Santee City Council
October 12, 2022

Draft Program Environmental Impact
Report (DPEIR) for the
City of Santee Housing Element Rezone
Program Implementation
SCH #2021100263
June 17, 2022
City of Santee Development Services | 10601 Magnolia Avenue, Santee, CA 92071 | (619) 458-4100 Draft
City of Santee Housing Element
Rezone Program Implementation PEIR
SCH #2021100263

Prepared for
City of Santee
Development Services Department
10601 Magnolia Avenue
Santee, CA 92071
Prepared by
RECON Environmental, Inc.
3111 Camino del Rio North, Suite 600
San Diego, CA 92108
P 619.308.9333
RECON Number 9705
June 17, 2022
Table of Contents
City of Santee Housing Element Rezone Program Implementation PEIR i

TABLE OF CONTENTS
List of Abbreviated Terms ........................................................................................................................ vii Executive Summary ............................................................................................................................... S-1

1.0 Introduction ............................................................................................................................... 1-1

1.1 PEIR Purpose and Intended Uses............................................................................................... 1-1

1.2 PEIR Type, Scope and Organization, and Content............................................................... 1-2

1.3 PEIR Intended Use and Review Process................................................................................... 1-5

2.0 Environmental Setting .............................................................................................................2-1

2.1 Regional Setting .............................................................................................................................. 2-1

2.2 Project Location............................................................................................................................... 2-1

2.3 Transportation and Access........................................................................................................... 2-1

2.4 Existing Land Use ............................................................................................................................ 2-1

2.5 Rezone Sites..................................................................................................................................... 2-2

3.0 Project Description ...................................................................................................................3-1

3.1 Project Background and History ................................................................................................ 3-1

3.2 Project Objectives .......................................................................................................................... 3-3

3.3 Project Description ........................................................................................................................ 3-4

3.4 Rezones Sites.................................................................................................................................. 3-11

3.4 Associated Discretionary Actions............................................................................................ 3-12

4.0 Environmental Analysis ........................................................................................................... 4-1

4.1 Aesthetics........................................................................................................................................ 4.1-1

4.2 Air Quality...................................................................................................................................... 4.2-1

4.3 Biological Resources................................................................................................................... 4.3-1

4.4 Cultural Resources and Tribal Cultural Resources............................................................ 4.4-1

4.5 Geology/Soils ............................................................................................................................... 4.5-1

4.6 Greenhouse Gas Emissions ...................................................................................................... 4.6-1

4.7 Hazards and Hazardous Materials ....................................................................................... 4.7-1

4.8 Hydrology and Water Quality................................................................................................. 4.8-1

4.9 Land Use and Planning ............................................................................................................. 4.9-1

4.10 Noise ............................................................................................................................................. 4.10-1

4.11 Population and Housing.......................................................................................................... 4.11-1

4.12 Public Services and Recreation............................................................................................. 4.12-1

4.13 Transportation............................................................................................................................ 4.13-1

4.14 Utilities and Service Systems ................................................................................................. 4.14-1

4.15 Wildfire ......................................................................................................................................... 4.15-1 Table of Contents
City of Santee Housing Element Rezone Program Implementation PEIR ii

5.0 Significant Unavoidable Environmental Effects/
Significant Irreversible Environmental Changes/Energy Conservation ........................5-1

5.1 Significant Environmental Effects Which Cannot Be Avoided if the Project Is Implemented................................................................................................................. 5-1

5.2 Significant Irreversible Environmental Changes Which Would Result if the Project Is Implemented...................................................................................................... 5-1

6.0 Growth Inducement .................................................................................................................6-1

6.1 Population and Housing Growth ............................................................................................... 6-1

6.2 Removal of an Impediment to Growth................................................................................... 6-2

6.3 Foster Economic or Employment Growth.............................................................................. 6-2

6.4 Conclusion........................................................................................................................................ 6-2

7.0 Cumulative Impacts .................................................................................................................. 7-1

7.1 Cumulative Analysis Setting and Methodology...................................................................... 7-1

7.2 Cumulative Effect Analysis .......................................................................................................... 7-3

8.0: Effects Found Not to be Significant .....................................................................................8-1

8.1 Agricultural and Forestry Resources ......................................................................................... 8-1

8.2 Energy................................................................................................................................................ 8-2

8.3 Mineral Resources ........................................................................................................................ 8-5

9.0 Project Alternatives ................................................................................................................. 9-1

9.1 Selection of Alternatives ............................................................................................................... 9-1

9.2 Project Alternatives........................................................................................................................ 9-2

9.3 Environmentally Superior Alternative.................................................................................... 9-16

10.0 References Cited ..................................................................................................................... 10-1

11.0 Individuals and Agencies Consulted .................................................................................. 11-1

12.0 Certification Page ................................................................................................................... 12-1

13.0 Mitigation Monitoring and Reporting Program ............................................................. 13-1

FIGURES
2-1: Regional Location.................................................................................................................................. 2-5 2-2: Location of City on USGS Map.......................................................................................................... 2-6 2-3: Project Location on Aerial Photograph.......................................................................................... 2-7 2-4a-c: Existing Zone Districts .......................................................................................................................... 2-8 2-5: Aerial Photo of Rezone Sites 1 through 10................................................................................... 2-11 2-6: Aerial Photo of Rezone Sites 11 and 12......................................................................................... 2-12 2-7: Aerial Photo of Rezone Site 15........................................................................................................ 2-13 2-8: Aerial Photo of Rezone Sites 16A and 16B .................................................................................. 2-14 2-9: Aerial Photo of Rezone Sites 17 and 18 ....................................................................................... 2-15 Table of Contents
City of Santee Housing Element Rezone Program Implementation PEIR iii
FIGURES (cont.)
2-10: Aerial Photo of Rezone Site 19........................................................................................................ 2-16 2-11: Aerial Photo of Rezone Sites 20A and 20B................................................................................. 2-17 2-12: Aerial Photo of Rezone Site 24....................................................................................................... 2-18 2-13: Aerial Photo of Rezone Site 25 ....................................................................................................... 2-19 2-14: Aerial Photo of Rezone Sites 29 and 30...................................................................................... 2-20 2-15: Aerial Photo of Rezone Site 35 ....................................................................................................... 2-21 2-16: Aerial Photo of Graves Avenue Sites............................................................................................ 2-22 3-1a-c: Proposed Rezone Parcels ................................................................................................................... 3-5 3-2a-c: Proposed Zoning................................................................................................................................... 3-8

4.1-1: Landform and Topography ............................................................................................................. 4.1-3

4.1-2: Scenic Roads and Highways ...........................................................................................................4.1-4

4.3-1: Existing Vegetation Communities and Land Cover Types ................................................... 4.3-2

4.3-2: Potential Jurisdictional Wetlands and Waters.......................................................................... 4.3-9

4.3-3: Draft Santee Subarea Plan Designations ..................................................................................4.3-15

4.4-1: Archaeological Resource Sensitivity Map.................................................................................. 4.4-5

4.5-1: Soil Types ............................................................................................................................................. 4.5-2

4.5-2: Geologic Formations ........................................................................................................................ 4.5-4

4.5-3: Landslide and Liquefaction Potential.......................................................................................... 4.5-5

4.7-1: Hazardous Materials Sites............................................................................................................... 4.7-3

4.7-2: Airport Compatibility Zones........................................................................................................... 4.7-5

4.7-3: Very High Fire Hazard Severity Zone...........................................................................................4.7-7

4.7-4: Wildland Urban Interface Areas.................................................................................................... 4.7-8

4.8-1: Waterways and Drainage Basins .................................................................................................. 4.8-2

4.8-2: FEMA Floodplains/Floodways........................................................................................................ 4.8-4

4.8-3: Dam Inundation ................................................................................................................................. 4.8-7

4.9-1a-c: General Plan Land Use Map........................................................................................................... 4.9-2

4.9-2: Town Center Specific Plan.............................................................................................................. 4.9-5

4.9-3: Smart Growth Concept Plan .........................................................................................................4.9-12

4.10-1: Noise Measurement Locations.....................................................................................................4.10-5

4.10-2: Baseline 2020 Noise Contours .....................................................................................................4.10-7

4.10-3: Airport Noise Contours...................................................................................................................4.10-8

4.10-4: Future Vehicle Traffic Noise Contours.................................................................................... 4.10-22

4.10-5.1: Future Vehicle Traffic Noise Contours – Sites 1 through 10............................................. 4.10-23

4.10-5.2: Future Vehicle Traffic Noise Contours – Sites 11 and 12 ................................................... 4.10-24

4.10-5.3: Future Vehicle Traffic Noise Contours – Site 15................................................................... 4.10-26

4.10-5.4: Future Vehicle Traffic Noise Contours – Sites 16A and 16B............................................. 4.10-27

4.10-5.5: Future Vehicle Traffic Noise Contours – Sites 17, 18, and 19 ........................................... 4.10-28

4.10-5.6: Future Vehicle Traffic Noise Contours – Sites 20A and 20B............................................ 4.10-30

4.10-5.7: Future Vehicle Traffic Noise Contours – Site 24.................................................................. 4.10-32

4.10-5.8: Future Vehicle Traffic Noise Contours – Site 25.................................................................. 4.10-33

4.10-5.9: Future Vehicle Traffic Noise Contours – Sites 29 and 30 ................................................. 4.10-34

4.10-5.10: Future Vehicle Traffic Noise Contours – Site 35.................................................................. 4.10-36 Table of Contents
City of Santee Housing Element Rezone Program Implementation PEIR iv
FIGURES (cont.)

4.10-6.1: Construction Noise Contours – Site 15................................................................................... 4.10-38

4.10-6.2: Construction Noise Contours – Sites 16A and 20B............................................................. 4.10-39

4.10-6.3: Construction Noise Contours –Sites 17, 18 and 19.............................................................. 4.10-40

4.10-6.4: Construction Noise Contours – Site 30...................................................................................4.10-41

4.10-6.5: Construction Noise Contours – Site 35.................................................................................. 4.10-42

4.10-6.6: Construction Noise Contours – Graves Avenue Sites........................................................ 4.10-43

4.12-1: City of Santee Fire Protection Services......................................................................................4.12-2

4.12-2: City of Santee Police Protection Services .................................................................................4.12-4

4.12-3: City of Santee Schools ....................................................................................................................4.12-6

4.12-4: City of Santee Library Services .....................................................................................................4.12-7

4.12-5: City of Santee Parks and Recreational Facilities .....................................................................4.12-9

4.13-1: City of Santee Public Transit Facilities........................................................................................4.13-3

4.13-2: City of Santee Planned Bicycle Network...................................................................................4.13-9

4.13-3: Planned Sidewalk Infill Projects..................................................................................................4.13-10

4.13-4: Planned Trail Accessibility Enhancements...............................................................................4.13-11 TABLES
S-1: Summary of Environmental Impacts ............................................................................................... S-5 2-1: Site Acreage ............................................................................................................................................ 2-2 3-1: Housing Needs for 2021–2029.......................................................................................................... 3-2 3-2: Proposed Rezones and Eligibility for By-Right Development............................................... 3-12

4.2-1: Air Quality Measurements—El Cajon Monitoring Station ................................................... 4.2-5

4.2-2: Ambient Air Quality Standards ..................................................................................................... 4.2-7

4.2-3: Air Quality Impact Screening Levels...........................................................................................4.2-12

4.2-4: Total Operational Emissions..........................................................................................................4.2-16

4.2-5: Maximum Daily Construction Emissions ...................................................................................4.2-18

4.2-6: Summary of Project-Level Operational Emissions................................................................4.2-20

4.2-7: Recommended Siting Distances for New Sensitive Land Uses ........................................4.2-25

4.3-1: Rezone Sites Identified as Containing or with Potential to Contain Sensitive Vegetation Communities ...................................................................................... 4.3-5

4.3-2: Rezone Sites Identified as Containing or with Potential to Contain Jurisdictional Wetlands or Waters .......................................................................................4.3-10

4.3-3: Potential Impacts to Sensitive Species.......................................................................................4.3-18

4.5-1: Faults in the Vicinity of the City .................................................................................................... 4.5-3

4.6-1: Global Warming Potentials and Atmospheric Lifetimes ........................................................4.6-1

4.6-2: California GHG Emissions By Sector............................................................................................ 4.6-4

4.6-3: City of Santee Baseline GHG Emissions .................................................................................... 4.6-5

4.6-4: San Diego Gas & Electric Intensity Factors...............................................................................4.6-14

4.6-5: Rezone Program GHG Emissions ................................................................................................4.6-16

4.6-6: Rezone Sites GHG Emissions ........................................................................................................4.6-17

4.6-7: Sustainable Santee Plan Community GHG Reduction Measures.....................................4.6-25 Table of Contents
City of Santee Housing Element Rezone Program Implementation PEIR v
TABLES (cont.)

4.9-1: Project Consistency with Land Use Plans and Policies .........................................................4.9-18

4.10-1: Ambient Noise Measurements.....................................................................................................4.10-4

4.10-2: Noise/Land Use Compatibility Guide........................................................................................4.10-11

4.10-3: Typical Construction Equipment Noise Levels......................................................................4.10-18

4.10-4: Vibration Levels for Construction Equipment.......................................................................4.10-19

4.10-5: Significant Traffic Noise Increases Along Study Roadway Segments........................... 4.10-20

4.11-1: Regional and Local Population Growth...................................................................................... 4.11-1

4.11-2: Regional and Local Housing......................................................................................................... 4.11-2

4.12-1: Existing Parks and Recreational Facilities in the City of Santee.......................................4.12-10

4.13-1: Rezone Sites Distance to Transit ................................................................................................. 4.13-2

4.13-2: VMT Efficiency Metrics for Base Year (2016) and with the Project................................. 4.13-16

4.14-1: Retail: Demand for Potable and Non-Potable Water – Actual.......................................... 4.14-1

4.14-2: Retail: Demand for Potable and Non-Potable Water – Projected ...................................4.14-2

4.14-3: Retail: Water Supplies – Actual ................................................................................................... 4.14-4

4.14-4: Retail: Water Supplies – Projected............................................................................................. 4.14-4

4.14-5: Recycled Water Use in the PDMWD Service Area (2020) ...................................................4.14-5 9-1: Matrix Comparison of the Project and Alternatives Impacts .................................................. 9-2 13-1: Mitigation Monitoring and Reporting Program........................................................................13-2

