Rezone actions to change the allowable density within the Rezone Sites. Future projects would be required to show compliance with all development standards associated with the zone. Additionally, the project includes the adoption of objective design and performance standards that would apply to sites that qualify for by-right development. Therefore, all future development would be required to be consistent with zoning use regulations and development standards and no impact would occur.

San Diego County Airport Land Use Compatibility Plans
Portions of the City are subject to regulation by the ACLUP for the Gillespie Field and MCAS Miramar airports. Future development within airport influence areas (AIAs) of Gillespie Field and MCAS Miramar would be subject to the land use compatibility policies and development criteria associated with each respective ALUCP. As detailed on Figure 4.7-2, several proposed Rezone Sites are located within an AIA and some proposed densities may exceed limits for the corresponding airport safety zone.

The City is responsible for submitting the Application for a Consistency Determination to the Authority. Airport staff would review and make recommendations to the ALUC as to the appropriate determination. The ALUC must act upon an application for a determination of consistency with an ALUCP within 60 days of the ALUC deeming such application complete. The City may override an ALUC determination of inconsistency by a two-thirds vote of the City Council if it can make certain findings and provide a 45-day notice of the same to the ALUC and the California Department of Transportation per Public Utilities Code Section 21676.5(a). Where possible conflict between the residential density provisions mandated by state law and Airport Safety Zones are identified with a specific land use proposal, the ALUCP density limitations shall apply unless overridden by the City Council. Since this process is not unique to the City, it does not constitute a distinct or unusual constraint.

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Therefore, it is possible that future development plans would not be entirely compatible with the ALUCPs. When development proposals do come forth, they would be required to complete consultation with the ALUC and depending on the ultimate density of the proposal, future development could be found incompatible with the ALUCP. Therefore, at this level of program review, a significant impact could occur with respect to consistency with ALUCPs.

Table 4.9-1
Project Consistency with Land Use Plans and Policies
Land Use Plans and Policies Project Consistency
State Regulations, Plans, and Policies
State Housing Element Law (California Government
Code Section 65583 et seq.): Cities are required to
update their Housing Elements every eight years.

Cities are also required to demonstrate in their
Housing Element that the land inventory is
adequately zoned to accommodate that
jurisdiction’s share of the regional growth.

Consistent with State Housing Law, the City
prepared its 6th Cycle Housing Element, adopted by
City Council on July 14, 2021, which covers the
planning period from April 15, 2021 to April 15, 2029
(8 years). The Housing Element identifies 34 sites
throughout the City with the capacity to
accommodate the City’s assigned growth/Regional
Housing Needs Assessment (RHNA) minimum of
1,219 housing units. Housing Element Programs 9
and 10 commit the City to evaluate candidate sites
and rezone as appropriate to achieve adequate
housing capacity. The project implements Programs
9 and 10. Therefore, the project is consistent with
State Housing Element Law and land
inventory/regional growth requirements.

Regional Regulations, Plans, and Policies
San Diego Forward: The Regional Plan: San Diego
Forward, adopted in 2021, further identified GHG
reduction strategies through transportation and
land use planning as follows:
• Connect communities through multi-modal
transportation choices;
• Increase a variety of housing options in
proximity to existing and planned transit;
Consistent with the Regional Transportation Plan/
Sustainable Communities Strategy (RTP/SCS), a
number of Rezone Sites are located in areas
identified as Smart Growth Opportunity Area on the
SANDAG Smart Growth Concept Map. Specifically,
the Rezone Sites within the Town Center Specific
Plan (TCSP) are served by local and regional transit
lines. The project provides opportunities for
increased density within these areas promoting
walkable neighborhoods and increased housing
within transit hubs. Therefore, the project is
consistent with the planning goals and polices of
the RTP.

Local Regulations, Plans, and Policies
Multiple Species Conservation Program (MSCP):

The City’s Draft MSCP Subarea Plan is used by the
City as a biological resource guidance document.

There are no Rezone Sites located within preserved
land; however, a few sites are located adjacent to
those 75 percent and 100 percent preserve areas as
mapped in the City’s Draft Subarea Plan as detailed
on Figure 4.3-3. Future development adjacent to
the preserve areas would be required to adhere to
land use adjacency guidelines to ensure no impacts
occur. Through compliance with the policies

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Table 4.9-1
Project Consistency with Land Use Plans and Policies
Land Use Plans and Policies Project Consistency
contained in the City’s Draft MSCP Subarea Plan as
detailed in Section 4.3, the project would be
consistent with the goals of the City’s Draft MSCP
Subarea Plan.

San Diego County Airport Land Use Compatibility
Plans: Portions of the City are subject to regulation
by the ACLUP for the Gillespie Field and MCAS
Miramar airports.

Future development within airport influence areas
(AIAs) of Gillespie Field and MCAS Miramar would
be subject to the land use compatibility policies and
development criteria associated with each
respective ALUCP. As detailed on Figure 4.7-2,
several proposed Rezone Sites are located within an
AIA and future development densities authorized
by the proposed rezones may exceed density limits
for the corresponding airport safety zone. Where
possible conflict between the residential density
provisions mandated by state law and Airport
Safety Zones are identified with a specific land use
proposal, the ALUCP density limitations apply
unless overridden by the City Council. Individual
projects would be forwarded to the ALUC for
review at the time of specific development
proposals. However, as the City Council could
override density limitations in the ALUCP, a
potential incompatibility with ALUCPs could result.