PHOTOGRAPHS
1: Sites 1-10 Located on Summit Avenue, Looking North.......................................................... 2-23 2: Sites 1-10 Located on Summit Avenue, Looking East ............................................................. 2-23 3: Sites 1-10 Located on Summit Avenue, Looking South.......................................................... 2-24 4: Sites 1-10 Located on Summit Avenue, Looking Southeast.................................................. 2-24 5: Sites 1-10 Located on Summit Avenue, Looking Southwest................................................. 2-25 6: Sites 1-10 Located on Summit Avenue, Looking West ........................................................... 2-25 7: Site 11, Looking East........................................................................................................................... 2-26 8: Site 12, Looking West ........................................................................................................................ 2-26 9: Sites 16A and 16B, Looking Northeast .......................................................................................... 2-27 10: Sites 16A and 16B, Looking Southeast .......................................................................................... 2-27 11: Sites 17 and 18, Looking North....................................................................................................... 2-28 12: Sites 17 and 18, Looking East .......................................................................................................... 2-28 13: Sites 17 and 18, Looking Southeast............................................................................................... 2-29 14: Sites 17 and 18, Looking Southwest.............................................................................................. 2-29 15: Sites 17 and 18, Looking West......................................................................................................... 2-30 16: Sites 20A and 20B, Looking West.................................................................................................. 2-30 17: Site 20A, Looking Northwest........................................................................................................... 2-31 18: Site 20B, Looking Northwest............................................................................................................ 2-31 19: Site 24, Looking South...................................................................................................................... 2-32 20: Site 24, Looking Southwest............................................................................................................. 2-32 21: Site 25..................................................................................................................................................... 2-33 Table of Contents
City of Santee Housing Element Rezone Program Implementation PEIR vi
PHOTOGRAPHS (cont.)
22: Site 29 ..................................................................................................................................................... 2-33 23: Site 29, Looking North ...................................................................................................................... 2-34 24: Site 29, Looking Southwest ............................................................................................................. 2-34 25: Graves Avenue Sites, Looking Southwest ................................................................................... 2-35 26: Graves Avenue Sites, Looking Northeast ................................................................................. 2-35 27: Graves Avenue Sites, Looking East ............................................................................................... 2-36 APPENDIXES (bound under separate cover)
A: Notice of Preparation and Comment Letter
B: Objective Design and Performance Standards
C: Air Quality and Greenhouse Gas CALEEMOD Modeling Results D: Native American Heritage Commission Correspondence
E: Noise Model Calculations
F: Service Letters
G: Transportation Impact Study
List of Abbreviations/Acronyms
City of Santee Housing Element Rezone Program Implementation PEIR vii
List of Abbreviations/Acronyms
°C degrees Celsius
°F degrees Fahrenheit
AAQS Ambient Air Quality Standards
AB Assembly Bill
ACM asbestos-containing materials
ADA Americans with Disabilities Act
AFY acre-feet per year
AIA Airport Influence Area
ALUC Airport Land Use Commission
ALUCP Airport Land Use Compatibility Plan
AMI Area Median Income
APS Alternative Planning Strategy
ASP Active Santee Plan
ASTM American Society of Testing and Materials
Authority San Diego County Regional Airport Authority
AWP Advanced Water Purification
Basin Plan Water Quality Control Plan for the San Diego Basin BAU business as usual
BMP best management practice
C&D construction and demolition
CAA Clean Air Act
CAAQS California Ambient Air Quality Standards
CAFE Corporate Average Fuel Economy
Cal EPA California Environmental Protection Agency
CAL FIRE California Department of Forestry and Fire
CalEEMod California Emissions Estimator Model
CALGreen California Green Building Standards Code
Cal-OSHA California Occupational Safety and Health Administration CalRecycle California Department of Resources Recycling and Recovery Caltrans California Department of Transportation
CAPCOA California Air Pollution Control Officers Association CARB California Air Resources Board
CBC California Building Code
CCR California Code of Regulations
CDFW California Department of Fish and Wildlife
CEC California Energy Commission
CEQ Council on Environmental Quality
CEQA California Environmental Quality Act
CERCLA Comprehensive Environmental Response, Compensation, and Liability Act CFR Code of Federal Regulations
List of Abbreviations/Acronyms
City of Santee Housing Element Rezone Program Implementation PEIR viii
CH4 Methane
City City of Santee
CMP Congestion Management Plan
CNDDB California Natural Diversity Database
CNEL Community Noise Equivalent Level
CO carbon monoxide
CO2 carbon dioxide
County County of San Diego
CPUC California Public Utilities Commission
CRHR California Register of Historic Resources
CUPA Certified Unified Program Agency
CWA Clean Water Act
dB decibel
dB(A) A-weighted decibel
DEH Department of Environmental Health
DIF Development Impact Fee
DOT U.S. Department of Transportation
DPM diesel particulate matter
DTSC California Department of Toxic Substances Control
du/ac dwelling unit per acre
DWR Department of Water Resources
EIR environmental impact report
EO Executive Order
EOP Emergency Operations Plan
EPCRA Emergency Planning and Community Right-to-Know Act ESA Environmental Site Assessment
ESA Endangered Species Act
FAA Federal Aviation Administration
FEMA Federal Emergency Management Agency
FHWA Federal Highway Administration
FIRM Flood Insurance Rate Map
FMMP Farmland Mapping and Monitoring Program
FRAP Fire and Resource Assessment Program
FTA Federal Transit Authority
GHG greenhouse gas
GIS geographic information system
GP General Plan
GSA Groundwater Sustainability Agencies
GUHSD Grossmont Union High School District
GWP global warming potential
H&SC Health and Safety Code
HCD Housing and Community Development
HCM Highway Capacity Manual
HCP Habitat Conservation Plan
List of Abbreviations/Acronyms
City of Santee Housing Element Rezone Program Implementation PEIR ix
HMBP Hazardous Materials Business Plan
HMD Hazardous Materials Division
HVAC heating, ventilation, and air conditioning
I-5 Interstate 5
IID Imperial Irrigation District
in/sec inch per second
JRMP Jurisdictional Runoff Management Plan
JURMP Jurisdictional Urban Runoff Management Plan
kWh kilowatt per hour
LBP lead-based paint
lbs pounds
LCS lead containing surfaces
Ldn day-night equivalent level
Leq hourly equivalent sound level
LID low impact development
LOS Level of Service
LRA Local Responsibility Area
LUST leaking underground storage tank
MBTA Migratory Bird Treaty Act
MCAS Marine Corps Air Station
MERV minimum efficiency reporting value
Metropolitan Metropolitan Water District
MHMP Multi-Jurisdictional Hazard Mitigation Plan
MHPA Multiple Habitat Planning Area
MMRP Mitigation Monitoring and Reporting Program
MMT CO2E million metric tons of carbon dioxide equivalent mpg miles per gallon
MPO Metropolitan Planning Organization
MRZ Mineral Resource Zone
MS4 Municipal Separate Storm Sewer System
MSCP Multiple Species Conservation Program
MT CO2E metric tons of carbon dioxide equivalent
MTS Metropolitan Transit Services
MWh megawatt hour
N2O nitrogen dioxide
NAAQS National Ambient Air Quality Standards
NAHC Native American Heritage Commission
NCCP Natural Community Conservation Planning
NEHRP National Earthquake Hazards Reduction Program
NFIP National Flood Insurance Program
NHTSA National Highway Traffic Safety Administration
NOP Notice of Preparation
NOx oxides of nitrogen
NPDES National Pollutant Discharge Elimination System
List of Abbreviations/Acronyms
City of Santee Housing Element Rezone Program Implementation PEIR x
NRHP National Register of Historic Places
O&M operation and maintenance
OES Office of Emergency Services
OPR Office of Planning and Research
OSHA Occupational Safety and Health Administration
Pb lead
PCB polychlorinated biphenyls
PDMWD, District Padre Dam Municipal Water District
PEIR Program Environmental Impact Report
PM10 particulate matter less than 10 microns in diameter PM2.5 particulate matter less than 2.5 microns in diameter PPV peak particle velocity
PRC Public Resources Code
project City of Santee Housing Element Rezone Program Implementation RAQS Regional Air Quality Strategy
RCP Regional Comprehensive Plan
RCRA Resource Conservation and Recovery Act
RHNA Regional Housing Needs Allocation
RMP Risk Management Program
ROG reactive organic gases
RPS Renewable Portfolio Standard
RTIP Regional Transportation Improvement Program
RTP Regional Transportation Plan
RWQCB Regional Water Quality Control Board
SAFE Safer Affordable Fuel-Efficient
SANDAG San Diego Association of Governments
SARA Superfund Amendments and Reauthorization Act
SB Senate Bill
SCAG Southern California Association of Governments
SCAQMD South Coast Air Quality Management District
SCH State Clearinghouse
SCIC South Coastal Information Center
SCS Sustainable Communities Strategy
SDAB San Diego Air Basin
SDAPCD San Diego Air Pollution Control District
SDCL San Diego County Library
SDCWA San Diego County Water Authority
SDG&E San Diego Gas & Electric
SDRWQCB San Diego Regional Water Quality Control Board
SDWA Safe Drinking Water Act
SEMS Standardized Emergency Management System
SFD Santee Fire Department
SFHA Special Flood Hazard Area
SGMA Sustainable Groundwater Management Act
List of Abbreviations/Acronyms
City of Santee Housing Element Rezone Program Implementation PEIR xi
SIP State Implementation Plan
SMARA Surface Mining and Reclamation Act
SMC Santee Municipal Code
SO2 sulfur dioxide
SR State Route
SREE Source Reduction and Recycling Element
SSD Santee School District
STC sound transmission class
STIP State Transportation Improvement Program
SWP State Water Project
SWPPP storm water pollution prevention plan
SWRCB State Water Resources Control Board
TAC toxic air contaminants
TAC toxic air contaminants
TCM Transportation Control Measures
TCSP Town Center Specific Plan
TDM Transportation Demand Management
TIS Transportation Impact Study
TMDL total maximum daily loads
TRU transport refrigeration units
U.S. EPA United States Environmental Protection Agency
U.S.C United States Code
UBC Uniform Building Code
UDC Unified Disaster Council
UFC Uniform Fire Code
USACE United States Army Corps of Engineers
USC United States Code
USFWS United States Fish and Wildlife Service
UST underground storage tank
UWMP Urban Water Management Plan
VHFHSZ Very High Fire Hazard Severity Zone
VMT vehicle miles traveled
VOC volatile organic compounds
WMA Watershed Management Area
WQIP Water Quality Improvement Plan
WRF Water Recycling Facility
WSA Water Supply Assessment
WUIA wildland-urban interface area
WUIA Wildland Urban Interface Areas
S.0 Executive Summary
City of Santee Housing Element Rezone Program Implementation PEIR Page S-1
S.0 Executive Summary
S.1 Project Overview
This summary provides a brief synopsis of: (1) the proposed project, (2) the results of the environmental analysis contained within this Program Environmental Impact Report (PEIR), (3) the major areas of controversy and issues to be resolved by decision-makers, and (4) the alternatives to the project that were considered. This summary does not contain the extensive background and analysis found in the document. Therefore, the reader should review the entire document to fully understand the project and its environmental consequences.

S.1.1 Project Location and Setting
Located in southern California, the City of Santee (City) is an incorporated city within the county of San Diego and is roughly 18 miles east of downtown San Diego. The City is surrounded by the incorporated city of El Cajon on the south and southeast, the city of San Diego on the west and northwest, and the county of San Diego on the east and northeast. There are 25 housing sites considered by the project for rezone potential. These 25 sites are a subset of the Housing Element Sites Inventory included in Appendix C of the City’s 6th Cycle Housing Element and detailed in Table 3-

2. These housing sites, coupled with two sites on located on Graves Avenue (which are not housing sites but included in the analysis herein) are collectively referred to as the Rezone Sites.

Regional access to the City is provided via State Routes (SR) 52, 67, and 125, as well as through numerous arterials and local streets. .

S.1.2 Project Objectives
In accordance with the California Environmental Quality Act (CEQA) Guidelines Section 15124, the following primary objectives support the purpose of the project, assist the Lead Agency in developing a reasonable range of alternatives to be evaluated in this report, and ultimately aid decision-makers in preparing findings and overriding considerations, if necessary. The purpose of the project is to address the housing needs and objectives of the City and to meet the requirements of state law. The project has the following objectives:

1. Implement Program 9 of the 6th Cycle 2021-2029 Housing Element to provide for the opportunity for future residential development on various sites throughout the City as identified by the Sites Inventory, with a density range of 30 to 36 dwelling units per acre (du/ac) on selected sites.

2. Also consistent with Program 9 and Program 10 of the 6th Cycle 2021-2029 Housing Element, provide a minimum of 25 acres to be rezoned (within 18 months of Housing Element adoption) to permit multi-family housing by right (without discretionary action) and to meet the requirements of Government Code 65583.2, including but not limited to a minimum density of 20 units per acre.

S.0 Executive Summary
City of Santee Housing Element Rezone Program Implementation PEIR Page S-2

3. Maintain adequate housing sites for all income groups throughout the eight-year planning period.

4. Minimize potential land use compatibility conflicts associated with the proposed change to existing land use designations and zoning.

5. Increase the City’s overall housing capacity and capability to accommodate housing as required per the certified Housing Element for the 2013-2012 housing cycle.

S.1.3 Project Description
The City adopted its 6th Cycle Housing Element on July 14, 2021 which covers the planning period from April 15, 2021 to April 15, 2029. The City of Santee Housing Element Rezone Program Implementation (project) includes the implementation of both Programs 9 and 10 of the 6th Cycle Housing Element. These programs and associated implementation actions are described further below. Housing Element Program 9 of the 6th Cycle Housing Element commits the City to evaluate the 25 housing sites included in the project’s Rezone Sites and implement rezones as appropriate to achieve adequate housing capacity. Housing Element Program 10 of the 6th Cycle Housing Element allows by-right approval of housing development where the project proponent voluntarily includes 20 percent of the units as affordable to lower income households. The last component of the project is to rezone two properties located on Graves Avenue.

S.2 Summary of Significant Effects and Mitigation
Measures that Reduce or Avoid the Significant Effects
Table S-1, located at the end of this section, summarizes the significant and less than significant effects identified during the environmental analysis completed for the project. Table S-1 also includes a mitigation framework to reduce the significant environmental effects, with a conclusion as to whether the impact has been mitigated to below a level of significance. The mitigation measures listed in Table S-1 are also discussed within each relevant section in Chapter 4.0.

S.3 Issues to be Addressed
The Notice of Preparation (NOP) was distributed on November 15, 2021, for a 30-day public comment period. In addition, a public scoping meeting was held on Wednesday, November 3, 2021 from 6:00 to 8:00 p.m. at the City of Santee Council Chambers, 10601 Magnolia Avenue, Santee, CA 92071. The NOP, comment letters, and transcription of the scoping meeting comments are included in this EIR as Appendix A. Potentially significant impacts on the following environmental issues are analyzed in detail in the PEIR:

4.1 Aesthetics

4.2 Air Quality

4.3 Biological Resources

4.4 Cultural Resources and Tribal Cultural Resources
S.0 Executive Summary
City of Santee Housing Element Rezone Program Implementation PEIR Page S-3

4.5 Geology/Soils

4.6 Greenhouse Gas Emissions

4.7 Hazards and Hazardous Materials

4.8 Hydrology and Water Quality

4.9 Land Use and Planning

4.10 Noise

4.11 Population and Housing

4.12 Public Services and Recreation

4.13 Transportation

4.14 Utilities and Service Systems

4.15 Wildfire
S.4 Issues to be Resolved by the Decision-Making Body
Issues to be resolved include how to reduce programmatic significant, unavoidable adverse environmental impacts associated with the project to the maximum extent feasible while achieving project objectives, through adoption of mitigation measures and/or alternatives to the project identified in this PEIR.

S.5 Project Alternatives
To fully evaluate the environmental effects of projects, CEQA mandates that alternatives to the project be analyzed. Section 15126.6 of the CEQA Guidelines requires the discussion of “a range of reasonable alternatives to the project, or to the location of the project, which would feasibly attain most of the basic objectives of the project but would avoid or substantially lessen any of the significant effects of the project” and the evaluation of the comparative merits of the alternatives. The alternatives discussion is intended to “focus on alternatives to the project or its location, which are capable of avoiding or substantially lessening any significant effects of the project,” even if these alternatives would impede to some degree the attainment of the project objectives.

The PEIR addresses two project alternatives: the No Project (No Rezone) Alternative and the Reduced Project Alternative. Alternatives to the proposed project are evaluated in full in Chapter 9.0 of this document.

S.5.1 No Project (No Rezone) Alternative
Under the No Project Alternative, development within the City would proceed pursuant to the adopted General Plan and zoning map, which would have lesser overall residential development potential and would not include implementation of the 6th Cycle Housing Element Programs 9 and

10. Zoning changes at the Rezone Sites would not be contemplated and existing zoning would remain in place. Existing zoning at the Rezone sites is shown in Chapter 3.0, Table 3-2. The No Project Alternative would not consider adoption of rezones necessary to achieve the City’s Regional Housing Needs Allocation (RHNA).

S.0 Executive Summary
City of Santee Housing Element Rezone Program Implementation PEIR Page S-4
This alternative would not satisfy the project objectives stated in Chapter 3.0, Project Description, and restated above because buildout of the No Project Alternative would not provide enough residential units to meet RHNA targets, nor would it implement Housing Element programs.

S.5.2 Reduced Project Alternative
The Reduced Project Alternative would remove Rezone Sites 1 through 10 (refer to Table 3-2 and Figure 3-2a) from consideration for future rezone actions and associated residential development.

Rezone Sites 1 through 10 would retain the existing Low-Density Residential (R-1A) zoning designation.

Removal of these 10 Rezone Sites would reduce the potential for development of approximately 124 residential units at these sites. However, the Reduced Project Alternative would still allow for adoption of rezones up to approximately 1,821 residential units, which would exceed the 1,209 units needed through rezones to accommodate the City’s RHNA allocation. Therefore, the Reduced Project Alternative would ultimately result in development of an adequate amount of new residential options; however, a subset of the rezone sites that could be developed would be eliminated. All other aspects of the project would remain the same, including adoption of Housing Element Program 9, Housing Element Program 10, and rezoning of the Graves Avenue Parcels.

This alternative would ultimately result in development of the same number of residential units on all other Rezone Sites besides Rezone Sites 1 through 10. This alternative would incrementally reduce impacts associated with aesthetics, biological resources, cultural and tribal cultural resources, hazards and hazardous materials, and wildfire. This alternative would result in the same level of impacts related to air quality, geology, GHG, hydrology and water quality, land use, noise, population and housing, public services and recreation, transportation, and utilities and service system. As under the project, impacts associated with air quality, GHG, noise, and transportation would remain significant and unavoidable.

S.5.3 Environmentally Superior Alternative
CEQA Guidelines Section 15126.6(e)(2) requires an EIR to identify the environmentally superior alternative. If the No Project Alternative is the environmentally superior alternative, the EIR must identify an environmentally superior alternative from the other alternatives. The project itself may not be identified as the environmentally superior alternative.

The Reduced Project Alternative would be the environmentally superior alternative because it would incrementally reduce significant impacts associated with aesthetics, biological resources, cultural and tribal cultural resources, hazards and hazardous materials, and wildfire compared to the project.

However, none of the potentially significant impacts of the project would be completely avoided.

Although this alternative would provide less flexibility for potential rezone sites, the Reduced Project Alternative would ultimately result in development of the same number of residential units as the project based on the ultimate selection of sites to be rezoned. The Reduced Project Alternative would meet most project objectives, although it would provide slightly less flexibility for implementation of rezoning adequate to meet the City’s remaining RHNA allocation of 1,209 units (objective 5).

City of Santee Housing Element Rezone Program Implementation PEIR Page S-5
Table S-1
Summary of Environmental Impacts
Threshold Impact Discussion Mitigation Measure Significance After Mitigation

4.1 Aesthetics
Would the project have a substantial adverse
effect on a scenic vista?
For ministerial and discretionary development of Rezone Sites, the requirement for Development Review consistent with Municipal Code Chapter 13.08 would ensure consistency with General Plan policies and applicable design and development review requirements including supplemental development regulations from the Town Center Specific Plan. The Development Review process would ensure that future development would not degrade scenic vistas and views. Impacts for both ministerial and discretionary development on Rezone Sites would be less than significant.