General Plan, Land Use Element: The Land Use
Element provides goals, objectives, and policies that
guide City decision makers in directing future
growth and development and regulates the types
of land uses and land use intensities within the City.

Specifically, Policy 2.2 encourage the development
of higher density residential developments in areas
close the multi-modal transit station and along
major road corridors where transit and other
convenience services are available.

The Rezone Sites are located primarily within the
center of the City in proximity to existing major
roads and transit. Rezone Sites located within the
TCSP provide greater opportunity for residential
use of multi-modal and transit options. In addition,
the project includes a General Plan amendment to
redesignate land uses within the Rezone Sites and
adjust residential densities consistent with proposed
rezones. Future projects would be required to
demonstrate compatibility with surrounding land
uses as required by the Land Use Element.

Therefore, through adherence to goals and policies,
the project would be consistent with the General
Plan Land Use Element.

Municipal Code:

Zoning Ordinance: The Zoning Ordinance
implements the City’s General Plan by establishing
site specific development use regulations and
development standards.

The project proposes Rezone actions to change the
allowable density within the Rezone Sites. Future
projects would be required to show compliance
with all development standards associated with the
zone. Additionally, the project includes the
adoption of objective design and performance
standards that would apply to sites that qualify for
by-right development. Therefore, all future

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Table 4.9-1
Project Consistency with Land Use Plans and Policies
Land Use Plans and Policies Project Consistency
development would be required to be consistent
with zoning use regulations and development
standards.

4.9.6.2 Significance of Impacts
Impacts associated with policy consistency for future development at the Rezone Sites would be less than significant, except with respect to compatible density. The potential for future development within the Rezone Sites to exceed the density limits for the corresponding airport safety zone is a significant impact (Impact LU-1).

4.9.6.3 Mitigation Framework
No feasible mitigation is available to reduce the potential conflict between the allowable density within the airport safety zones and the proposed Rezone Sites. Actual incompatibilities with the ALUCP for future development would be considered by City Council on a project-by-project basis as future development is proposed. While a significant impact is identified associated with ALCUP consistency due to inconsistencies in allowable densities, application of existing regulations and policies related to airport hazards and airport noise would be less than significant as discussed in Sections 4.7 and 4.10.

4.9.6.4 Significance After Mitigation
If determined not to be compatible, impacts would be significant and unavoidable.

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4.10 Noise
This section analyzes potential noise impacts associated with buildout of the future development that could occur under 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.

Specifically, this section addresses potential noise impacts related to compliance with applicable noise ordinance standards, generation of groundborne noise and vibration, temporary and permanent increases in ambient noise levels, and airport noise. Noise modeling data are contained in Appendix E of this Program Environmental Impact Report (PEIR). Impacts are assessed in accordance with standards established in the City’s General Plan Noise Element and the City’s Municipal Code.

4.10.1 Existing Conditions

4.10.1.1 Fundamentals of Noise and Vibration
a. Definition and Measurement of Noise
The unit of measurement used to describe a noise level is the decibel (dB). However, the human ear is not equally sensitive to all frequencies within the sound spectrum. Therefore, a method called “A-weighting” is used to filter noise frequencies that are not audible to the human ear. A-weighting approximates the frequency response of the average young ear when listening to most ordinary everyday sounds. When people make relative judgments of the loudness or annoyance of a sound, their judgments correlate well with the “A-weighted” levels of those sounds. Therefore, the Aweighted noise scale is used for measurements and standards involving the human perception of noise. In this analysis, all noise levels are A-weighted and “dB(A)” is understood to identify the A-weighted decibel.

Decibels are measured on a logarithmic scale that quantifies sound intensity in a manner similar to the Richter scale used for earthquake magnitudes. A 10 dB increase represents a 10-fold increase in sound intensity, a 20 dB change is a 100-fold difference, 30 dB is a 1,000-fold increase, etc. Thus, a doubling of the energy of a noise source, such as doubling of traffic volume, would increase the noise level by 3 dB; a halving of the energy would result in a 3 dB decrease.

Human perception of noise has no simple correlation with acoustical energy. The perception of noise is not linear in terms of dB(A) or in terms of acoustical energy. Two equivalent noise sources do not sound twice as loud as one source. It is widely accepted that the average healthy ear can barely perceive changes of 3 dB(A), increase or decrease; that a change of 5 dB(A) is readily perceptible; and that an increase (decrease) of 10 dB(A) sounds twice (half) as loud (California Department of Transportation [Caltrans] 2013a).

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Descriptors
The impact of noise is not a function of loudness alone. The time of day when noise occurs and the duration of the noise are also important. In addition, most noise that lasts for more than a few seconds is variable in its intensity. Consequently, a variety of noise descriptors has been developed.

The noise descriptors used for this analysis are the one-hour equivalent noise level (Leq) and the community noise equivalent level (CNEL), and the day-night equivalent level (Ldn). • The Leq is the level of a steady sound that, in a stated time period and at a stated location, has the same A-weighted sound energy as the time-varying sound. For example, Leq(1h) is the equivalent noise level over a 1-hour period and Leq(8h) is the equivalent noise level over an 8- hour period. Leq(1h) is a common metric for limiting nuisance noise whereas Leq(8h) is a common metric for evaluating construction noise.
• The CNEL is a 24-hour equivalent sound level. The CNEL calculation applies an additional 5 dB(A) penalty to noise occurring during evening hours, between 7:00 p.m. and 10:00 p.m., and an additional 10 dB(A) penalty is added to noise occurring during the night, between 10:00 p.m. and 7:00 a.m. These increases for certain times are intended to account for the added sensitivity of humans to noise during the evening and night. • The Ldn is also a 24-hour equivalent sound level that applies an additional 10 dB(A) to the sound levels occurring between 10:00 p.m. and 7:00 a.m. By definition, Ldn is always less than or equal to CNEL, and the two descriptors usually agree within one decibel. In the context of noise sources discussed in this analysis, Ldn and CNEL can be considered synonymous and functionally interchangeable.

Propagation
Sound from a small, localized source (approximating a “point” source) radiates uniformly outward as it travels away from the source in a spherical pattern, known as geometric spreading. The sound level decreases or drops off at a rate of 6 dB(A) for each doubling of the distance.

Traffic noise is not a single, stationary point source of sound. Over some time interval, the movement of vehicles makes the source of the sound appear to emanate from a line (line source) rather than a point. The drop-off rate for a line source is 3 dB(A) for each doubling of distance. b. Definition and Measurement of Vibration
Vibration consists of energy waves transmitted through solid material (Federal Transit Administration [FTA] 2006). Groundborne vibration propagates from the source through the ground to adjacent buildings by surface waves. Vibration may be composed of a single pulse, a series of pulses, or a continuous oscillatory motion. The frequency of a vibrating object describes how rapidly it is oscillating, measured in hertz (Hz). The normal frequency range of most groundborne vibration that can be felt generally starts from a low frequency of less than 1 Hz to a high of about 200 Hz (FTA 2006).

Vibration energy spreads out as it travels through the ground, causing the vibration amplitude to decrease with distance away from the source. Instantaneous groundborne vibration is measured by

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its peak particle velocity (PPV). The PPV is normally described in inches per second (inch/sec).

Excessive groundborne vibration has potential to result in structural damage.

Continued vibration of building components can also take the form of an audible low-frequency rumbling noise, which is referred to as groundborne noise. Groundborne noise is usually only a problem when the originating vibration spectrum is dominated by frequencies in the upper end of the range (60 to 200 Hertz), or when foundations or utilities, such as sewer and water pipes, connect the structure and the vibration source.
c. Noise-Sensitive Receivers
Noise-sensitive receivers are associated with land uses wherein indoor and/or outdoor human activities may be subject to stress and/or significant interference from noise. They include residential (single- and multi-family dwellings, mobile home parks, dormitories and similar uses); transient lodging (including hotels, motels and similar uses); hospitals, nursing homes, convalescent hospitals, and other facilities for long-term medical care; and public or private educational facilities, libraries, churches and other places of public gathering. In addition to buildings, exterior use areas may also be considered noise-sensitive receivers. Exterior use areas are areas where frequent human use for prolonged periods (at least an hour) may reasonably occur. Common examples of exterior use areas include residential backyards, multi-family communal areas, patios, picnic areas, recreation areas, playgrounds, active sports areas, and parks. Noise-sensitive receivers occur throughout the City. d. Vibration-Sensitive Uses
The FTA has identified the following three categories of vibration-sensitive uses:

Category 1 – High Sensitivity Uses:

Buildings where ambient vibration well below levels associated with human annoyance is essential for equipment or operations within the building. Typically uses covered in Category 1 include vibration-sensitive research and manufacturing facilities, hospitals, and university research operations.

Category 2 – Residential Uses:

Buildings where people sleep. Typical uses covered in Category 2 include residential, hotels, and hospitals.

Category 3 – Institutional Uses:

Buildings that do not have vibration-sensitive equipment, but still have the potential for activity interference. Typical uses covered in Category 3 include schools, churches, other institutions, and quiet offices.

Vibration-sensitive uses occur throughout the City. Residential uses are located adjacent to all Rezone Sites except for Sites 16A and 16B. Additionally, the Edgemoor Hospital is located south of Site 19. A detailed discussion of the land uses surrounding the Rezone Sites can be found in Chapter 2, Environmental Setting.

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4.10.1.2 Existing Noise
The City is subjected to variable levels of noise in terms of intensity and duration. The major sources of noise include traffic, aircraft from Gillespie Field and Marine Corps Air Station (MCAS) Miramar, commercial/industrial noise, and community activities. For the purpose of this discussion, noise levels refer to the combination of the ambient (background) noise and local noise sources. a. Measured Noise Levels
Ambient noise levels were measured at the lots which, as described in Chapter 3.0, Project Description, have the potential for future ministerial development and at the Graves Avenue Sites.

Noise measurements were not taken at the lots that are not eligible for by-right development since future noise studies would be required for those sites; however, as the City is urbanized and transportation patterns are largely established, the measured ambient noise levels are largely representative of the noise levels at all Rezone Sites. Ambient noise levels were measured at eight locations throughout the City on November 2 and 4, 2021 to provide a characterization of the variability of noise. Noise measurements were taken with Larson-Davis LxT Type 1 Integrating Sound Level Meters, serial numbers 3898 and 3899. Measurement locations are shown in Figure 4.10-1. A summary of the measurements is provided in Table 4.10-1. Based on these measurements, daytime noise levels in the project area range from 48 to 69 dB(A) Leq and are typical of an urban environment.