Impacts would be less than significant. No mitigation is required. Less than significant Would the project substantially damage scenic
resources, including but not limited to trees,
rock outcroppings, and historic buildings within
a State Scenic Highway?
For both ministerial and discretionary development of the Rezone Sites, adherence to the requirement for development review consistent with Municipal Code Chapter 13.08 would ensure consistency with General Plan policies and applicable design and development review requirements including supplemental development regulations from the Town Center Specific Plan. Application of these regulatory requirements would ensure that future development would not degrade scenic resources. Impacts would be less than significant.

Impacts would be less than significant. No mitigation is required. Less than significant In non-urbanized areas, would the project
substantially degrade the existing visual
character or quality of public views of the site
and its surroundings (Public views are those
that are experienced from publicly accessible
vantage points)? If the project is in an
urbanized area, would the project conflict with
applicable zoning and other regulations
governing scenic quality?
Adherence to regulatory requirements including Development Review consistent with Municipal Code Chapter 13.08 implementation and Town Center Specific Plan development regulations would ensure that future development would not substantially degrade scenic resources. Impacts for both ministerial and discretionary development on Rezone Sites would be less than significant for all sites except Sites 20A and 20B. Future development at the Rezone Sites in proximity to the Polo Barn could result in significant impacts to visual character and quality (Impact VIS-1).

Refer to CUL-1. Less than significant
Would the project create a new source of
substantial light or glare which would adversely
affect daytime or nighttime views in the area?
Adherence to regulatory requirements would ensure that future development would not create a new source of substantial light or glare which would adversely affect daytime or nighttime views in the project areas. Impacts related to light and glare at Rezone Sites would be less than significant.

Impacts would be less than significant. No mitigation is required. Less than significant

4.2 Air Quality
Would the project conflict with or obstruct
implementation of the applicable air quality
plan i.e., the San Diego RAQS?
Future development at the Rezone Sites would result in an increase in development and an increase in traffic generation over what would occur under buildout of the adopted zoning and land use designations and would therefore result in an increase in anticipated air emissions. Therefore, buildout of the project would exceed the assumptions used to develop the RAQs, resulting in a significant impact (Impact AQ-1).

The project would be inconsistent with the RAQs because buildout of the Rezone Sites would exceed the population estimates assumed for the RAQs. This impact is based on plan inconsistency only as emissions with the project would not exceed stated thresholds. As a result, no mitigation measures are available that would reduce impacts associated with inconsistency with the RAQs.

The inconsistency with the RAQS
would remain until the RAQs are
revised and incorporate the growth
projections with the project.

Impacts would remain significant
and unavoidable.

Would the project result in a cumulatively
considerable net increase of any criteria
pollutant for which the project region is in nonattainment under an applicable federal or state ambient air quality standard (including
releasing emissions which exceed quantitative
thresholds for ozone precursors)?
Construction and operational emissions associated with the individual Rezone Sites (both byright and discretionary development) would be less than the applicable project-level screening thresholds for all criteria pollutants. Therefore, project-level impacts for each individual Rezone Site would be less than significant. However, the scale and extent of construction activities associated with buildout of the Rezone Sites may result in some instances where future development would occur simultaneously and would cumulatively exceed the relevant thresholds. Therefore, cumulative construction-related regional air quality impacts would be potentially significant (Impact AQ-2).

Operation of the project would result in a cumulatively considerable net increase in emissions compared to the emissions that would occur under existing land use designations.

Construction:

MM-AQ-1: The City shall require project applicants to identify the measures that would be taken at the construction site to reduce constructionrelated criteria air pollutants such that they do not exceed the SDAPCD screening thresholds. Based on typical construction emissions, implementation of the following measures would be sufficient to reduce air pollutant emissions during construction:
• Requiring fugitive dust control measures that exceed
SDAPCD’s Rules 52, 54, and 55 such as:
• Requiring use of non-toxic soil stabilizers to reduce wind erosion.

Construction:

Construction time frames and
equipment for site-specific
development projects are not
available at this time, and there is a
potential for multiple development
projects to be constructed at one
time, resulting in significant
construction-related emissions.

Therefore, despite adherence to
mitigation measure MM-AQ-1,
City of Santee Housing Element Rezone Program Implementation PEIR Page S-6
Table S-1
Summary of Environmental Impacts
Threshold Impact Discussion Mitigation Measure Significance After Mitigation At the program level, because the project would conflict with implementation of the RAQS, air quality impacts related to the cumulative net increase in criteria pollutants would be significant (Impact AQ-1).
• Applying water every four hours to active soil-disturbing activities.
• Tarping and/or maintaining a minimum of 24 inches of
freeboard on trucks hauling dirt, sand, soil, or other loose materials.

Using construction equipment rated by the United States Environmental Protection Agency as having Tier 3 (model year 2006 or newer) emission limits, applicable for engines between 50 and 750 horsepower.

Ensuring construction equipment is properly serviced and maintained to the manufacturer’s standards. Limiting nonessential idling of construction equipment to no more than five consecutive minutes.

Using Super-Compliant VOC paints for coating of architectural surfaces whenever possible. A list of Super-Compliant architectural coating materials can be found on the SCAQMD’s website at:
http://www.aqmd.gov/prdas/brochures/SuperCompliant_AIM.pdf.

Operation:

In regard to operational emissions, measures included as part of the Sustainable Santee Plan, such as expansion of the pedestrian and bicycle networks, installation of electric vehicle charging stations, and solar photovoltaics requirements, would also reduce criteria air pollutants within the City. However, because the project would exceed the growth projections used to develop the RAQS, no mitigation measures are available that would reduce impacts below the screening thresholds. impacts associated with criteria
pollutants during construction
would remain significant and
unavoidable.

Operation:

Because the significant air quality
impact stems from an inconsistency
between the project and the
adopted land use plan upon which
the RAQS is based, impacts would
remain significant and unavoidable.

Would the project expose sensitive receptors to
substantial pollutant concentrations?
Buildout of the project would not result in a CO hot spot. Additionally, construction and operation of future development would not result in the exposure of sensitive receptors to TACs from construction activities, stationary sources, or mobile sources. Impacts would be less than significant.

Impacts would be less than significant. No mitigation is required. Less than significant Would the project result in other emissions
(such as those leading to odors) adversely
affecting a substantial number of people?
Emissions from construction equipment, such as diesel exhaust, and volatile organic compounds (VOCs) from architectural coatings and paving activities may generate odors; however, these odors would be temporary, intermittent, and not expected to affect a substantial number of people. Additionally, noxious odors would be confined to the immediate vicinity of construction equipment. By the time such emissions reach a receptor (e.g., people in residential units, day care centers, schools, nursing homes), they would be diluted to well below any level of air quality concern. Furthermore, short-term constructionrelated odors are expected to cease upon the drying or hardening of the odor producing materials. Therefore, construction would not result in emissions (such as those leading to odors) adversely affecting a substantial number of people, and impacts would be less than significant.

Impacts would be less than significant. No mitigation is required. Less than significant City of Santee Housing Element Rezone Program Implementation PEIR Page S-7
Table S-1
Summary of Environmental Impacts
Threshold Impact Discussion Mitigation Measure Significance After Mitigation Once operational, future development implemented under this alternative would include residential and associated retail uses that are generally not a source of objectionable odors.

Impacts would be less than significant.

4.3 Biological Resources
Would the project have a substantial adverse
effect, either directly or through habitat
modifications, on any species identified as a
candidate, sensitive, or special status species in
local or regional plans, policies or regulations,
or by the CDFW or USFWS?
While the project does not specifically propose activities such as grading or construction that would have the potential to displace sensitive species, future development within the Rezone Sites could have the potential to directly or indirectly impact sensitive species through such activities. Direct impacts to sensitive plant and wildlife species could potentially result from the removal of occupied habitat within undeveloped or substantially unimproved sites through grading and other land development activities. Additionally, indirect impacts to sensitive plant or wildlife species could also result from excess noise, lighting, or runoff generated during project construction.

Future development at the Rezone Sites would result in significant impacts, as follows:
• Direct and/or indirect impacts to sensitive plants and sensitive wildlife within Rezone Sites 1, 2, 3, 4, 5, 8, 10, 15, 16A, 16B, 18, 19, 20A, 20B, and 35 would be potentially significant (Impact BIO-1).
• Direct and/or indirect impacts to least Bell’s vireo within Rezone Sites 16A, 17, 18, and 35 would be potentially significant (Impact BIO-2).
• Direct and/or indirect impacts to coastal California gnatcatcher within Rezone Sites 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 16A, 16B, 17, and 35. would be potentially significant (Impact BIO-3).

Direct impacts to migratory or nesting birds within all Rezone Sites would be potentially significant (Impact BIO-4).

MM-BIO-1: Applications for future development, where the City has determined a potential for impacts to sensitive biological resources, shall be required to comply with the following mitigation measure. a) Prior to issuance of any construction permit or any earthmoving activities, a site-specific general biological resources survey shall be conducted to identify the presence of any sensitive biological resources, including any sensitive plant or wildlife species. A biological resources report shall be submitted to the City to document the results of the biological resources survey. The report shall include: (1) the methods used to determine the presence of sensitive biological
resources; (2) vegetation mapping of all vegetation
communities and/or land cover types; (3) the locations of any sensitive plant or wildlife species; (4) an evaluation of the potential for occurrence of any listed, rare, and narrow endemic species; and (5) an evaluation of the significance of any potential direct or indirect impacts from the proposed project. If suitable habitat for sensitive species is identified based on the general biological survey, then focused
presence/absence surveys shall be conducted in accordance with applicable resource agency survey protocols and
incorporated into the biological resources report.

If potentially significant impacts to sensitive biological resources are identified, project-level grading and site plans shall incorporate project design features to avoid or minimize direct impacts on sensitive biological resources to the extent feasible, and the report shall also recommend appropriate mitigation to reduce the impacts to below a level of
significance, where feasible. Mitigation measures shall be consistent with the standards contained in Section 5.3 of the 2018 Draft Santee Subarea Plan, and projects shall be required to obtain all necessary permits to ensure compliance with applicable federal, state, and local regulations, such as the Federal and State Endangered Species Acts.
b) Environmentally Sensitive Areas (ESAs) shall be identified in the biological resources report and avoided to the maximum extent practicable. In areas near or adjacent to ESAs (i.e., natural habitats and vegetation, wetlands, wildlife areas, wildlife corridors), the biological resources report will consider the following measures:

Implementation of the mitigation
framework including MM-BIO-1,
MM-BIO-2, MM-BIO-3, and MMBIO-4 would reduce potentially significant impacts to sensitive
plants and sensitive wildlife to a
level that is less than significant.

City of Santee Housing Element Rezone Program Implementation PEIR Page S-8
Table S-1
Summary of Environmental Impacts
Threshold Impact Discussion Mitigation Measure Significance After Mitigation Avoidance of Environmentally Sensitive Areas. In areas near or adjacent to Environmentally Sensitive Areas, construction limits shall be clearly demarcated using highly visible barriers (such as silt fencing), which shall be installed under the supervision of a qualified biologist prior to the commencement of work.

Construction personnel shall strictly limit their activities, vehicles, equipment, and construction materials to the project footprint, including designated staging areas, and routes of travel. The construction areas shall be limited to the minimal area necessary to complete the proposed project. The fencing shall remain in place until the completion of all construction activities and shall be promptly removed when construction is complete.

Biological Monitoring. A qualified biological monitor shall conduct construction monitoring of all work conducted
within/adjacent to environmentally sensitive areas during all vegetation removal and ground-disturbing activities such as staging and grading, for the duration of the proposed project to ensure that practicable measures are being employed to avoid incidental disturbance of habitat outside the project footprints and to survey for sensitive wildlife species. When vegetation removal and ground-disturbing activities are not occurring, as-needed monitoring at the project sites shall occur.

Worker Environmental Awareness Program. In areas near or adjacent to Environmentally Sensitive Areas, a qualified biologist shall conduct a Worker Environmental Awareness Program (WEAP) training session for project and construction personnel prior to the commencement of work. The training shall include a description of the species of concern and their habitats, the general provisions of the Endangered Species Acts (FESA and CESA), the penalties associated with violating the provisions of the acts, the general measures that are being implemented to conserve the species of concern as they relate to the project, and the access routes to and project site boundaries.

Best Management Practices. During future project construction activities, the following best management practices (BMPs) shall be implemented:
• All equipment maintenance, staging, and dispensing of fuel, oil, or any other such activities shall occur in
developed or designated non-sensitive upland habitat
City of Santee Housing Element Rezone Program Implementation PEIR Page S-9
Table S-1
Summary of Environmental Impacts
Threshold Impact Discussion Mitigation Measure Significance After Mitigation areas. The designated upland areas shall be located to
prevent runoff from any spills from entering Waters of the US.
• A construction Storm Water Pollution Prevention Plan
(SWPPP) and a soil erosion and sedimentation plan shall be developed (where requirements are met) to minimize
erosion and identify specific pollution prevention
measures that shall eliminate or control potential point and nonpoint pollution sources onsite during and
following the project construction phase. The SWPPP shall identify specific BMPs during project construction to
prevent any water quality standard exceedances. In
addition, the SWPPP shall contain provisions for changes to the plan such as alternative mechanisms, if necessary, during project design and/or construction to achieve the stated goals and performance standards.
• Trash shall be stored in closed containers so that it is not readily accessible to scavengers and shall be removed
from the construction site on a daily basis.
• Water quality shall be visually monitored by the biological monitor to ensure that no substantial increases in turbidity occur during construction.
• All relevant natural resource permits and authorizations shall be obtained from appropriate agencies (i.e., USACE, RWQCB, and CDFW) prior to the initiation of construction activities. Permit conditions contained within the permits and authorizations shall be employed throughout the
duration of the project.
• Hydrologic connectivity shall be maintained within
drainages during the duration of construction. Brush,
debris material, mud, silt, or other pollutants from
construction activities shall not be placed within drainages and shall not be allowed to enter a flowing stream.
• Dust control measures shall be implemented by the
contractor to reduce excessive dust emissions. Dust
control measures shall be carried out at least two times per day on all construction days, or more during windy or dry periods, and may include wetting work areas, the use of soil binders on dirt roads, and wetting or covering
stockpiles.
• No pets shall be allowed in, or adjacent to, the project sites.
• Rodenticides, herbicides, insecticides, or other chemicals that could potentially harm wildlife or native plants shall City of Santee Housing Element Rezone Program Implementation PEIR Page S-10
Table S-1
Summary of Environmental Impacts
Threshold Impact Discussion Mitigation Measure Significance After Mitigation not be used near or within Environmentally Sensitive
Areas within or near the roadway segments.
• Construction equipment shall be cleaned of mud or other debris that may contain invasive plants and/or seeds and inspected to reduce the potential of spreading noxious
weeds before mobilizing to the site and before leaving
the site during the course of construction.
• The cleaning of equipment will occur at least 300 feet from ESA fencing
• Use of Native Plants. All project-related planting and landscaping shall not use plants listed on California
Invasive Plant Council (Cal-IPC). Locally native plants shall be used near open space and native areas to the greatest extent feasible.

MM-BIO-2: Applications for future development, wherein the City has determined a potential for impacts to least Bell’s vireo, shall be required to comply with the following mitigation framework.

Prior to issuance of a permit for grading or vegetation removal, USFWS protocol surveys for least Bell’s vireo shall be required should project construction occur within 300 feet of riparian habitat during the breeding season (April 10 to July 31). If least Bell’s vireo are identified during the protocol surveys, then noise attenuation measures shall be required to ensure that noise levels from construction do not exceed a 60 dB(A) hourly average per hour at the edge of the riparian habitat or to the ambient noise level if it exceeds 60 dB(A) prior to construction. Construction noise monitoring shall be required to verify that noise levels at the edge of occupied habitat are maintained below 60 dB(A) hourly average unless an analysis completed by a qualified acoustician shows that noise generated by construction activities would not exceed 60 dB(A) hourly average at the edge of occupied habitat.

MM-BIO-3: Applications for future development, where the City has determined a potential for impacts to coastal California gnatcatcher, shall be required to comply with the following mitigation framework.

Prior to issuance of a permit for grading or vegetation removal, USFWS protocol surveys for coastal California gnatcatcher shall be required where project construction is proposed within 300 feet of coastal sage scrub or chaparral habitat during the breeding season (March 1 through August 15). If coastal California gnatcatcher are identified during the protocol surveys, then noise attenuation measures shall be required to ensure that noise levels from City of Santee Housing Element Rezone Program Implementation PEIR Page S-11
Table S-1
Summary of Environmental Impacts
Threshold Impact Discussion Mitigation Measure Significance After Mitigation construction do not exceed a 60 dB(A) hourly average per hour at the edge of the coastal sage scrub or chaparral habitat or to the ambient noise level if it exceeds 60 dB(A) prior to construction.

Construction noise monitoring shall be required to verify that noise levels at the edge of occupied habitat are maintained below 60 dB(A) hourly average unless an analysis completed by a qualified acoustician shows that noise generated by construction activities would not exceed 60 dB(A) hourly average at the edge of occupied habitat.

MM-BIO-4: Applications for future development, where the City has determined a potential for impacts to mature trees and/or native vegetation suitable for nesting birds, shall be required to comply with the following mitigation framework If any construction commences during the bird breeding season, a preconstruction survey for nesting birds shall occur within three days prior to construction activities by an experienced avian biologist. The survey shall occur within all suitable nesting habitat within the project impact area and a minimum 250-foot buffer (or as otherwise mandated by wildlife agencies [CDFW and USFWS]). If nesting birds are found, an avoidance area shall be established, in consultation with the wildlife agencies as appropriate, by a qualified biologist around the nest until a qualified avian biologist has determined that young have fledged or nesting activities have ceased. The project site shall be re-surveyed if there is a lapse in construction activities for more than 3 days.