Table 4.10-1
Ambient Noise Measurements
I.D. Location Date/Time
Noise Level
[dB(A) Leq] Noise Sources
1 Site 15 – Near center of project
site
November 2, 2021
12:20 p.m. – 12:35 p.m. 55.2
Vehicle traffic on
Mission Gorge Road, fire
truck, aircraft
2 Site 16A – Southwestern
property boundary adjacent to
Town Center Parkway and
Riverview Parkway
November 2, 2021
1:02 p.m. – 1:17 p.m. 60.2
Vehicle traffic on Town
Center Parkway and
Riverview Parkway,
aircraft
3 Site 20B – Eastern property line,
50 feet west of Magnolia Avenue
November 2, 2021
1:34 p.m. – 1:49 p.m. 67.1
Vehicle traffic on
Magnolia Avenue,
aircraft
4 Site 18 – 50 feet west of
Cottonwood Avenue
November 2, 2021
10:42 a.m. – 10:57 a.m.

54.1 Aircraft, lawn mower,
vehicle traffic on
Cottonwood Avenue
5 Site 17 – Near center of project
site
November 2, 2021
11:05 a.m. – 11:20 a.m. 48.0 Aircraft
6 Site 24 – 50 feet south of Buena
Vista Avenue
November 4, 2021
11:19 a.m. – 11:34 a.m.

56.7 Vehicle traffic on Buena
Vista Avenue, aircraft
7 Site 24 – 50 feet north of
southern property boundary
November 4, 2021
1:37 p.m. – 1:52 p.m. 65.2 Vehicle traffic on SR-52, aircraft 8 Graves Avenue Sites – 50 feet
east of Graves Avenue
November 4, 2021
10:55 a.m. – 11:10 a.m. 68.8 Vehicle traffic on Graves Avenue, aircraft NOTE: SR-52 = State Route 52.

FIGURE 4.10-1
Noise Measurement Locations
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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

FANITA DR

MAST BLVD

PROSPECT AVE

EL NOPAL

MESA RD

CARLTON OAKS DR
N M
AGN

OLIA AVE
P

EBBLE BEACH
DR

HALBERNS
BLVD
LAKE C
C

ANYON RD
ARLTON

HILLS BLV
D
FANI
TA PKY
1 2
3 6
7 4
5 8
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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

FANITA DR

MAST BLVD

PROSPECT AVE

EL NOPAL

MESA RD

CARLTON OAKS DR
N M
AGN

OLIA AVE
P

EBBLE BEACH
DR

HALBERNS
BLVD
LAKE C
C

ANYON RD
ARLTON

HILLS BLV
D
FANI
TA PKY
1 2
3 6
7 4
5 8
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0 Miles 1 [
City of Santee Boundary
Discretionary Development Sites
Eligible By-Right Development Sites
Graves Avenue Rezone Sites
!( Noise Measurement Locations

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b. Existing Vehicle Traffic Noise
Major roads generating the greatest noise levels in the City are States Route 52 (SR-52), SR-125, SR-67, Mission Gorge Road, Magnolia Avenue, and Mast Boulevard. Additionally, numerous other roads within the City are also major sources of noise. The noise contour distances represent the predicted noise level for each roadway without the attenuating effects of noise barriers, structures, topography, or dense vegetation. As intervening structures, topography, and dense vegetation would affect noise exposure at a particular location, the noise contours should not be considered site-specific but are rather guides to determine when detailed acoustic analysis should be undertaken.

Figure 4.10-2 shows the existing vehicle traffic noise contours for the City. As shown, existing noise levels at areas located closest to the roadways exceed 60 CNEL. The local freeways are the dominant noise sources in the City. Noise contours from the freeways in many cases overlap with and encompass the noise contours from local roadways.
c. Aircraft Noise
Gillespie Field Airport is located outside the City limits, within the adjacent City of El Cajon. It encompasses approximately 757 acres and is owned and operated by the County’s Department of Public Works. The airport has three runways and several helipads with two of the runways running parallel in an east–west alignment and one crosswind runway oriented in a north–south alignment.

Gillespie Field aircraft noise contours are shown in Figure 4.10-3. As shown, no proposed Rezone Site falls within a 65 CNEL zone or higher. Sites 15, 24, 25, and the Graves Avenue sites are located within the 60 CNEL noise contour.

Lands adjacent to the western boundary of the northern portion of the City are part of MCAS Miramar and are under the jurisdiction of the Department of the Navy. MCAS Miramar aircraft noise contours are also shown in Figure 4.10-3. As shown, the noise contours are entirely outside of the City. There are no proposed Rezone Sites within the MSCA Miramar AIA/Noise Contours. d. Trolley Noise
The East County extension to the San Diego Trolley terminates in the Town Center area at the northwest corner of Mission Gorge Road and Cuyamaca Street. The trolley is not a significant noise generator due to its alignment which passes through a primarily commercial corridor on Cuyamaca Street. The proposed Rezone Sites are located at distances of 700 feet or more from the trolley alignment. Therefore, the Rezone Sites would not be impacted by trolley noise, and rail activity is not considered in this noise analysis.