Would the project have a substantial adverse
effect on any sensitive natural community
identified in local or regional plans, policies, and
regulations or by CDFW or USFWS?
While the project does not specifically propose vegetation removal, future development of the Rezone Sites could have the potential to directly impact sensitive vegetation communities through such activities. Sensitive vegetation communities which exist or have the potential to exist at Rezone Sites include coastal sage scrub, non-native grasslands, and wetland/riparian. These communities are considered sensitive due to their limited occurrence and ability to support diverse and sensitive species.

At this program level of analysis, there are no project-specific development plans available for review that would allow for site-specific identification of sensitive vegetation communities and/or determination of avoidance. Future development would proceed based on the timing and proposed designs of individual property owners. Therefore, at this program level of review, Direct impacts to sensitive vegetation communities within Rezone Sites 1, 2, 3, 4, 5, 8, 10, 15, 16A, 16B, 17, 18, 19, 20A, 20B, and 35 would be potentially significant (Impact BIO-5).

Refer to MM-BIO-1.

MM-BIO-5: Prior to issuance of any grading or removal of sensitive vegetation communities, the applicant shall provide evidence to the City that replacement habitats have been preserved in accordance with the mitigation ratios in the 2018 Draft Santee Subarea Plan. The required acreages and types of replacement habitat shall be included as a note on the grading plans and the City shall require evidence of satisfaction prior to grading. Replacement habitats may be in the form of a dedicated easement, proof of purchase of mitigation credits, or other method of conservation. The applicant shall additionally implement all feasible avoidance and minimization measures to protect habitats remaining on-site.

Implementation of the mitigation
framework including MM-BIO-1 and
MM-BIO-5 would reduce
potentially significant impacts to
sensitive vegetation communities to
a level that is less than significant
Would the project have a have a substantial
adverse effect on wetlands as defined by
Section 404 of the Clean Water Act (including,
but not limited to, marsh, vernal pool, coastal,
etc.) through direct removal, filling, hydrological
interruption, or other means?
While the project does not specifically propose alteration of a known or potential jurisdictional water or wetland, future development of the Rezone Sites have the potential to directly or indirectly impact jurisdictional waters or wetlands by vegetation removal and/or grading activities associated with development.

MM-BIO-6: Applications where the City has determined a potential for impacts to jurisdictional waters and wetlands, shall be required to comply with the following mitigation framework. Prior to issuance of any construction permit or any earth-moving activities, a site-specific general biological resources survey (BIO-1) shall be conducted to identify the presence of any sensitive biological resources, including Implementation of the mitigation
framework including MM-BIO-6
would reduce potentially significant
impacts to on-site jurisdictional
waters and wetlands to a level that
is less than significant
City of Santee Housing Element Rezone Program Implementation PEIR Page S-12
Table S-1
Summary of Environmental Impacts
Threshold Impact Discussion Mitigation Measure Significance After Mitigation Because the biological resource assessment associated with Rezone Sites are based on secondary source information rather than site-specific field surveys, specific impacts would be refined for individual projects. Site-specific analysis and determination of feasibility of avoidance is not possible at this program level of review due to the absence of any project specific development proposals. At the time development is proposed and where the potential for jurisdictional waters or wetlands may be present, a formal wetland delineation would be required in conjunction with future project applications to identify the precise boundaries of jurisdictional resources. While it is possible that specific projects may be able to avoid wetland resources through project design, at this program level of analysis, there are no project-specific development plans that would allow for site-specific identification of wetland resources or jurisdictional waters.

Future development would proceed based on the timing and proposed designs of individual property owners which is unknown at this time. Therefore, impacts to jurisdictional waters and wetlands within Rezone Sites 1, 2, 3, 4, 5, 8, 10, 16A, 16B, 17, 18, 20A, and 35) would be potentially significant (Impact BIO-6).
any wetlands. Should any potential jurisdictional waters or wetlands be identified on-site during the general biological resources survey, then a jurisdictional wetlands delineation shall be conducted following the methods outlined in the USACE’s 1987 Wetlands Delineation Manual and the Regional Supplement to the Corps of Engineers Delineation Manual for the Arid West Region. The limits of any wetland habitats on-site under the sole jurisdiction of CDFW shall also be delineated, as well as any special aquatic sites that may not meet federal jurisdictional criteria but are regulated by the RWQCB.

Avoidance measures based on project-level grading and site plans shall be incorporated into the project design to minimize direct impacts to jurisdictional waters consistent with federal, state, and City guidelines. Unavoidable impacts to wetlands shall be minimized to the maximum extent practicable and would be subject to alternatives and mitigation analyses consistent with U.S.

Environmental Protection Agency 404(b)(1) findings and procedures under the USACE’s permit process. Unavoidable impacts would require the in-kind creation of new wetland of the same type lost, at a ratio determined by the applicable regulatory agencies that would prevent any net loss of wetland functions and values. Wetland creation on-site or within the same wetland system shall be given preference over replacement off-site or within a different system.

The City shall also control use and development in surrounding areas of influence to wetlands with the application of buffer zones.

Buffer widths shall be 50 to 200 feet from the edge of the wetland/riparian habitat, unless the applicant demonstrates that a buffer of lesser width would protect the resources of the wetland based on site-specific information related to construction and operation. Use and development within buffer areas shall be limited to minor passive recreational uses with fencing, desiltation or erosion control facilities, or other improvements deemed necessary to protect the habitat, to be located in the upper (upland) half of the buffer when feasible wetlands and buffers shall be permanently conserved or protected through the application of an open space easement or other suitable device.

Additional requirements apply for development along the San Diego River to implement Draft Subarea Plan Section 5.3.4.

Specifically, wherever development is proposed in or adjacent to riparian habitats along the main stem San Diego River, the riparian area and other wetlands or associated natural habitats located on the project site shall be designated as biological open space and incorporated into the preserve, including recordation of an City of Santee Housing Element Rezone Program Implementation PEIR Page S-13
Table S-1
Summary of Environmental Impacts
Threshold Impact Discussion Mitigation Measure Significance After Mitigation easement to ensure their protection in perpetuity. In addition, a minimum 100-foot biological buffer shall be established for upland habitats, beginning at the outer edge of riparian vegetation. Within the 100-foot biological buffer, no new development shall be allowed, and the area shall be managed for natural biological values as part of the preserve system. In the event that natural habitats do not cover the 100-foot buffer area at the time of the proposed action, habitats appropriate to the location and soils shall be restored as a condition for the proposed action. In most cases, coastal sage scrub vegetation shall be the preferred habitat to restore within the biological buffer.

Would the project interfere substantially with
the movement of any native resident or
migratory fish or wildlife species or with
established native resident or migratory wildlife
corridors, or impede the use of native wildlife
nursery sites?
The Rezone Sites are primarily restricted by developed land. Although Rezone Sites 10, 16A, 16B, 18, and 35 are bounded, in part, by undeveloped land, they do not meet the criteria for a wildlife movement corridor as they are restricted by roads and other development.

Additionally, they are not identified as a wildlife movement corridor in the Draft Santee Subarea Plan.

A portion of Rezone Sites 17 and 18 contain areas associated with the San Diego River and its tributaries. While the Draft Santee Subarea Plan identifies the San Diego River as a regionally significant wildlife movement corridor; the Subarea Plan anticipated development of Rezone Sites 17 and 18. Retention of the river corridor outside of these sites would be consistent with the Subarea Plan assumptions for wildlife movement. Any potential impacts to wetland and riparian habitats within Rezone Sites 17 and 18 would be required to comply with State and Federal requirements for wetland avoidance; however, at this level of review impacts to wetland could occur. Application of the mitigation measures to both ministerial and discretionary development projects would ensure impacts to wildlife corridors would be reduced or avoided to a level that would be less than significant.

Refer to MM-BIO-6. Implementation of the mitigation
framework including MM-BIO-6
would reduce potentially significant
impacts to migratory wildlife to a
level that is less than significant.

Would the project conflict with the provisions of
an adopted HCP, NCCP, or other approved
local, regional, or state HCP?
The project would not conflict with an adopted HCP, NCCP, or any other approved local, regional, or state HCP. All future projects (discretionary and by-right) would be required to address sensitive species and vegetation communities identified in the Draft Santee Subarea Plan, and therefore impacts associated with conflicts with an adopted HCP, NCCP, or any other approved local, regional, or state HCP would be less than significant.

Impacts would be less than significant. No mitigation is required. Less than significant Would the project conflict with any local
policies or ordinances protecting biological
resources, such as a tree preservation policy or
ordinance?
The project does not propose any activities that would conflict with local policies or ordinances protecting biological resources. Future development, discretionary or by-right, would not conflict with the City’s adopted regulations pertaining to trees or natural watercourses. All future projects within the Rezone Sites would be required to adhere to these policies and regulations; therefore, impacts would be less than significant.

Impacts would be less than significant. No mitigation is required. Less than significant

4.4 Cultural and Tribal Cultural Resources
Would the project result in a substantial
adverse change in the significance of a
historical resource as defined in Section
15064.5?
While the project does not specifically propose alteration of a known historic resource, it can be assumed that future development within the Rezone Sites could have the potential to directly or indirectly impact resources through such activities. The Rezone Sites have the potential to contain buildings or structures that may be 50 years of age or older at the time of future development and, therefore, may need to be evaluated for historical significance.

Direct impacts to historical resources could potentially result from the physical demolition, destruction, relocation, or alteration of potential historic resources within the project areas.

MM-CUL-1: Applications for future development of project areas, wherein the City Development Services Director has determined a potential for impacts to historical resources, shall be required to comply with the following mitigation framework:
a) Prior to the issuance of any permit for a future development project, the age and original structural integrity and context of any buildings/structures occurring on the project areas shall be Implementation of the mitigation
framework including mitigation
measure MM-CUL-1 would reduce
potentially significant impacts to
historic resources to a level that is
less than significant.

City of Santee Housing Element Rezone Program Implementation PEIR Page S-14
Table S-1
Summary of Environmental Impacts
Threshold Impact Discussion Mitigation Measure Significance After Mitigation Policies 8-1 and 12.1 of the City General Plan (2003) are aimed at the protection of historic buildings. As future projects are planned, they must adhere to these policies and regulations through application of requirements for development review. However, because site-specific details of specific projects are not known at this program-level of analysis including project footprints, project designs, and timelines for development, impacts to historic resources would be considered potentially significant (Impact CUL-1). verified. A staff level evaluation is required in conjunction with the development permit application to verify the age and original structural integrity of all on-site structures. b) For any building/structures in excess of 50 years of age having its original structural integrity intact, a qualified professional historian may be required to determine whether the affected building/structure is historically significant. The evaluation of historic architectural resources shall be based on criteria such as age, location, context, association with an important person or event, uniqueness, or structural integrity, as indicated in CEQA Guidelines Section 15064.5. A historical resource report shall be prepared by a Secretary of Interior’s Standard Historic Architect or Architectural Historian and submitted by the project applicant to the City and shall include the methods used to determine the presence or absence of historical resources, identify potential impacts from the proposed project, evaluate the significance of any historical resources, and identify mitigation measures.
c) Future development at Rezone Site 20 shall be required to obtain the services of Secretary of Interior’s Standard Historic Architect or Registered Architectural Historian to submit a report to the City demonstrating how development adjacent to the Polo Barn would adhere to Secretary of Interior
Standards for the Treatment of Historic Properties and
standards and guidelines prescribed by the State Office of Historic Preservation to ensure indirect impacts are avoided.

Development on Site 20 is not subject to items (a) and (b) above as the Polo Barn is already known to be a significant historical site.

Would the project result in a substantial
adverse change in the significance of an
archaeological resource pursuant to Section
15064.5; religious uses or tribal cultural
resources?
While the project does not specifically propose alteration of the known archaeological resource or ground-disturbing activities such as grading or excavation, future development within the Rezone Sites would have the potential to directly or indirectly impact undiscovered subsurface archaeological resources that have not been evaluated. Policies 8-1 and 8.2 of the City General Plan (2003) are aimed at the protection of prehistoric sites.

As future projects are planned, they would be required to adhere to these policies and regulations through a discretionary review of a ministerial development review process.

Additionally, for certain environmental documents, AB 52 requires early consultation with culturally affiliated tribes in the area that request consultation. However, because site-specific details are not known at this program-level of analysis, potential impacts to archaeological resources or tribal cultural resources would be significant (Impact CUL-2).

MM-CUL-2: Applications for future development, wherein the City Development Services Director has determined a potential for impacts to subsurface archaeological resources, shall be required to comply with the following mitigation framework:

Prior to the issuance of any permit for future development consistent with the project, and if the project has not been surveyed within the last five years, an archaeological survey shall be conducted by a qualified archaeologist to evaluate the presence of archaeological resources and the need for project impact mitigation by preservation, relocation, or other methods. The archaeological survey shall include a records search at the South Coastal Information Center branch of the California Historical Research Information System, to determine if previously recorded prehistoric or historic archaeological resources exist on the housing site. In addition, the Native American Heritage Commission should be Implementation of the mitigation
framework including MM-CUL-2
and MM-CUL 3 would reduce
potentially significant impacts to
surface and subsurface
archaeological resources to a level
that is less than significant.

City of Santee Housing Element Rezone Program Implementation PEIR Page S-15
Table S-1
Summary of Environmental Impacts
Threshold Impact Discussion Mitigation Measure Significance After Mitigation contacted to perform a Sacred Lands File Search. An archaeological resource report detailing the results of the record search, Sacred Lands Search, and the field survey of the project area shall be submitted by the project applicant to the City. The report shall include the methods used to determine the presence or absence of archaeological resources, identify potential impacts from the proposed project, and evaluate the significance of any
archaeological resources identified. If potentially significant impacts to an identified archaeological resource are identified, the report shall also recommend appropriate mitigation to reduce the impacts to below a level of significance, which could include avoidance as the preferred method, a data recovery program, and/or
construction monitoring. All information regarding site locations, Native American human remains, and associated funerary objects should be in a separate confidential addendum and not be made available for public disclosure. Reports shall be submitted to the South Coastal Information Center upon finalization.

CUL-3: Applications for future development wherein the City Development Services Director or a site specific report has determined a potential for discovery of buried archaeological resources shall be required to comply with the following mitigation framework for archaeological and Native American construction monitoring:

Prior to issuance of a grading permit, the City’s Project Planner at the City must verify that the requirements for archaeological and Native American construction monitoring have been noted on the construction documents.

The applicant must provide written verification to the City Project Planner stating that a Secretary of Interior’s Standards qualified archaeologist and Native American monitor have been retained by the owner/applicant to implement construction monitoring.

The qualified archaeologist and Native American monitor shall be invited to attend the pre-construction meeting with the contractor and any subcontractors to describe the goal of construction monitoring.

Archaeological and Native American monitors shall be present during ground-disturbing activities (grubbing, demolition of foundations, grading, trenching) that have the potential to unearth unknown subsurface archaeological deposits or Tribal cultural resources. If archaeological or Tribal cultural resources are discovered, both monitors may halt or divert ground-disturbing City of Santee Housing Element Rezone Program Implementation PEIR Page S-16
Table S-1
Summary of Environmental Impacts
Threshold Impact Discussion Mitigation Measure Significance After Mitigation activities within 50 feet to allow for a determination of the resource’s potential significance. The qualified archaeologist shall notify the City Project Planner of the discovery. Isolates and nonsignificant deposits shall be minimally documented in the field.

Significant archaeological discoveries include intact features, stratified deposits, previously unknown archaeological sites, and human remains.

If a significant discovery is made, the qualified archaeologist shall prepare a data recovery plan in consultation with the Native American monitor to submit for approval by the City Project Planner. The plan shall be implemented using professional archaeological methods. Construction ground disturbing activities, including grubbing, grading, and trenching, would be allowed to resume after the completion of the recovery of an adequate sample and recordation of the discovery.

All cultural material collected during the monitoring and data recovery program shall be processed and curated at a San Diego facility that meets federal standards per 36 CFR Part 79 unless the tribal monitors request the collection.

If human remains are discovered, work shall halt in that area and the procedures set forth in the California Public Resources Code (Sec. 5097.98) and State Health and Safety Code (Sec. 7050.5) will be followed. The qualified archaeologist shall contact the County Coroner.

After the completion of the monitoring, an appropriate report shall be prepared by project archaeologist. If no significant cultural resources are discovered, a brief letter to City Project Planner and South Coastal Information Center shall be prepared by the project archaeologist. If significant cultural resources are discovered, a report with the results of the monitoring and data recovery (including the interpretation of the data within the research context) shall be prepared by project archaeologist, reviewed by a Native American representative, and submitted to the City Project Planner and South Coastal information Center.

Would the project result in the disturbance of
any human remains, including those interred
outside of formal cemeteries?
There are no known burial sites or cemeteries within the vicinity of the Rezone Sites.

Therefore, it is not expected that human remains would be disturbed as a result of construction of the project areas.

In the unlikely event that human remains are discovered, then the provisions set forth in California PRC Section 5097.98 and state Health and Safety Code Section 7050.5 would be implemented in consultation with the assigned Most Likely Descendant as identified by the NAHC. No further construction activities would be permitted until the coroner is contacted, Impacts would be less than significant. No mitigation is required. Less than significant City of Santee Housing Element Rezone Program Implementation PEIR Page S-17
Table S-1
Summary of Environmental Impacts
Threshold Impact Discussion Mitigation Measure Significance After Mitigation as well as any applicable Native American tribes. The City shall be required to comply with the California Native American Graves Protection and Repatriation Act (2001), the federal Native American Graves Protection and Repatriation Act (1990), as well as AB 52 early consultation requirements. As regulations are in place to treat any inadvertent uncovering of human remains during grading, impacts to human remains would be less than significant.