FIGURE 4.10-2
Baseline 2020 Noise Contours
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

FANITA DR

MAST BLVD

PROSPECT AVE

EL NOPAL

MESA RD

CARLTON OAKS DR
N M
AGN

OLIA AVE
P

EBBLE BEACH
DR

HALBERNS
BLVD
LAKE C
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

FANITA DR

MAST BLVD

PROSPECT AVE

EL NOPAL

MESA RD

CARLTON OAKS DR
N M
AGN

OLIA AVE
P

EBBLE BEACH
DR

HALBERNS
BLVD
LAKE C
C

ANYON RD
ARLTON

HILLS BLV
D
FANI
TA PKY
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0 Miles 1 [
City of Santee Boundary
Discretionary Development Sites
Eligible By-Right Development Sites
Graves Avenue Rezone Sites
Baseline 2020 Noise Contours
60 CNEL
65 CNEL
70 CNEL
75 CNEL
FIGURE 4.10-3
Airport Noise Contours
24 29
30 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
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

FANITA DR

MAST BLVD

PROSPECT AVE

EL NOPAL

MESA RD

CARLTON OAKS DR
N MA

GNOLIA AVE
P

EBBLE BEACH
DR

HALBERNS
BLVD
LAKEC
C

ANYON RD
ARLTON

HILLS BLV
D

FANITA PKY
24 29
30 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
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

FANITA DR

MAST BLVD

PROSPECT AVE

EL NOPAL

MESA RD

CARLTON OAKS DR
N MA

GNOLIA AVE
P

EBBLE BEACH
DR

HALBERNS
BLVD
LAKEC
C

ANYON RD
ARLTON

HILLS BLV
D

FANITA PKY
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0 Miles 1 [
City of Santee Boundary
Discretionary Development Sites
Eligible By-Right Development Sites
Graves Avenue Rezone Sites
Airport Noise Contours
60 CNEL
65 CNEL
70 CNEL
75 CNEL

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4.10.2 Regulatory Framework

4.10.2.1 State
a. California Code of Regulations Title 24 Interior Noise Building Standards Interior noise levels for habitable rooms are regulated also by Title 24 of the California Code of Regulations (CCR) California Noise Insulation Standards. Title 24, Chapter 12, Section 1206.4, of the 2019 California Building Code requires that interior noise levels attributable to exterior sources not exceed 45 CNEL in any habitable room (CCR 2019). A habitable room is a room used for living, sleeping, eating, or cooking. Bathrooms, closets, hallways, utility spaces, and similar areas are not considered habitable rooms for this regulation (24 CCR, Chapter 12, Section 1206.4 2019).

4.10.2.2 Local
a. General Plan
The City’s General Plan includes various goals, objectives, and policies related to noise standards and protections against excessive noise exposure, including the following:

Noise Element
Objective 1.0. Control noise from sources adjacent to residential, institutional, and other noisesensitive receptors. • Policy 1.1: The City shall support a coordinated program to protect and improve the acoustical environment of the City including development review for new public and private development and code compliance for existing development. • Policy 1.2: The City shall utilize noise studies and noise contour maps when evaluating development proposals during the discretionary review process. • Policy 1.4: The City shall promote alternative sound attenuation measures rather than traditional wall barrier wherever feasible; these may include glass or polycarbonate walls, berms, landscaping, and the siting of noise-sensitive uses on a parcel away from the roadway or other noise source.
• Policy 1.5: The City shall review future projects with particular scrutiny regarding the reduction of unnecessary noise near noise-sensitive areas such as hospitals, schools, parks, etc.

Objective 2.0. Ensure that future developments will be constructed to minimize interior and exterior noise levels.
• Policy 2.1: The City shall adhere to planning guidelines and building codes which include noise control for the exterior and interior living space of all new residential developments within noise impacted areas.

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• Policy 2.2: The City should require new development to mitigate noise impacts to existing uses resulting from new development when: 1) such development adds traffic to existing City streets that necessitates the widening of the street; and 2) the additional traffic generated by new development causes the noise standard or significance thresholds to be exceeded. • Policy 2.3: The City should not require new development to mitigate noise impacts to existing uses when new development only adds traffic already anticipated by the City’s General Plan to an existing street but does not necessitate widening of that street.

The Noise Element also provides guidelines for determining acceptable and unacceptable community noise exposure limits for various land use categories (Table 4.10-2). Normally acceptable noise levels are defined as satisfactory, based on the assumption that any buildings involved are of normal conventional construction, without any special noise insulation requirements. Conditionally acceptable noise levels indicate that new construction or development should be undertaken only after a detailed analysis of the noise reduction requirements is made and needed noise insulation features have been included in the design. Conventional construction with closed windows and fresh air supply systems or air conditioning will normally suffice. The General Plan states that these compatibility guidelines are not prohibitive but should be used as a guide and a resource (City of Santee 2003).