4.5 Geology/Soils
Would the project directly or indirectly cause
potential substantial adverse effects, including
the risk of loss, injury, or death involving:
• Rupture of a known earthquake fault,
• Strong seismic ground shaking,
• Seismic-related ground failure,
including liquefaction,
• Landslides?
or
Would the project be located on a geologic
unit or soil that is unstable, or that would
become unstable as a result of the project, and
potentially result in on- or off-site landslide,
lateral spreading, subsidence, liquefaction or
collapse?
Fault Rupture: The City’s General Plan Safety Element policies are implemented through Section 11.40.130 of the City’s Municipal Code which specifies that a preliminary soils engineering report must be submitted with the application for a grading permit. A preliminary geological investigation and report is required for all land development projects designated as Group I or Group II as defined in the Safety Element. In addition, conformance to building construction standards for seismic safety within the Uniform Building Code (UBC) would ensure that new structures would be able to withstand seismic events within the City.

Therefore, adherence to General Plan Safety Element policies, the City’s Municipal Code, and the UBC would ensure that future development within the Rezone Sites would not cause substantial adverse effects associated with fault rupture, and impacts would be less than significant.

Ground Shaking: The project would increase the allowable number of people and structures that could be exposed to ground shaking during a seismic event. However, future development, whether discretionary or by-right, would be required to comply with General Plan Safety Element policies and the City’s Municipal Code requirements described in Section

4.5.5.1.a above. In addition, conformance to building construction standards for seismic safety within the UBC would ensure that new structures would be able to withstand seismic events within the City. Therefore, adherence to General Plan Safety Element policies, the City’s Municipal Code, and the UBC would ensure that future development within the Rezone Sites would not cause substantial adverse effects associated with ground shaking, and impacts would be less than significant.

Liquefaction and Landslide: All future development, whether discretionary or by-right, would be required to comply with the General Plan Safety Element policies and the City’s Municipal Code requirements described in Section 4.5.5.1.a. In addition, conformance to building construction standards for seismic safety within the UBC would ensure that new structures would be able to withstand seismic events within the City. Therefore, adherence to Safety Element policies, the Municipal Code, and the UBC would ensure that future development within the Rezone Sites would not cause substantial adverse effects associated with liquefaction or landslide, and impacts would be less than significant.

Impacts would be less than significant. No mitigation is required. Less than significant Would the project result in substantial soil
erosion or the loss of topsoil?
Measures implemented to avoid or reduce erosion and sedimentation effects are discussed in Section 4.8, Hydrology and Water Quality. Short-term erosion and sedimentation impacts would be addressed through conformance with the NPDES and associated Municipal Code requirements (Title 9, Chapter 9.06 Stormwater Management and Discharge Control). These regulations require erosion and sedimentation control during construction and implementation of best management practices to avoid erosion and off-site drainage.

Therefore, adherence to applicable Municipal Code requirements would ensure that future development would not result in substantial soil erosion or the loss of topsoil, and impacts would be less than significant.

Impacts would be less than significant. No mitigation is required. Less than significant City of Santee Housing Element Rezone Program Implementation PEIR Page S-18
Table S-1
Summary of Environmental Impacts
Threshold Impact Discussion Mitigation Measure Significance After Mitigation Would the project be located on expansive soil,
as defined in Table 18-1-B of the Uniform
Building Code (1994), creating substantial direct
or indirect risks to life or property?
Future development, whether discretionary or by-right, within the Rezone Sites would be required to adhere to Municipal Code requirements for project-specific geotechnical reports that would ensure site-specific measures are implemented to ensure safe building construction in areas with expansive soils. These reports would provide guidance for the inclusion of proper site planning, design, and construction measures to avoid unfavorable conditions. Adherence to Municipal Code requirements would ensure that future development would not create substantial direct or indirect risks associated with expansive soils, and impacts would be less than significant.

Impacts would be less than significant. No mitigation is required. Less than significant Would the project have soils incapable of
adequately supporting the use of septic tanks
or alternative wastewater disposal systems
where sewers are not available for the disposal
of wastewater?
Due to the urban and built out nature of the Rezone Sites, there is no expectation that septic tanks or alternative wastewater disposal systems would be part of any future development proposal. No impact would occur.

No Impact would occur. No mitigation is required. No Impact.

Would the project directly or indirectly destroy
a unique paleontological resource or site or
unique geologic feature?
Paleontological Resources: Grading into a geologic formation with high or moderate sensitivity has the potential to result in impacts to paleontological resources. At a program level of review, its is not possible to investigate each individual site to determine the depth of geologic formations and identify their associated paleontological sensitivity. For example, while the Rezone Sites are not located on formations with High Sensitivity (Friars and Mission Valley Formation), they could underly formations with moderate sensitivity. If grading were to occur at depths sufficient to disturb a moderate sensitivity 4.0 Environmental Analysis 4.5 Geology/Soils City of Santee Housing Element Rezone Program Implementation PEIR Page

4.5-16 geologic formations with potential paleontological resources, significant impacts could result. Potential impacts to paleontological resources would be significant (Impact GEO-1).

Unique Geological Feature: The Rezone Sites are all located within the City either within existing developed sites or vacant sites with some history of disturbance. Unique geologic features have not been identified at any of the sites. Impacts to unique geology would be less than significant.

Paleontological Resources:

MM-GEO-1: To address potential impacts to paleontological resources, the City shall review the project application materials including the geotechnical report to determine if project grading has the potential to disturb geologic formations with the potential to contain paleontological resources. If grading depths remain within the organic and soil layers, no monitoring would be required. The City may request information from the applicant such as the depth of grading, geologic formations and paleontological sensitivity in order to determine the potential for impacts. In the event grading may disturb geologic formations with a moderate or high potential to contain paleontological resources, the following monitoring program shall be implemented prior to and during grading operations:

Preconstruction Personnel and Repository: Prior to the
commencement of construction, a qualified project paleontologist shall be retained to oversee the mitigation program. A qualified project paleontologist is a person with a doctorate or master’s degree in paleontology or related field and who has knowledge of the County of San Diego paleontology and documented experience in professional paleontological procedures and techniques. In addition, a regional fossil repository, such as the San Diego Natural History Museum, shall be designated by the City of Santee to receive any discovered fossils.

Preconstruction Meeting: The project paleontologist shall attend the preconstruction meeting to consult with the grading and excavation contractors concerning excavation schedules, paleontological field techniques, and safety issues.

With implementation of the
mitigation framework including
MM-GEO-1 which would reduce
potentially significant impacts to
paleontological resources to a level
that is to less than significant
City of Santee Housing Element Rezone Program Implementation PEIR Page S-19
Table S-1
Summary of Environmental Impacts
Threshold Impact Discussion Mitigation Measure Significance After Mitigation Preconstruction Training: The project paleontologist shall conduct a paleontological resource training workshop to be attended by earth excavation personnel.

During-Construction Monitoring: A project paleontologist or paleontological monitor shall be present during all earthwork in formations with moderate to high paleontological sensitivity. A paleontological monitor (working under the direction of the project paleontologist) shall be on site on a full-time basis during all original cutting of previously undisturbed deposits.

During-Construction Fossil Recovery: If fossils are discovered, the project paleontologist (or paleontological monitor) shall recover them. In most cases, fossil salvage can be completed in a short period of time. However, some fossil specimens (e.g., a bone bed or a complete large mammal skeleton) may require an extended salvage period. In these instances, the project paleontologist (or paleontological monitor) has the authority to temporarily direct, divert, or halt grading to allow recovery of fossil remains in a timely manner.

Post-Construction Treatment: Fossil remains collected during monitoring and salvage shall be cleaned, repaired, sorted, and cataloged.

Post-Construction Curation: Prepared fossils, along with copies of all pertinent field notes, photos, and maps, shall be deposited in the designated fossil repository.

Post-Construction Final Report: A final summary paleontological mitigation report that outlines the results of the mitigation program shall be completed and submitted to the City of Santee within two weeks of the completion of each construction phase of the proposed project. This report shall include discussions of the methods used, stratigraphic section(s) exposed, fossils collected, inventory lists of cataloged fossils, and significance of recovered fossils.

4.6 Greenhouse Gas Emissions
Would the project result in GHG emissions that
may have a significant impact on the
environment?
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 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 While the City’s Consistency
Checklist and implementation of
MM-TRA-1 would minimize GHG
impacts associated with future
development at the Rezone Sites,
impacts would not be fully
mitigated. Therefore, impacts
City of Santee Housing Element Rezone Program Implementation PEIR Page S-20
Table S-1
Summary of Environmental Impacts
Threshold Impact Discussion Mitigation Measure Significance After Mitigation would not be adequately addressed through compliance with Sustainable Santee Plan and GHG emissions associated with the project would be significant (Impact GHG-1). 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.

Refer to MM-TRA-1.
associated with GHG emissions
would remain significant and
unavoidable.

Would the project conflict with an applicable
plan, policy, or regulation adopted for the
purpose of reducing the emission of GHGs?
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 GHG2).

Refer to MM-GHG-1 and MM-GHG-2. While implementation of the mitigation framework including
MM-GHG-1 and MM-GHG-2 would
minimize future development’s
inconsistency with GHG related
plans, policies, and regulations,
impacts would not be fully
mitigated. Therefore, impacts
associated with consistency with
plans, policies, or regulations
adopted for the purpose of
reducing the emission of GHGs
would remain significant and
unavoidable.

4.7 Hazards and Hazardous Materials
Would the project create a significant hazard to
the public or the environment through the
routine transport, use, or disposal of hazardous
materials?
or
Routine Use, Transport, Disposal: 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.

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.

Implementation of the mitigation
framework including MM-HAZ-1
would reduce potentially significant
impacts associated with the
accidental release of unknown
hazardous materials during future
City of Santee Housing Element Rezone Program Implementation PEIR Page S-21
Table S-1
Summary of Environmental Impacts
Threshold Impact Discussion Mitigation Measure Significance After Mitigation 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?
or
Would the project emit hazardous emissions or
handle hazardous or acutely hazardous
materials, substances, or waste within onequarter mile of an existing or proposed school? Accidental Release: 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 asbestos-containing dust may cause acute or chronic toxicity.. 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 hazardous materials surface or subsurface hazardous materials on development sites that may be subject to a release during development.

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

Emissions Near a School: None of the Rezone Sites are within 0.25 mile of an existing school and consultation with and notification to the Santee School District would not be required.

Therefore, impacts would be less than significant.
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.
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 construction would be reduced to a
level that is less than significant.

City of Santee Housing Element Rezone Program Implementation PEIR Page S-22
Table S-1
Summary of Environmental Impacts
Threshold Impact Discussion Mitigation Measure Significance After Mitigation such as but not limited to the City of Santee Municipal Code.

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, create a
significant hazard to the public or the
environment?
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.

Impacts would be less than significant. No mitigation is required. Less than significant 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?
A portion of the City is located within the AIA of Gillespie Field. As required by state law, the proposed action has been referred to the ALUC for determination of consistency with the Gillespie Field and MCAS Miramar ALUCPs due to the proposed adoption of zoning changes within the AIA of each airport.

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.

Conformance with City and ALUCP regulations would ensure that future development within the Rezone Sites located within the Gillespie Field and MCAS Miramar AIA would be compatible with all safety measures and design guidelines. Impacts associated with airport hazards would be less than significant.

Impacts would be less than significant. No mitigation is required. Less than significant Would the project impair implementation of or
physically interfere with an adopted emergency
response plan or emergency evacuation plan?
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 MultiJurisdictional 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.

Impacts would be less than significant. No mitigation is required. Less than significant 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?
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.

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. City 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 Impacts would be less than significant. No mitigation is required. Less than significant City of Santee Housing Element Rezone Program Implementation PEIR Page S-23
Table S-1
Summary of Environmental Impacts
Threshold Impact Discussion Mitigation Measure Significance After Mitigation regulations and General Plan policies would ensure impacts associated with risk of wildland fires would be less than significant.

4.8 Hydrology/Water Quality
Would the project violate any water quality
standards or waste discharge requirements or
otherwise substantially degrade surface or
ground water quality.
or
Would the project conflict with or obstruct
implementation of a water quality control plan
or sustainable groundwater management plan?
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.

Impacts would be less than significant. No mitigation is required. Less than significant Would the project substantially decrease
groundwater supplies or interfere substantially
with groundwater recharge such that the
project may impede sustainable groundwater
management of the basin.
or
Would the project substantially degrade
groundwater quality or obstruct
implementation of a sustainable groundwater
management plan?
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 focuses on retention and infiltration of waters on-site. 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 City 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. 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.

Impacts would be less than significant. No mitigation is required. Less than significant 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 off-site;
iii) create or contribute runoff water which
would exceed the capacity of existing or
planned stormwater drainage systems or
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 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.

Impacts would be less than significant. No mitigation is required. Less than significant City of Santee Housing Element Rezone Program Implementation PEIR Page S-24
Table S-1
Summary of Environmental Impacts
Threshold Impact Discussion Mitigation Measure Significance After Mitigation provide substantial additional sources of
polluted runoff; or
iv) impede or redirect flood flows.

In flood hazard, tsunami, or seiche zones,
would the project risk release of pollutants due
to project inundation.

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.

Impacts would be less than significant. No mitigation is required. Less than significant

4.9 Land Use and Planning
Would the project physically divide an
established community?
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.

Impacts would be less than significant. No mitigation is required. Less than significant 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?
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 potentially significant impact (Impact LU-1).

No feasible mitigation is available to reduce the potential conflict between the allowable density within the airport safety zones and the proposed Rezone Sites.

Because there is no feasible
mitigation is available to reduce the
potential conflict between the
allowable density within the airport
safety zones and the proposed
Rezone Sites impacts would remain
significant and unavoidable.

4.10 Noise
Would the project result in generation of a
substantial temporary or permanent increase in
ambient noise levels in the vicinity of the
project in excess of standards established in the
local general plan or noise ordinance, or
applicable standards of other agencies?
a. Vehicle Traffic Noise
Increase in Ambient Noise: Buildout of the project would result in a significant noise increase over existing ambient noise levels at nine of the analyzed roadway segments. The Noise Element contains Policies 2.2 and 2.3 that requires new development to mitigate the noise impact to existing uses resulting from new development. Possible noise-reduction measures would include retrofitting older homes with new window and door components with higher sound transmission class (STC) ratings. However, for existing uses, it cannot be determined whether the existing structures contain adequate attenuation to reduce interior noise to the 45 dB(A) Ldn standard nor what measures would be required to retrofit these structures.

Therefore, impacts associated with increases in ambient noise levels to existing sensitive land uses would be potentially significant (Impact NOS-1).

Land Use Compatibility:

Future development at the Rezone Sites could expose sensitive receivers to exterior noise levels that exceed 65 CNEL. Exterior noise levels are projected to exceed 65 dB(A) Ldn at the following Rezone Sites: Sites 1 through 10, Sites 17 and 18, Sites 20A and 20B, Site 24, Site 25, and Site 29. Therefore, impacts to sensitive receivers from exterior noise levels from vehicle traffic at these Rezone Sites would be significant (Impact NOS-2).

Regarding interior noise, as required by the CCRs (see Section 4.10.2.1), future ministerial and discretionary projects would be required to demonstrate that interior noise levels would be reduced to 45 dB(A) Ldn or less. Therefore, vehicle traffic noise affecting building interiors would be less than significant.
b. Stationary Noise
a. Vehicle Traffic Noise
Increase in Ambient Noise: There is no feasible mitigation to available to determine the adequacy of existing structure’s ability to attenuation interior noise levels, Land Use Compatibility:

The following mitigation measure would address potentially significant impacts related to land use compatibility criteria associated with future development within the Rezone Sites.

MM-NOS-1: Applications for future development, where the City has determined a potential for land use compatibility impacts related to vehicle traffic, shall be required to comply with the following mitigation measure:

Prior to the issuance of a permit to develop at the Rezone Sites, the City shall assess whether proposed noise-sensitive receivers or associated noise-sensitive exterior use areas would be subject to transportation noise levels that potentially conflict with policies established in the City General Plan. Based on the analysis herein, the following sites are anticipated to require implementation of this measure: Sites 1 through 10, Sites 17 and 18, Sites 20A and 20B, Site 24, Site 25, and Site 29. Where noise levels would potentially conflict with City policies, the City shall require preparation of a noise technical analysis by a qualified professional that demonstrates (1) noise levels would not exceed the City’s General a. Vehicle Traffic Noise
Increase in Ambient Noise:

Impacts to existing sensitive land
uses due to the increase in ambient
noise levels associated with
buildout of the Rezone Sites would
remain significant and unmitigated.

Land Use Compatibility:

Implementation of the mitigation
framework including MM-NOS-1,
would reduce potentially significant
impacts associated with
transportation noise sources to a
level that is less than significant.
b. Stationary Noise
Less than significant.
c. Construction Noise
Implementation of the mitigation
framework including mitigation
measure MM-NOS-2 would reduce
potentially significant impacts
associated with construction noise
City of Santee Housing Element Rezone Program Implementation PEIR Page S-25
Table S-1
Summary of Environmental Impacts
Threshold Impact Discussion Mitigation Measure Significance After Mitigation The City requires that noise from new stationary sources comply with the requirements of the City’s Noise Abatement and Control Ordinance, which provides general noise regulations, prohibits disturbing, excessive or offensive noises, and places noise limitations on motorized equipment and loading and unloading operations. Noise Abatement and Control Ordinance requirements would reduce nuisances to sensitive land uses. With enforcement of the Noise Abatement and Control Ordinance, noise impacts associated with stationary sources of noise would be less than significant. c. Construction Noise
Construction activities associated with any individual development may occur near noisesensitive receptors and noise disturbances may occur. Without project-specific information to evaluate potential construction noise impacts and specific distances to sensitive receptors, impacts are considered significant at this programmatic level of review (Impact NOS-3).

Plan Noise Element compatibility guidelines, or (2) noise levels which already exceed the levels considered compatible for that use are not increased by 3 dB or more. In lieu of detailed analysis, the City will accept information demonstrating that noise reduction techniques have been incorporated that would reduce noise levels at exterior use areas consistent with City standards Noise reduction techniques may include site design (including building orientation) that provides noise barriers free of gaps and obstructs line-of-sight between the source and receiver, and has a weight of at least 2 pounds per square foot, or other noise reduction technique as applicable.
b. Stationary Noise
Impacts would be less than significant. No mitigation is required. c. Construction Noise
MM-NOS-2: The City shall review applications for future development to determine applicability of a Construction Noise Best Management Plan. An applicant may provide site-specific noise generation information demonstrating that construction activities will not exceed 75 dB at the nearest sensitive receptor. If this site-specific information is not provided, a construction best management plan shall be required when the construction site is located within 150 feet of a sensitive receptor. The criteria of 150 feet is provided as a screening tool for use by the City, based on an average construction noise level of 83 dB, attenuating to 75 dB at 150 feet.

Construction Noise Best Management Practice Plan
Where applicable based on the criteria provided above, the City shall require preparation and implementation of a best
management practice plan that demonstrates how noise levels would be minimized to comply with the time of day restrictions and notification requirements of Santee Municipal Code Section

5.04.090.

Noise reduction measures can include, but are not limited to, the following:

1. Construction equipment with a manufacturer’s noise rating of 85 dB(A) 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 to a level that is less than
significant.

City of Santee Housing Element Rezone Program Implementation PEIR Page S-26
Table S-1
Summary of Environmental Impacts
Threshold Impact Discussion Mitigation Measure Significance After Mitigation by the City and describe the proposed project and the
expected duration of work and provide a point of contact to resolve noise complaints.

2. Idling times for noise-generating equipment used in
demolition, construction, site preparation, and related activities shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to
5 minutes.

3. Demolition, construction, site preparation, and related activities within 100 feet from the edge of properties with existing, occupied noise-sensitive uses shall incorporate all feasible strategies to reduce noise exposure for noise-sensitive uses, including:
• Provide written notice to applicable noise-sensitive land uses at least two weeks prior to the start of each
construction phase of the construction schedule;
• Ensure that construction equipment is properly maintained and equipped with noise control components, such as
mufflers, in accordance with manufacturers’ specifications; • Re-route construction equipment away from adjacent
noise-sensitive uses;
• Locate noisy construction equipment away from
surrounding noise-sensitive uses;
• Use sound aprons or temporary noise enclosures around noise-generating equipment;
• Position storage of waste materials, earth, and other supplies in a manner that will function as a noise barrier for surrounding noise-sensitive uses;
• Use the quietest practical type of equipment;
• Use electric powered equipment instead of diesel or
gasoline engine powered equipment;
• Use shrouding or shielding and intake and exhaust
silencers/mufflers; and
• Other effective and feasible strategies to reduce
construction noise exposure for surrounding noisesensitive uses.

4. For construction of buildings that require the installation of piles, an alternative to installation of piles by hammering shall be used where sensitive receptors are located within 150 feet.

This could include the use of augured holes for cast-in place piles, installation through vibration or hydraulic insertion, or another low-noise technique.

City of Santee Housing Element Rezone Program Implementation PEIR Page S-27
Table S-1
Summary of Environmental Impacts
Threshold Impact Discussion Mitigation Measure Significance After Mitigation Would the project result in generation of
excessive groundborne vibration or ground
borne noise levels?
Construction details, locations, and equipment for future project-level developments under the project are not known at this time but may cause vibration impacts. Impacts related to vibration associated with future development within the Rezone Sites would be potentially significant (Impacts NOS-4).

MM-NOS-3: Applications for future development, where the City has determined a potential for vibration impacts in relation to sensitive receptors, shall be required to comply with the following mitigation measure:

Prior to the issuance of a permit to develop at the Rezone Sites, the City shall determine whether the construction process will require equipment or activities that may result in vibration, such as pile driving. For projects requiring pile driving during construction within 135 feet of fragile structures, such as historical resources, 100 feet of non-engineered timber and masonry buildings (e.g., most residential buildings), or within 75 feet of engineered concrete and masonry (no plaster); or a vibratory roller within 25 feet of any structure, the project applicant shall prepare a noise and vibration analysis to assess and mitigate potential noise and vibration impacts related to these activities. These distances are based on reference vibration levels generated by pile drivers and vibratory rollers and standard vibration propagation rates as published by the Federal Transit Administration Transit Noise and Vibration Impact Assessment Manual (FTA 2018). This noise and vibration analysis shall be conducted by a qualified and experienced acoustical consultant or engineer. The vibration levels shall not exceed Federal Transit Administration architectural damage thresholds (e.g., 0.12 inches per second [in/sec] peak particle velocity [PPV] for fragile or historical resources, 0.2 in/sec PPV for non-engineered timber and masonry buildings, and 0.3 in/sec PPV for engineered concrete and masonry). If vibration levels would exceed this threshold, alternative uses such as drilling piles as opposed to pile driving, and static rollers as opposed to vibratory rollers shall be used. If necessary, construction vibration monitoring shall be conducted to ensure vibration thresholds are not exceeded.

Implementation of the mitigation
framework including MM-NOS-3
would reduce potentially significant
impacts associated with
groundborne vibration to level that
is less than significant.

Would the project be 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, and expose people residing or
working in the area to excessive noise levels?
Gillespie Field Airport and MCAS Miramar are located in the vicinity of the City. Gillespie Field is located outside the City limits, within the adjacent City of El Cajon, and lands adjacent to the western boundary of the northern portion of the City are part of MCAS Miramar. Figure 4.10- 3 shows the Gillespie Field and MCAS Miramar noise contours. As shown, the Rezone Sites are located outside the aircraft noise contours. Therefore, the project would not expose people to significant aircraft noise levels. Impacts would be less than significant.

Impacts would be less than significant. No mitigation is required. Less than significant

4.11 Population/Housing
Would the project induce substantial unplanned
population growth in an area, either directly (for
example, by proposing new homes and
businesses) or indirectly (for example, through
extension of roads or other infrastructure)?
The project would facilitate land use changes in the City that would allow the City to achieve their housing goals. The project would further implement state requirements to allow for ministerial approvals of certain housing projects that include an affordable component, which would facilitate and encourage construction of housing in the City. The project would not induce substantial unplanned population growth as all rezones are located within existing developed areas with access to services, roadways, and utilities. Therefore, the project would not induce unplanned population growth, and impacts would be less than significant.

Impacts would be less than significant. No mitigation would be required. Less than significant City of Santee Housing Element Rezone Program Implementation PEIR Page S-28
Table S-1
Summary of Environmental Impacts
Threshold Impact Discussion Mitigation Measure Significance After Mitigation Would the project displace substantial numbers
of existing people or housing, necessitating the
construction of replacement housing
elsewhere?
Future redevelopment within Rezone Sites that support residential land uses would have the potential to displace some people and housing through demolition of existing residential structures. However, for each home that would be removed, more housing units would be provided in its place which would accommodate more people and ensure no net loss of housing. Therefore, impacts would be less than significant.

Impacts would be less than significant. No mitigation would be required. Less than significant

4.12 Public Services and Recreation
Would the project result in substantial adverse
physical impacts associated with the provision
of new or physically altered governmental
facilities, need for new or physically altered
governmental facilities, the construction of
which could cause significant environmental
impacts, in order to maintain acceptable service
ratios, response times or other performance
objectives for any of the public services:
• Fire Protection;
• Police Protection;
• Schools;
• Parks/Recreational Facilities
• Other Public Facilities?
Fire Protection:

Future discretionary and/or by-right development within the Rezone Sites would not directly result in sufficient demand to require construction of new fire facilities. While each incremental housing development would pay DIF toward anticipated fire facility needs, the project would not warrant construction of a new facility at this time. Construction of any future fire facilities would be evaluated under a separate environmental review and approval.

Project impacts associated with construction of fire protection facilities would be less than significant.

Police Protection:

Future discretionary and/or by-right development within the Rezone Sites would not directly result in sufficient demand to require construction of new police facilities, since each incremental housing development would pay DIF toward anticipated facility needs, and the City’s police department would be involved in the development review process. Construction of any future police facilities would be evaluated under a separate environmental review and approval. Project impacts associated with construction of police facilities would be less than significant.

Schools:

Development within the Rezone Sites would not directly result in sufficient demand to require construction of new school facilities, based on the capacity at existing schools and the fact that future housing development would be required to pay its SB 50 share as required by the SSD and GUHSD toward anticipated facility needs. Construction of any future school facilities would under a separate environmental review and approval. Payment of GUHSD fees consistent with SB 50 and would ensure that impacts associated with construction of schools would be less than significant.

Other Public Facilities:

Development within the Rezone Sites would not directly result in sufficient demand to require construction of new library facilities, since each incremental housing development would pay its fair share toward anticipated library facility needs. Construction of any future library facilities would under a separate environmental review and approval. Project impacts associated with construction of libraries would be less than significant.

Impacts would be less than significant. No mitigation is required. Less than Significant Would the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial
physical deterioration of the facility would occur
or be accelerated?
Development within the Rezone Sites would not directly result in sufficient demand to require construction of new park facilities, since each incremental housing development would pay its fair share toward anticipated park needs. Construction of any future parks would be under a separate environmental review and approval. Impacts associated with park and recreation facilities would be less than significant.

Impacts would be less than significant. No mitigation is required. Less than significant City of Santee Housing Element Rezone Program Implementation PEIR Page S-29
Table S-1
Summary of Environmental Impacts
Threshold Impact Discussion Mitigation Measure Significance After Mitigation or
Would the project include recreational facilities
or require the construction or expansion of
recreational facilities which might have an
adverse physical effect on the environment?

4.14 Transportation
Would the project conflict with a plan,
ordinance, or policy addressing the circulation
system, including transit, roadway, bicycle, and
pedestrian facilities?
Ministerial and discretionary development at the Rezone Sites would adhere to an engineering and policy review that would ensure consistency with applicable policies related to transit, roadway, bicycle, and pedestrian facilities. Therefore, the project would not conflict with a plan, ordinance, or policy addressing the circulation system, and impacts would be less than significant.

Impacts would be less than significant. No mitigation is required. Less than significant Would the project conflict or be inconsistent
with CEQA Guidelines Section 15064.3,
subdivision (b)?
Future development of the Rezone Sites in conjunction with the project would change the Citywide VMT efficiency to 18.7 compared to 20.5 under the Base Year (2016), representing a slight increase in VMT efficiency with the project. However, this VMT efficiency of 18.7 with the project represents 98 percent of the citywide average, which exceeds the VMT significance threshold. Therefore, projected VMT per capita with the project would exceed the 85 percent threshold representing a significant impact (Impact TRA-1).

MM-TRA-1: The City shall require implementation of applicable Mobility Element Policies that would support VMT reductions for individual projects. Specifically, the City shall require that future projects are compliant with Mobility Element Policies 9.1 through 9.5, which encourage the use of Transportation Demand Management (TDM) strategies, such as ride sharing programs, flexible work schedule programs, and incentives for employees to use transit. Additionally, alternative transportation modes, such as walking, cycling and public transit are encouraged to reduce peak hour vehicular trips, save energy, and improve air quality. Sample TDM measures that may be applied at the project-level are provided below:
• Increase mixed-use development
• Increase transit accessibility
• Provide pedestrian network improvement along project
frontage
• Provide bicycle network improvement along project frontage • Provide bicycle parking and bike lockers
• Implement subsidized or discounted transit passes
• Provide rider-sharing programs
• Implement commute trip reduction marketing
• Implement school pool program
• Implement bike-sharing or micro mobility program
• Provide local shuttle to connect visitors to different attractions throughout the City
Additional measures can be found in the California Air Pollution Control Officers Association Quantifying Greenhouse Gas Mitigation Measures report
(http://www.aqmd.gov/docs/defaultsource/ceqa/handbook/capcoaquantifying-greenhouse-gas-mitigation-measures.pdf).

Mitigation measures should be consistent with the City’s Active Transportation Plan.

While implementation of the
mitigation framework including
MM-TRA-1, VMT impacts
associated with future development
at the Rezone Sites, impacts would
be reduced but not be fully
mitigated. Therefore, impacts
associated with VMT would remain
significant and unavoidable.

Would the project substantially increase
hazards due to a geometric design feature (e.g.,
The project does not propose any changes to the existing roadway network. Future sitespecific development would be designed consistent with established roadway design Impacts would be less than significant. No mitigation is required. Less than significant City of Santee Housing Element Rezone Program Implementation PEIR Page S-30
Table S-1
Summary of Environmental Impacts
Threshold Impact Discussion Mitigation Measure Significance After Mitigation sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)?
standards. Therefore, the project would not substantially increase hazards, and impacts would be less than significant.

Would the project result in inadequate
emergency access?
The project does not propose any changes to the existing roadway network. Access for future site-specific development to the existing roadway network would be configured consistent with established roadway design standards that would allow for emergency access. The City would continue to implement the Santee Emergency Operations Plan to ensure adequate emergency access within the City. Therefore, the project would not result in inadequate emergency access, and impacts would be less than significant.

Impacts would be less than significant. No mitigation is required. Less than Significant

4.14 Public Utilities
Would the project require or result in the
relocation or construction of new or expanded
water, wastewater treatment or storm water
drainage, electric power, natural gas, or
telecommunications facilities, the construction
or relocation of which could cause significant
environmental effects?
The Rezone Sites are located within existing developed areas with access to utility infrastructure and no major upgrades or expansions to Citywide infrastructure is anticipated to serve the project’s water, wastewater, stormwater or other utility needs. Although it is anticipated that future projects would require localized utility extensions or improvements.

Any localized connections would be evaluated as part of each site-specific development proposal. All projects whether discretionary or ministerial would be reviewed for conformance with local regulations and adherence to General Plan policies; however, physical impacts associated with localized utility infrastructure improvements and relocations associated with the future development of the Rezone Sites are not known at this program level. Therefore, impacts associated with utility improvements would be a potentially significant impact (Impact UTIL-1).

See MM-VIS-1, MM-AQ-1, MM-BIO-1 through MM-BIO-6, MM-CUL-1 through MMCUL-3, MM-GEO-1, MM-GHG-1 and MM-GHG-2, MM-HAZ-1, MM-NOS-1 through MM-NOS-3, and MM-TRA-1.

Implementation of the mitigation
framework including MM-VIS-1,
MM-AQ-1, MM-BIO-1 through MMBIO-6, MM-CUL-1 through MMCUL-3, MM-GEO-1, MM-GHG-1 and MM-GHG-2, MM-HAZ-1, MMNOS-1 through MM-NOS-3, and
MM-TRA-1 would reduce
potentially significant impacts
associated with expansion of utility
facilities to a level that is less than
significant.

Would the project have sufficient water supplies
available to serve the project and reasonably
foreseeable future development during normal,
dry and multiple dry years?
Future residential projects anticipated in the Rezone Sites would be required to adhere to state and local water conservation and efficiency measures. Based on the water efficiency of multi-family development and existing regulations that require new construction to be water efficient future development consistent with the proposed rezones would affect the ability of PDMWD to plan for adequate water supplies within the City during normal, dry, and multiple dry years. Impacts would be less than significant.

Impacts would be less than significant. No mitigation is required. Less than Significant Would the project result in a determination by
the wastewater treatment provider which serves
or may serve the project that it has adequate
capacity to serve the project’s projected
demand in addition to the provider’s existing
commitments?
Future development at the Rezone Sites is located within existing developed areas with access to utility infrastructure. No development is proposed as part of the project; however, it is anticipated that future projects would generate wastewater that would add to the providers existing commitments. Based on the PDMWD existing facility capacity and expansion plans for the Ray Stoyer WRF in addition to the water efficiency of multi-family residential development, the project would not result in a determination by the wastewater treatment provider that it does not have adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments. All projects whether discretionary or ministerial would be reviewed for conformance with local regulations and adherence to General Plan policies. Therefore, through regulatory conformance, impacts associated with the adequacy of infrastructure and capacity related to wastewater services would be less than significant.

Impacts would be less than significant. No mitigation is required. Less than Significant Would the project generate solid waste in
excess of state or local standards, or in excess
of the capacity of local infrastructure, or
otherwise impair the attainment of solid waste
reduction goals?
Future development at the Rezone Sites is located within existing developed areas with access to solid waste disposal services. No development is proposed as part of the project; however, it is anticipated that future projects would result in an increased in solid waste generation. Solid waste requirements associated with the future development of the Rezone Sites would be evaluated upon submittal of project specific development plans. All projects whether discretionary or ministerial would be reviewed for conformance with state and local Impacts would be less than significant. No mitigation is required. Less than Significant City of Santee Housing Element Rezone Program Implementation PEIR Page S-31
Table S-1
Summary of Environmental Impacts
Threshold Impact Discussion Mitigation Measure Significance After Mitigation or
Would the project comply with federal, state, or
local management and reduction statutes and
regulations related to solid waste?
regulations and adherence to General Plan policies. Therefore, through regulatory conformance, impacts associated with the solid waste disposal and capacity would be less than significant.