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Table 4.10-2
Noise/Land Use Compatibility Guide
Community Noise Exposure (CNEL)
55 60 65 70 75 80
Residential – Low Density Single Family,
Duplex, Mobile Homes
Residential – Multiple Family
Transient Lodging – Motels, Hotels
Schools, Libraries, Churches, Hospitals,
Nursing Homes1
Auditoriums, Concert Halls,
Amphitheaters
Sports Arena, Outdoor Spectator
Sports
Playgrounds, Neighborhood Parks
Golf Courses, Riding Stables, Water
Recreation, Cemeteries
Office Buildings, Business Commercial
and Professional
Industrial, Manufacturing, Utilities,
Agriculture
1 Applies to noise sensitive areas which serve a significant function for the use which could be adversely affected by noise; such as, outside areas used primarily for instruction, meditation areas, rest and relaxation areas, and other areas where general peace and quiet are important.

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Table 4.10-2
Noise/Land Use Compatibility Guide
Normally Acceptable:

Specified land use is satisfactory, based upon the assumption that any buildings involved are of normal conventional construction, without any special noise insulation requirements.

Conditionally Acceptable:

New construction or development should be undertaken only after a detailed analysis of the noise reduction requirement is made and needed noise insulation features included in the design. Conventional construction, but with closed windows and fresh air supply systems or air conditioning will normally suffice.

Normally Unacceptable:

New construction or development should generally be discouraged. If new construction or development does proceed, a detailed analysis of the noise reduction requirements must be made and needed noise insulation features included in the design.

Clearly Unacceptable:

New construction or development should generally not be undertaken.

The Noise Element further states that when new development may result in the exposure of existing or future noise-sensitive uses to noise levels in excess of 65 dB(A) Ldn, an acoustical study will be required. If the acoustical study shows that the noise levels at any noise-sensitive area will exceed 65 dB(A) Ldn, the development should not be approved unless the following findings are made:

1. Modifications to the development have been, or will be made, which will reduce the exterior noise levels in noise-sensitive areas to 65 dB(A) Ldn or less, or

2. If, with current noise abatement technology, it is not feasible to reduce the exterior noise levels to 65 dB(A) Ldn or less, then modifications to the development have been, or will be made, which reduce the exterior noise level to the maximum extent feasible and the interior noise level to 45 dB(A) Ldn or less. Particular attention shall be given to noise-sensitive spaces such as bedrooms.

3. For rooms in noise-sensitive areas which are occupied only for a part of the day (schools, libraries, or similar), the interior 1-hour average sound level during occupation, due to noise outside, should not exceed 45 dB(A) Leq.

Further, noise impacts shall be considered significant if any of the following occur as a result of the project:

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1. If, as a direct result of the project, noise levels for any existing or planned development will exceed the noise levels considered compatible for that use as identified in Table 4.10-2.

2. If, as a direct result of the proposed development, noise levels which already exceed the levels considered compatible for that use are increased by 3 dB or more.

Section 8.0, Implementation, of the Noise Element lists the following measures that may be incorporated into a proposed project as mitigation measures. The following measures are not always required, and mitigation is not limited to this list:

1. The use of site design techniques, such as the provision of buffers to increase distances between the noise source and receiver, siting of buildings and parking areas, and the careful siting of noise-sensitive outdoor features to minimize noise impacts.

2. Provision of berms, landscaping, and other sound barriers, without the exclusive use of walls (e.g., a combination of a small wall and a berm in concert with the overall streetscape in the area could be appropriate).

3. Insulation of buildings against noise, including thicker-than-standard glazing and mechanical ventilation.

4. Improvement of traffic circulation to “smooth” flow by such measures as interconnecting traffic signals.

5. Consideration of the use of innovative construction technologies and materials in constructing or reconstructing streets .

6. Setting of time limits on certain noisy activities.

7. Purchasing of demonstrably quiet equipment for City use. b. Municipal Code
Title 5 - Health and Safety
Chapter 5.04 Noise Abatement and Control Ordinance
On-site generated noise is regulated by the City’s Municipal Code, Title 5 Health and Safety, Chapter 5.04 Noise Abatement and Control. The sections applicable to the project are as follows:

Section 5.04.040 General Noise Regulations
A. General Prohibitions. It is unlawful for any person to make, continue, or cause to be made or continued, within the limits of the City, any disturbing, excessive or offensive noise which causes discomfort or annoyance to reasonable persons of normal sensitivity residing in the area. The characteristics and conditions which should be considered in determining whether a violation of the provisions of this section exists, include, but are not limited to, the following:

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1. The level of the noise;

2. Whether the nature of the noise is usual or unusual;

3. Whether the origin of the noise is natural or unnatural;

4. The level of the background noise;

5. The proximity of the noise to sleeping facilities;

6. The nature and zoning of the area within which the noise emanates;

7. The density of the inhabitation of the area within which the noise emanates;

8. The time of day or night the noise occurs;

9. The duration of the noise;

10. Whether the noise is recurrent, intermittent, or constant; and

11. Whether the noise is produced by a commercial or noncommercial activity.

B. Disturbing, Excessive or Offensive Noises. The following acts, among others, are declared to be disturbing, excessive and offensive noises in violation of this section:

1. Heating and Air Conditioning Equipment and Generators. a. It is unlawful for any person to operate or allow the operation of any generator, air conditioning, refrigeration or heating equipment in such manner as to create a noise disturbance on the premises of any other occupied property, or if a condominium, apartment house, duplex, or attached business, within any adjoining unit.
b. All generators, heating, air conditioning, or refrigeration equipment are subject to the setback and screening requirements in this code.