4.15 Wildfire
Would the project substantially impair an
adopted emergency response plan or
emergency evacuation plan?
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 MHMP specific hazard mitigation goals, objectives, and related actions. Therefore, buildout of the Rezone Sites and Graves Avenue Rezone Sites would not conflict with emergency response, and impacts would be less than significant.

Impacts would be less than significant. No mitigation is required. Less than Significant Would the project, due to slope, prevailing
winds, and other factors, exacerbate wildfire
risks, and thereby expose project occupants to
pollutant concentrations from a wildfire or the
uncontrolled spread of a wildfire?
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 WUIA shall have a minimum of 100 horizontal feet of “fuel modified” defensible space between structures and wildland areas. City 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.

Impacts would be less than significant. No mitigation is required. Less than Significant Would the project require the installation or
maintenance of associated infrastructure (such
as roads, fuel breaks, emergency water sources,
power lines or other utilities) that may
exacerbate fire risk or that may result in
temporary or ongoing impacts to the
environment?
Future development within the Housing Sites, whether discretionary or by-right, would be required to adhere to all regulatory requirements in place to minimize wildfire hazards including applicable sections of the City fire and building codes, and requirements from the fire chief that would be identified during future building permit reviews. Therefore, buildout of the project would not exacerbate fire risk or result in temporary or ongoing impacts on the environment. Impacts associated with the installation or maintenance of associated infrastructure would be less than significant.

Impacts would be less than significant. No mitigation is required. Less than Significant Would the project expose people or structures
to significant risks, including downslope or
downstream flooding or landslides, as a result
of runoff, post-fire slope instability, or drainage
changes?
Development of the Rezone Sites would be required to comply with applicable regulations and policies related to flooding, drainage patterns, and landslides. Therefore, the project would not expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes, and impacts would be less than significant.

Impacts would be less than significant. No mitigation is required. Less than Significant

1.0 Introduction
City of Santee Housing Element Rezone Program Implementation PEIR

Chapter 1
Introduction
This Program Environmental Impact Report (PEIR; State Clearinghouse House [SCH] No. 2021100263) has been prepared to address potential environmental effects associated with the City of Santee (City) 6th Cycle Housing Element Rezone Program (project). The project includes key component parts as follows: (1) implementation of Program 9 of the 6th Cycle Housing Element which commits the City to evaluate rezone sites as appropriate to achieve adequate housing capacity; (2) implementation of Program 10 of the 6th Cycle Housing Element to allow by-right approval of housing development where the project proponent voluntarily includes 20 percent of the units as affordable to lower income households; and (3) rezoning of two properties (not part of the Housing Element Sites Inventory) located on Graves Avenue.

The sites included in the analysis are detailed in Chapter 3.0 and include 25 potential rezone housing sites and the two sites located on Graves Avenue, collectively referred to as the Rezone Sites. Buildout of the project is anticipated to occur over a 20+ year horizon. A detailed description of the project, including the required discretionary approvals, is provided in the Project Description in Chapter 3.0 of this PEIR.

1.1 PEIR Purpose and Legal Authority

1.1.1 PEIR Purpose
In accordance with the California Environmental Quality Act (CEQA) Guidelines Section 15121, the purpose of this PEIR is to provide public agency decision-makers and members of the public with detailed information about the potential significant environmental effects of the project, possible ways to reduce its significant effects, and reasonable alternatives that would reduce or avoid identified significant effects.

1.1.2 PEIR Legal Authority
This PEIR has been prepared by the City as lead agency, in compliance with the criteria, standards, and procedures of CEQA of 1970 as amended (Public Resources Code, Section 21000 et seq.), and the CEQA Guidelines (California Code of Regulations, Title 14, Section 15000 et seq.).

1.1.2.1 Lead Agency
The City is the lead agency for the project, pursuant to Article 4 (Sections 15050 and 15051) of the CEQA Guidelines. The lead agency, as defined by CEQA Guidelines Section 15367, is the public agency that has the principal responsibility and authority for carrying out or approving a proposed project. As lead agency, the City of Santee Development Services Department conducted a

1.0 Introduction
City of Santee Housing Element Rezone Program Implementation PEIR

preliminary review of the project and determined that a PEIR was required. The analysis and findings in this PEIR reflect the independent, impartial conclusions of the City.

1.1.2.2 Responsible and Trustee Agencies
In accordance with CEQA, this PEIR is prepared for review and use by Responsible and Trustee state agencies. Responsible Agencies are defined in CEQA Guidelines Section 15381 as those agencies that have discretionary authority over one or more actions involved with project implementation. Trustee Agencies are defined by CEQA Guidelines Section 15386 as state agencies that have jurisdiction by law over natural resources affected by a project that are held in trust for the people of the state of California.

Responsible/Trustee Agencies for the proposed project include, but are not limited to:
• San Diego County Air Pollution Control District (SDAPCD), • San Diego Regional Water Quality Control Board (RWQCB), • California Department of Housing and Community Development (HCD), and • California Department of Transportation (Caltrans).

The SDAPCD is an agency that regulates sources of air pollution within the County and would be responsible for issuing permits for construction of future projects associated with the Rezone Program. The RWQCB regulates water quality through monitoring of compliance with the regional water quality permit (or “general permit”) in accordance with the Clean Water Act Section 401 certification process. The RWQCB would have the responsibility of approving the Notice of Intent to comply with the terms of the general permit to discharge storm water associated with future construction activity allowed by the Rezone Program. The RWQCB would also be a Trustee Agency as it holds regional water quality in its trust through the National Pollutant Discharge Elimination System compliance review process. As a responsible agency, the HCD has stated that through the adoption of the proposed zoning, the City’s Housing Element would be in conformance with state law. Additionally, Caltrans is an agency that is responsible for the state highway system, including freeway entrance and exit ramps.

1.2 PEIR Type, Scope, Organization, and Content

1.2.1 Type of PEIR
This EIR has been prepared as a PEIR, as defined in Section 15168 of the CEQA Guidelines. A PEIR is recommended for a series of actions that are related geographically, as logical parts in a chain of contemplated actions, or in connection with the issuance of plans that govern the conduct of a continuing program [per CEQA Guidelines, Section 15168(a)]. The advantages of a PEIR include the ability to provide a more exhaustive consideration of alternatives and cumulative effects than might be possible in a single project-specific PEIR; to avoid duplication of basic policy considerations; and to provide the lead agency with the ability to consider broad program-wide policies and mitigation measures that would apply to specific projects within the overall program [CEQA Guidelines, Section 15168 (b)].

1.0 Introduction
City of Santee Housing Element Rezone Program Implementation PEIR

1.2.2 PEIR Scope
The scope of analysis for this PEIR was determined by the City as a result of initial project review, consideration of agency and public comments received in response to the Notice of Preparation (NOP) circulated October 15, 2021, and a scoping meeting held on Wednesday, November 3, 2021.

The NOP and letters received in response are included in Appendix A of this PEIR.

Through these scoping activities, the project was determined to have the potential to result in the following significant environmental impacts:
• Aesthetics • Land Use and Planning
• Air Quality • Noise
• Biological Resources • Population and Housing
• Cultural and Tribal Cultural Resources • Public Services and Recreation • Geology/Soils • Transportation
• Greenhouse Gas Emissions • Utilities and Service System • Hazards and Hazardous Materials • Wildfire
• Hydrology and Water Quality
These issues are evaluated in Chapter 4.0 of this PEIR. Pursuant to CEQA Guidelines Section 15126.6(e)(3)(A), impacts are identified as direct or indirect, short-term or long-term, and assessed on a “plan-to-ground” basis. The “plan-to-ground” analysis addresses the changes or impacts that would result from implementation of the project compared to existing ground conditions. An analysis of the impacts of the project compared to existing adopted plans, a “plan-to-plan” analysis, is presented within Chapter 9.0, Project Alternatives, under the No Project (Adopted Plan) Alternative.

1.2.3 PEIR Organization and Content

1.2.3.1 Organization and Content
The PEIR has been organized in accordance with the most recent CEQA Guidelines. A brief summary of the organization and content of this PEIR is provided below:
• Executive Summary provides a brief description of the project, identification of areas of controversy, a summary of the PEIR analysis, and a summary table identifying significant impacts, proposed mitigation measures, and impact level after mitigation. A summary of the project alternatives and a comparison of the potential impacts of the alternatives with those of the project are also included.
• Chapter 1.0, Introduction contains an overview of the legal authority, purpose, and intended uses of the PEIR, as well as its scope and organization. It also provides a discussion of the CEQA environmental review process, including opportunities for public involvement.

1.0 Introduction
City of Santee Housing Element Rezone Program Implementation PEIR

• Chapter 2.0, Environmental Setting provides a description of the project’s regional and local setting including its locational context, existing physical characteristics and land use, available public infrastructure and services, and relationship to other relevant plans. • Chapter 3.0, Project Description provides a detailed description of the project, including background on its development, its main objectives, and key features. The discretionary actions required to implement the project are also described.
• Chapter 4.0, Environmental Analysis contains an evaluation of potential impacts for the environmental issues identified in the PEIR scope. Each issue evaluation includes discussion of the existing conditions, including the existing regulatory framework, identification of the thresholds and methodology for determining the significance of impacts, an assessment of potential impacts, and an evaluation of the significance of the impacts in light of the existing regulatory framework and/or new standards proposed in conjunction with the Rezone Program. Where analysis demonstrates that potentially significant impacts could occur, an outline of the regulatory framework, including new project standards is provided and a conclusion regarding the adequacy of the regulatory framework and significance of the impact after consideration of the regulatory framework is stated. • Chapter 5.0, Significant Unavoidable Environmental Effects/Significant Irreversible Environmental Changes/Energy discusses the significant unavoidable or irreversible impacts that would occur with project implementation. This chapter also describes the potentially significant irreversible changes that may be expected with implementation of the project and addresses the use of nonrenewable resources during construction and operations of future development. A discussion related to energy, pursuant to Appendix F of the CEQA Guidelines also is included.
• Chapter 6.0, Growth Inducement evaluates the potential for the project to induce economic or population growth, either directly or indirectly, within the project area and region. • Chapter 7.0, Cumulative Impacts identifies the impacts of the project in combination with other planned and future development in the region.
• Chapter 8.0, Effects Found Not to be Significant identifies all of the issues determined in the scoping and preliminary environmental review process to be not significant based on CEQA criteria, and briefly summarizes the basis for these determinations. • Chapter 9.0, Alternatives provides a description and comparative analysis of alternatives to the project, including a No Project (Adopted Plan) Alternative and a Reduced Project Alternative.

A summary and tabular comparison of the Rezone Program and the alternatives is included in Chapter 9.0. Finally, as required by CEQA Guidelines Section 15126.6(e)(2), the PEIR identifies the environmentally superior alternative.
• Chapter 10.0, References Cited lists all of the reference materials cited in the PEIR. • Chapter 11.0, Individuals and Agencies Consulted identifies all of the individuals and agencies consulted during preparation of the PEIR.

1.0 Introduction
City of Santee Housing Element Rezone Program Implementation PEIR

• Chapter 12.0, Certification identifies all of the agencies, organizations, and individuals responsible for the preparation of the PEIR.
• Chapter 13.0, Mitigation Monitoring and Reporting Program documents all the mitigation measures identified in the EIR and required as part of the project.

1.2.3.2 Technical Appendices
Technical appendices, used as a basis for much of the environmental analysis in the PEIR, have been summarized in the PEIR, and are printed under separate cover as part of the PEIR. The technical appendices are available for review at the City of Santee Development Services Department at 10601 Magnolia Avenue, Santee, California 92071.

1.2.3.3 Incorporation by Reference
As permitted by CEQA Guidelines Section 15150, this PEIR has referenced several technical studies and reports. Information from these documents has been briefly summarized in this PEIR, and the relationship to this PEIR described. These documents are included in Chapter 10.0, References Cited, and are hereby incorporated by reference. They are available for review at the City of Santee Development Services Department at 10601 Magnolia Avenue, Santee, California 92071.

1.3 PEIR Intended Use and Review Process

1.3.1 PEIR Intended Use
This document is intended to be used by the City, as lead agency, in evaluating the project and related amendments. In addition, as a PEIR, this document is intended to be used by the City when taking action on subsequent applications for development within the project areas to ensure compliance with applicable regulations and mitigation framework included in this PEIR.

1.3.2 PEIR Process
The PEIR review and certification process occurs in two basic stages. The first stage is the Draft PEIR, which offers agencies and the public the opportunity to comment on the document. The second stage is the Final PEIR, which provides the basis for approving the project.

1.3.2.1 Draft PEIR
In accordance with Sections 15085 and 15087(a)(1) of the CEQA Guidelines and the City’s CEQA Supplemental Regulations, upon completion of the Draft PEIR a Notice of Completion is filed with the State Office of Planning and Research and Notice of Availability of the Draft PEIR is issued in a newspaper of general circulation in the area.

The Draft PEIR is distributed for review to the public and interested and affected agencies for the purpose of providing comments “on the sufficiency of the document in identifying and analyzing the

1.0 Introduction
City of Santee Housing Element Rezone Program Implementation PEIR

possible impacts on the environment and ways in which the significant effects of the project might be avoided or mitigated” (Section 15204, CEQA Guidelines).

The Draft PEIR and all related technical studies are available for review during the public review period at the offices of the City of Santee Development Services Department at 10601 Magnolia Avenue, Santee, California 92071. Copies of the Draft PEIR are also available at the following public location:

San Diego County Library
Reference Desk
9225 Carlton Hills Boulevard #17
Santee, CA 92071
The Draft PEIR can be downloaded from the City’s website at:
https://www.cityofsanteeca.gov/services/project-environmental-review

1.3.2.2 Final PEIR
Following public review of the Draft PEIR, the City will provide written responses to comments per CEQA Guidelines Section 15088 and will consider all comments in making its decision whether to certify the Final PEIR. Responses to the comments received during public review, associated revisions to the Draft PEIR sections, a Mitigation Monitoring and Reporting Program, Findings of Fact, and a Statement of Overriding Considerations (if applicable for any impacts identified in the Draft PEIR as significant and unmitigated) will be prepared and compiled as part of the Final PEIR. The PEIR identified significant and unavoidable impacts to air quality, greenhouse gas emissions, noise and transportation; therefore, a Findings of Fact and a Statement of Overriding Considerations have been prepared.

The culmination of this process is a public hearing where the City Council will determine whether to certify the Final PEIR as being complete and in accordance with CEQA. The Final PEIR will be available for public review at least 14 days before the decision-making bodies make a recommendation or final determination, in order to provide commenters the opportunity to review the written responses to the PEIR comment letters.

1.3.3 Subsequent Environmental Review
As allowed in CEQA Guidelines Section 15168, Program EIR, future development proposals within the project areas will be reviewed by the City in light of the Final PEIR. The PEIR and subsequent project review process, defined in Section 15168 of the CEQA Guidelines, allows a PEIR to serve as the basis for environmental review of subsequent projects. Sections 15182 and 15183 of the CEQA Guidelines provide additional review guidance for projects proposed in accordance with an adopted specific plan, or consistent with an adopted community plan, general plan, or zoning.

If any future projects within the project areas have potentially significant adverse environmental effects that were not examined in this PEIR, an Initial Study shall be prepared for that project, leading to the preparation of a Negative Declaration, Mitigated Negative Declaration, Focused EIR, or

1.0 Introduction
City of Santee Housing Element Rezone Program Implementation PEIR

Supplement to this PEIR. When additional environmental documentation for a new project is necessary, this PEIR may be incorporated by reference to address regional context, secondary effects, cumulative impacts, alternatives, and other factors that apply to the program as a whole.

2.0 Environmental Setting
City of Santee Housing Element Rezone Program Implementation PEIR

Chapter 2
Environmental Setting

2.1 Regional Setting
The City of Santee (City) is in the central part of San Diego County, in southern California, approximately 18 miles east of downtown San Diego. The City is bordered by the city of El Cajon on the south and southeast, the city of San Diego on the west and northwest, and the county of San Diego on the east and northeast (Figure 2-1). A United States Geological Survey (USGS) map and an aerial photograph of the City and surrounding area is shown on Figures 2-2 and 2-3, respectively.

The City’s incorporated boundaries encompass approximately 17 square miles or 10,615 acres.

2.2 Project Location
The City of Santee Housing Element Rezone Program Implementation project (project) is comprised of 25 rezone sites that are part of the Housing Element sites inventory, in addition to two sites located on Graves Avenue, collectively referred to as the Rezone Sites. As discussed in greater detail in Chapter 3.0, Project Description, the Rezone Sites that are the focus of this project and subject to the analysis included in this Program Environmental Impact Report (PEIR) are a subset of the Housing Element Sites Inventory included in Appendix C of the City’s 6th Cycle Housing Element, representing those sites that may be rezoned to achieve housing targets. The Rezone Sites are shown on Figures 3-1a through 3-1c (refer to Chapter 3, Project Description).

2.3 Transportation and Access
Regional access to the City is provided via State Routes (SR) SR-52, SR-67, and SR-125, as well as through numerous arterials and local streets. Public transit services in the City are provided by Metropolitan Transit Services (MTS), which includes bus and light rail (Trolley) systems. Refer to Section 4.13, Figure 4.13-1 for the location of transit facilities in relation to the Rezone Sites.