Section 5.04.070 Motorized Equipment
It is unlawful to operate any lawn mower, backpack blower, lawn edger, leaf blower, riding tractor, or any other machinery, equipment, or other device, or any hand tool which creates a loud, raucous or impulsive sound, within or adjacent to any residential zone between the hours of 10:00 p.m. and 7:00 a.m. of the following day.

Section 5.04.130 Loading and Unloading Operations
A. It is unlawful for any person to engage in loading, unloading, opening, idling of trucks, closing or other handling of boxes, crates, containers, building materials, garbage cans, dumpsters or similar objects between the hours of 10:00 p.m. and 7:00 a.m. in such a manner as to cause a noise disturbance within or adjacent to a residential district.

Section 5.04.160 Limitations on sources of noise not otherwise addressed:

A. Between 10:00 p.m. and 7:00 a.m., it is unlawful for any person to generate any noise on the public way that is louder than average conversational level at a distance of 50 feet or more, vertically or horizontally, from the source.

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B. Between 10:00 p.m. and 7:00 a.m., no person is permitted to generate any noise on any private open space that is louder than average conversational level at a distance of 50 feet or more, measured from the property line of the property from which the noise is being generated.

The Noise Abatement and Control Ordinance establishes the City’s noise regulation, generally prohibits nuisance noise and states that it is unlawful for any person to make, continue, or cause to be made or continued within the City limits any disturbing, excessive, or offensive noise that causes discomfort or annoyance to reasonable persons of normal sensitivity residing in the area (Municipal Code Section 5.04.040(A)).

Municipal Code Section 5.04.090, which specifically pertains to construction equipment, makes operation of any construction equipment outside the hours of 7:00 a.m. through 7:00 p.m., Monday through Saturday, except holidays, unlawful unless the operation is expressly approved by the Director of Development Services. Construction equipment with a manufacturer’s noise rating of 85 dBA Lmax or greater may only operate at a specific location for 10 consecutive workdays. If work involving such equipment would involve more than 10 consecutive workdays, a notice must be provided to all property owners and residents within 300 feet of the site no later than 10 days before the start of construction. The notice must be approved by the City and describe the proposed project and the expected duration of work and provide a point of contact to resolve noise complaints.

Title 13 - Zoning
Chapter 13.30 General Development and Performance Standards The intent of this section is to protect properties in all districts and the health and safety of persons from environmental nuisances and hazards and to provide a pleasing environment in keeping with the nature of the district character. Section 13.30.030 applies to operation of land uses and states that no operation or activity is permitted which will create vibration noticeable without instruments at the perimeter of the subject property.

4.10.3 Significance Determination Thresholds
Consistent with Appendix G of the CEQA Guidelines, impacts related to noise would be significant if the project would:
1) Threshold 1: Generate a substantial temporary or permanent increase in ambient noise levels in the vicinity of the proposed project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies. 2) Threshold 2: Generate of excessive groundborne vibration of groundborne noise levels. 3) Threshold 3: For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, expose people residing or working in the project area to excessive noise levels.

4.0 Environmental Analysis 4.10 Noise
City of Santee Housing Element Rezone Program Implementation PEIR

4.10.4 Methodology
The project does not propose the construction of new housing or other development; rather it provides capacity for future development consistent with the Regional Housing Needs Assessment (RHNA). Thus, while the project does not propose specific development, this analysis assesses the noise impacts from future development at the Rezone Site. A dual analysis is provided to address the following: (1) a programmatic approach to future development within those Rezone Sites that would be developed under the City’s discretionary permit process and therefore subject to subsequent environmental review; and (2) a parcel-specific approach to future development within those sites that would be, or have the potential, to be developed ministerially under the Housing Element.

Future development at the Rezone Sites would generate noise from a variety of sources including transportation (i.e., vehicle traffic), stationary noise, construction noise, and vibration. Methods used to assess noise from each of these sources are discussed below.

4.10.4.1 Traffic Noise
a. Land Use Compatibility with Traffic Noise
Traffic noise occurs adjacent to every roadway and is directly related to the traffic volume, speed, and mix of vehicles. Noise levels were modeled for approximately 400 circulation element roadway segments in the City and vicinity. Existing (year 2020) and future (year 2050) traffic volumes, speeds, and truck percentages for each roadway segment in the City were obtained from the traffic engineer (CR Associates 2021) and the San Diego Association of Governments (SANDAG). The Federal Highway Administration (FHWA) Traffic Noise Model algorithms were used to calculate distances to noise contours for each roadway. The FHWA model takes into account traffic mix, speed, and volume; roadway gradient; relative distances between sources, barriers, and sensitive receptors; and shielding provided by intervening terrain or structures.

The analysis of the noise environment considered that the topography was flat with no intervening terrain between sensitive land uses and roadways. Because modeled predicted noise levels do not account for obstructions, they are higher than those which would actually occur. In actuality, buildings and other obstructions along the roadways would shield distant receivers from the traffic noise. The future noise contour distances were used to develop City-wide noise contour mapping in order to determine land use compatibility. Existing and future vehicle traffic noise contour distances calculations are provided in Appendix E.
b. Ambient Noise Increases from Project-Generated Traffic The project does not propose the construction of new housing or other development; rather it provides capacity for future development consistent with proposed rezones. Future development at the Rezone Sites would increase traffic volumes on local roadways. Noise level increases would be greatest nearest the Rezone Sites, where the greatest concentration of project-related traffic would occur, and would diminish at greater distances from these areas. Traffic noise is primarily a function of volume, vehicle mix, speed, and proximity. For purposes of this analysis, the vehicle mix, speed,

4.0 Environmental Analysis 4.10 Noise
City of Santee Housing Element Rezone Program Implementation PEIR

and proximity are assumed to remain constant in the future. Thus, the primary factor affecting noise levels would be increased traffic volumes, which correlate directly with sound energy. As decibels are measures in a logarithmic scale, a doubling of the sound energy, such as doubling of traffic volume, would increase the noise level by 3 dB(A).

Freeway noise levels were modeled at 100 feet from the freeway centerline, and other roadway noise levels were modeled at 50 feet from the roadway centerline. Existing and future noise levels at 100 feet from freeways and 50 feet from roadways were used to determine the increase in ambient noise levels due to buildout of the project. Existing and future vehicle traffic noise calculations are provided in Appendix E.

4.10.4.2 Stationary Noise
Stationary sources of noise include activities associated with a given land use. The City includes multiple land uses, including residential, commercial, industrial, and mixed-use land uses. Various land uses contain on-site stationary noise sources, including rooftop heating, ventilation, and air conditioning (HVAC) equipment; mechanical equipment; emergency electrical generators; parking lot activities; loading dock operations; and recreation activities. Stationary noise is considered a “point source” and attenuates over distance at a rate of 6 dB(A) for each doubling of distance. The exact location and nature of future stationary noise sources is not known at this time, and therefore cannot be calculated in this analysis. Impacts were assessed in this analysis by identifying potential types of stationary sources and locations of mixed-use land use interfaces and identifying applicable regulations and a mitigation framework for addressing impacts.

4.10.4.3 Construction Noise
Construction noise has the potential to result in temporary ambient noise increase due to construction activities. Construction noise is generated by diesel-powered construction equipment used for site preparation and grading, removal of existing structures and pavement, loading, unloading, and placing materials and paving. Diesel engine-driven trucks also bring materials to the site and remove the spoils from excavation. Table 4.10-3 summarizes typical construction equipment noise levels.

Construction equipment would generate maximum noise levels between 70 and 95 dB(A) Lmax at 50 feet from the source when in operation. During excavation, grading, and paving operations, equipment moves to different locations and goes through varying load cycles, and there are breaks for the operators and for non­equipment tasks, such as measurement. Average construction noise levels were calculated for the simultaneous operation of three common pieces of construction equipment: backhoe, excavator, and loader. The usage factors were applied to the maximum noise level at 50 feet for each piece of equipment, and then noise levels were added logarithmically. Hourly average noise levels would be approximately 83 dB(A) Leq at 50 feet from the center of construction activity when assessing three pieces of common construction equipment working simultaneously.

Noise levels would vary depending on the nature of the construction including the duration of specific activities, nature of the equipment involved, location of the particular receiver, and nature of intervening barriers.

4.0 Environmental Analysis 4.10 Noise
City of Santee Housing Element Rezone Program Implementation PEIR

Table 4.10-3
Typical Construction Equipment Noise Levels
Equipment
Noise Level at 50 Feet
[dB(A) Leq]
Typical Duty
Cycle
Auger Drill Rig 85 20%
Backhoe 80 40%
Blasting 94 1%
Chain Saw 85 20%
Clam Shovel 93 20%
Compactor (ground) 80 20%
Compressor (air) 80 40%
Concrete Mixer Truck 85 40%
Concrete Pump 82 20%
Concrete Saw 90 20%
Crane (mobile or stationary) 85 20%
Dozer 85 40%
Dump Truck 84 40%
Excavator 85 40%
Front End Loader 80 40%
Generator (25 kilovolt ampts or less) 70 50%
Generator (more than 25 kilovolt amps) 82 50%
Grader 85 40%
Hydra Break Ram 90 10%
Impact Pile Driver (diesel or drop) 95 20%
In situ Soil Sampling Rig 84 20%
Jackhammer 85 20%
Mounted Impact Hammer (hoe ram) 90 20%
Paver 85 50%
Pneumatic Tools 85 50%
Pumps 77 50%
Rock Drill 85 20%
Roller 74 40%
Scraper 85 40%
Tractor 84 40%
Vacuum Excavator (vac-truck) 85 40%
Vibratory Concrete Mixer 80 20%
Vibratory Pile Driver 95 20%
SOURCE: FHWA 2006.
dB(A) = A-weighted decibels.

Leq = one-hour equivalent noise level.

For the sites that would have the potential to be developed ministerially, parcel-specific construction noise level contours were developed using SoundPlan Essential, version 4.1 (Navcon Engineering 2018). SoundPLAN calculates noise propagation based on the International Organization for Standardization method (ISO 9613-2 – Acoustics, Attenuation of Sound during Propagation Outdoors). The model calculates noise levels at selected receiver locations using input parameter estimates such as total noise generated by each noise source; distances between sources, barriers, and receivers; and shielding provided by intervening terrain, barriers, and structures. The model outputs can be developed as noise level contour maps or noise levels at specific receivers. In all cases, receivers were modeled at 5 feet above ground elevation, which represents the average height

4.0 Environmental Analysis 4.10 Noise
City of Santee Housing Element Rezone Program Implementation PEIR