2.4 Existing Land Use
The City is predominantly urbanized and has approximately 58,081 residents as of July 1, 2019 (U.S.

Census Bureau 2020). Land uses and transportation patterns are largely established. A variety of land uses, including residential, commercial, office, and industrial land uses exist within the City.

Additionally, there are numerous vacant and underutilized sites throughout the City available for development including undeveloped land within the Santee Town Center Specific Plan area (Santee Town Center), located north of Town Center Parkway and East of Cuyamaca Street. As the City is primarily developed, infrastructure, including roads, water, sewer, energy, and communication facilities, is available.

2.0 Environmental Setting
City of Santee Housing Element Rezone Program Implementation PEIR

2.5 Rezone Sites
Figures 2-4a through 2-4c show the existing zoning districts for the Rezone Sites. The general existing conditions at each Rezone Site are discussed below. Some sites are grouped together due to their adjacency and common conditions.

2.5.1 Sites 1-10
Sites 1 through 10 are located off Summit Avenue and Summit Crest Avenue, north of SR-52 and northwest of SR-67. The sites are located on a private road and surrounded by both residential and undeveloped land. Refer to Figure 2-5 for an aerial photograph of the sites and Photographs 1 through 6. Table 2-1 identifies the site acreages and existing uses for Sites 1-10.

Table 2-1
Site Acreage
Site Number Acres Existing Use
Site 1 4.65 Nonvacant/Single-Family Residence
Sites 2-5 2.32 Nonvacant/Single-Family Residence
Site 6 1.16 Nonvacant/Single-Family Residence
Site 7 1.15 Nonvacant/Single-Family Residence
Site 8 1.02 Nonvacant/Single-Family Residence
Site 9 1.16 Nonvacant/Single-Family Residence
Site 10 2.32 Nonvacant/Single-Family Residence

2.5.2 Sites 11 and 12
Sites 11 and 12 are accessed from Conejo Road from the south and Carefree Drive from the east. The sites are surrounded by single-family residences and are generally located in the center of the City, north of Mast Boulevard and west of Magnolia Avenue. Both sites are developed with a single-family home on each site. Site 11 is 1.19 acres and Site 12 is 0.86 acre. Refer to Figure 2-6 and Photographs 7 and 8.

2.5.3 Site 15
Site 15 is a 5.26-acre vacant site located north of Mission Gorge Road and west of Town Center Parkway. The site is located within the Santee Town Center, which is primarily developed with large shopping centers and surface parking. North of the site is a Walmart Store and associated parking, to the south of the site is a post office. A home improvement store is located to the west along with residential land uses. To the east are additional commercial buildings and shopping centers east of Town Center Parkway. Refer to Figure 2-7 for an aerial image of the site.

2.0 Environmental Setting
City of Santee Housing Element Rezone Program Implementation PEIR

2.5.4 Sites 16A and 16B
Sites 16A and 16B are located just north of Mission Gorge Road and east of Riverview Parkway in the Santee Town Center. The sites are 11.11 acres and 8.61 acres, respectively, and are undeveloped with a history of disturbance and natural vegetation. The area surrounding the sites is primarily developed with Santee Trolley Square immediately west of the site, the Las Colinas Detention Facility to the east, and open space associated with the San Diego River to the north. A portion of Site 16A is located within the Airport Safety Zone 4 as designated in the Gillespie Field Land Use Compatibility Plan (ALUCP). Refer to Figure 2-8 and Photographs 9 and 10.

2.5.5 Sites 17 and 18
Sites 17 and 18 are located just west of Cottonwood Avenue, east of Park Center Drive, and north of the San Diego River. The sites are 22.15 acres and 11.71 acres in size, respectively. Both sites are undeveloped, with some evidence of disturbance. They are surrounded by multiple land uses. To the northwest of Site 17 is open space comprised of a Town Center Community Park including sports fields and parking areas. The San Diego River is located immediately south of Site 17. Just north of Site 18 is the Edgemoor Hospital, to the east is a multi-family residential area, and to the west is Park Center Drive and a natural drainage area that is tributary to the San Diego River. Refer to Figure 2-9 and Photographs 11 through 15.

2.5.6 Site 19
Site 19 is a 2.35-acre vacant site located south of Mast Boulevard, west of North Magnolia Avenue, and east of Park Center Drive. The site is undeveloped with scattered trees. Directly south of the site is the Edgemoor Hospital, land to the north is developed with commercial uses, and to the east are multi-family and single-family residential. Land immediately west of the site is undeveloped with scattered trees. Refer to Figure 2-10.

2.5.7 Sites 20A and 20B
Sites 20A and 20B are located just west of Magnolia Avenue, south of Riverview Parkway, and east of Edgemoor Drive. Site 20A is largely undeveloped with scattered trees and a small accessory building. The Santee Historical Society and Historic Barn is located in a notched-out portion of Site 20A that is not a part of the site (Photograph 16). Sites 20A and 20B are 7.75 acres and 10 acres, respectively. To the west of the sites is the Las Colinas Detention Facility and to the east is a gated manufactured home community for 55 years old and up residents. Site 20B is bordered by singlefamily residential homes to the south, multi-family residential to the east, and Los Colinas and Riverview Office Park to the west. A portion of the sites is located within the Gillespie Field ALCUP Airport Safety Zone 4. Refer to Figure 2-11 and Photographs 16 through 18.

2.5.8 Site 24
Site 24 is a 4.80-acre site located at 9953 Buena Vista Avenue, immediately north of SR-52, south of Buena Vista Avenue and east of Cuyamaca Street. The site is largely open land with one single-family

2.0 Environmental Setting
City of Santee Housing Element Rezone Program Implementation PEIR

home. The area is to the west and the east is developed with single-family residential land uses.

Immediately to the north is Buena Vista Avenue and the Hawaiian Village Mobile Home Park. South of the site is SR-52 and an associated California Department of Transportation right-of-way. Refer to Figure 2-12 and Photographs 19 and 20.

2.5.9 Site 25
Site 25 is a 2.93-acre site located at 8801 Olive Lane, north of SR-52 and west of Cuyamaca Street.

The site is largely undeveloped with miscellaneous storage buildings and appears to be used for storage of vehicles and trucks. West of the site is Olive Lane and multi-family housing. To the east is a self-storage facility. To the north are single-family residences. To the south are light industrial land uses. The site is in Airport Safety Zone 3. Refer to Figure 2-13 and Photograph 21.

2.5.10 Sites 29 and 30
Site 29 is a 3.25-acre commercial site located at 7737 Mission Gorge Road, just south of Mission Gorge Road in the western portion of the City. Site 29 fronts Mission Gorge Road to the north and Aubrey Glen Drive to the west. It is developed with surface parking and miscellaneous commercial buildings. Just east of Site 29 is Site 30 which is a smaller 1-acre site developed with a single-family home, located at 8714 Starpine Drive. Just west of Site 29 is multi-family housing and a mobile home park. South of Sites 29 and 30 is largely undeveloped with scattered trees and some miscellaneous storge buildings and a single-family residence. North of both sites is a commercial area and surface parking. Refer to Figure 2-14 for an aerial image of Sites 29 and 30, and Photographs 22 through 24 for photos of Site 29.

2.5.11 Site 35
Site 35 is a 14.6-acre portion of a larger 47.45-acre parcel located just south of the terminus of Mast Boulevard in the City. The 14.6-acre portion of the site borders unincorporated County lands in the community of Lakeside. The site is vacant with some disturbance and trails. Lands to the west of the site are protected open space including a water tank site. To the northwest are single-family residential neighborhoods and to the northeast are undeveloped lands. East of the site in Lakeside is vacant land, industrial land, and baseball fields. The San Diego River is directly south of the site.

Refer to Figure 2-15 for an aerial image of Site 35.

2.5.12 Graves Avenue Sites
The two Graves Avenue sites are 3.69 and 2.26 acres is size located just east of SR-67 and Graves Avenue, in the southern portion of the City. The sites are completely vacant with evidence of disturbance from mowing and grass management. To the east, both sites are bounded by singlefamily residential land uses. Directly to the north and south are multi-family residential developments.

Gillespie Field is located to the west of the sites across SR-67 and the sites are located in the Gillespie Field ALCUP Airport Safety Zone 4. Refer to see Figure 2-16 and Photographs 25-27.

FIGURE 2-1
Regional Location

USMC AIR

STATION

MIRAMAR
Los Penasquitos
Canyon Presv
Mission Tr ails
Regional Park
Cleveland
NF
Sutherland Lake
Batiquitos Lagoon
Lake Hodges
El Capitan
Reservoir
San Vicente
Reservoir
Loveland
Reservoir
Sweetwater
Reservoir
Lower Otay
Reservoir
C o t t o n w o o d
C r e e k
S a n D i e g o R i v e r
D u l z u r a C r e e k
S a n D i e g u i t o R i v e r
O t a y R i v e r
S a n t a Y s a b e l C r e e k
E s c o n d i d o C r e e k
S
w e e t wa t e r R i v e r
S a n D i e g o R i v e r
Mesa Grande
Reservation
Jamul Indian
Village
Viejas
Reservation
Cuyapaipe
Reservation
Sycuan
Reservation
Capitan Grande
Reservation
Santa Ysabel Reservation
Barona
Reservation
Alpine
Bonita
Bostonia
Casa de
Oro-Mount
Helix
Crest
Fairbanks Ranch
Granite Hills
Harbison
Canyon
Jamul
Lakeside
La Presa
Ramona
Rancho
San Diego
Rancho
Santa Fe
San Diego
Country
Estates
Spring Valley
Winter Gardens
UV163
UV78
UV56
UV54
UV75
UV125
UV905
UV67
UV94
UV52
§¨¦8
§¨¦805
§¨¦15
§¨¦5

S A N D I E G O

C O U N T Y

M E X I C O
Carlsbad
Chula Vista
Coronado
Del
Mar
El Cajon
Encinitas
Escondido
Imperial
Beach
La Mesa
Lemon
Grove
National
City
Poway
San Diego
San Marcos
Santee
Solana
Beach

USMC AIR

STATION

MIRAMAR
Los Penasquitos
Canyon Presv
Mission Tr ails
Regional Park
Cleveland
NF
Sutherland Lake
Batiquitos Lagoon
Lake Hodges
El Capitan
Reservoir
San Vicente
Reservoir
Loveland
Reservoir
Sweetwater
Reservoir
Lower Otay
Reservoir
C o t t o n w o o d
C r e e k
S a n D i e g o R i v e r
D u l z u r a C r e e k
S a n D i e g u i t o R i v e r
O t a y R i v e r
S a n t a Y s a b e l C r e e k
E s c o n d i d o C r e e k
S
w e e t wa t e r R i v e r
S a n D i e g o R i v e r
Mesa Grande
Reservation
Jamul Indian
Village
Viejas
Reservation
Cuyapaipe
Reservation
Sycuan
Reservation
Capitan Grande
Reservation
Santa Ysabel Reservation
Barona
Reservation
Alpine
Bonita
Bostonia
Casa de
Oro-Mount
Helix
Crest
Fairbanks Ranch
Granite Hills
Harbison
Canyon
Jamul
Lakeside
La Presa
Ramona
Rancho
San Diego
Rancho
Santa Fe
San Diego
Country
Estates
Spring Valley
Winter Gardens
UV163
UV78
UV56
UV54
UV75
UV125
UV905
UV67
UV94
UV52
§¨¦8
§¨¦805
§¨¦15
§¨¦5

S A N D I E G O

C O U N T Y

M E X I C O
Carlsbad
Chula Vista
Coronado
Del
Mar
El Cajon
Encinitas
Escondido
Imperial
Beach
La Mesa
Lemon
Grove
National
City
Poway
San Diego
San Marcos
Santee
Solana
Beach
0 Miles 5 [
City of Santee Boundary
M:\JOBS5\9705\common_gis\Fig2-1.mxd 11/01/2021 bma
LOS

ANGELES

ORANGE RIVERSIDE

SAN BERNARDINO

SAN DIEGO
MEXICO
FIGURE 2-2
Location of City on USGS Map
Map Source: USGS 7.5 minute topographic map series, Poway/San Vicente Reservoir/El Cajon/La Mesa quadrangles, 1996, El Cajon/Mission San Diego Land Grants/T15S R01W 0 Feet 4,000 [
City of Santee Boundary
M:\JOBS5\9705\common_gis\Fig2-2.mxd 11/18/2021 bma
FIGURE 2-3
Project Location on Aerial Photograph
M
A
G
N
OLIA

WOODSIDE

RIVERSIDE
MAIN

PROSPECT
NAVAJO
VERNON

MESA RD

BALTIMORE

JAMACHA ROA
D

CARLTON OAKS
LOS
RA
N
C
HITO
S
WELD

WASHINGTON

BRADLEY

HALBERN
S
JO
H
N
S
O
N
S L A
DO
N

EL CAJON

BROADWAY

WINTER GA
R
D
E
N
S
R
VI E
RFORD

MAST BLVD

LAKESID E
SR-67

JACKSON
B
ALLA
N
TY
NE

MOLLISON

EL NOPAL

TOWNCEN TE R

MADISON
MAST

FLETCHER

MAGNOLIA
PEPPER

MISSION GORGE

AVOCADO
FANITA
01ST
02ND

MARSHALL
GRAVES

EL CAJON
MAIN
CA
RLTON
HILLS

CUYAMACA

GREENFIELD
LAKE
MURRAY
LA
K
E
SHORE
AMAYA
UV67
UV52 UV125
S . D . C O U N T Y S . D . C O U N T Y

C I T Y O F C I T Y O F

E L C A J O N E L C A J O N

C I T Y O F C I T Y O F

L A M E S A L A M E S A

C I T Y O F C I T Y O F

S A N D I E G O S A N D I E G O

C I T Y O F P O W A Y C I T Y O F P O W A Y
§¨¦8
M
A
G
N
OLIA

WOODSIDE

RIVERSIDE
MAIN

PROSPECT
NAVAJO
VERNON

MESA RD

BALTIMORE

JAMACHA ROA
D

CARLTON OAKS
LOS
RA
N
C
HITO
S
WELD

WASHINGTON

BRADLEY

HALBERN
S
JO
H
N
S
O
N
S L A
DO
N

EL CAJON

BROADWAY

WINTER GA
R
D
E
N
S
R
VI E
RFORD

MAST BLVD

LAKESID E
SR-67

JACKSON
B
ALLA
N
TY
NE

MOLLISON

EL NOPAL

TOWNCEN TE R

MADISON
MAST

FLETCHER

MAGNOLIA
PEPPER

MISSION GORGE

AVOCADO
FANITA
01ST
02ND

MARSHALL
GRAVES

EL CAJON
MAIN
CA
RLTON
HILLS

CUYAMACA

GREENFIELD
LAKE
MURRAY
LA
K
E
SHORE
AMAYA
UV67
UV52 UV125
S . D . C O U N T Y S . D . C O U N T Y

C I T Y O F C I T Y O F

E L C A J O N E L C A J O N

C I T Y O F C I T Y O F

L A M E S A L A M E S A

C I T Y O F C I T Y O F

S A N D I E G O S A N D I E G O

C I T Y O F P O W A Y C I T Y O F P O W A Y
§¨¦8
Image Source: NearMap (flown September 2021)
0 Feet 4,000 [
City of Santee Boundary
M:\JOBS5\9705\common_gis\Fig2-3.mxd 11/18/2021 bma
FIGURE 2-4a
Existing Zone Districts
32 1
87 9 10 6
54 R7
P/OS R14 R1
R2
NC
P/OS
R7
R-1A
R14
R2
R2
R2
R2
R-1A
R-1A
HL
R1
P/OS
PD
R2
HL
EL NOPAL N MAGNOLIA AVE 32
1 87
9 10 6
54 R7
P/OS R14 R1
R2
NC
P/OS
R7
R-1A
R14
R2
R2
R2
R2
R-1A
R-1A
HL
R1
P/OS
PD
R2
HL

EL NOPAL N MAGNOLIA AVE
M:\JOBS5\9705\common_gis\Fig2-4.mxd 6/6/2022 fmm
0 Miles 0.25
[
City of Santee Boundary
Discretionary Development Sites
Zone Districts
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
P/OS Park/Open Space
PD Planned Development
UV67
UV52
UV52
UV67
UV125
FIGURE 2-4b
Existing Zone Districts
24 25
15 16B
16A 20A
20B
17 18
19 35
11 12
P/OS
R2
IG
P/OS
R14 IG
IL/GC
GC

IG IG P/OS
P/OS NC/R14

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

OP R-B OP
R14
IL
R-B
R7
IL
IL
R2
IL R2 GC
IL
OP R1
R2
OP R14
PD
IL/GC R7
GC GC
R22
GC
NC
R7 GC
GC R14
P/OS
GC GC R7
HL
GC HL
GC
R14
GC
P/OS
GC
R14 GC
R2
R7 NC
P/OS
R1
R7
R2 TC TC
TC
NC
P/OS
TC
TC
NC R14
R2
NC
P/OS
TC
R1
R1
P/OS
P/OS
R2
R7
P/OS
R7
R7
IL
GC
R7 R2
R2
R2 IL
R2
IG
P/OS
OP R2 R7
GC
R22 HL
TC
R14
OP
NC
P/OS
NC
IL
R7 P/OS
R2
R2
R2
PD
PD
PD
R2
P/OS
P/OS
R2
R2
R2
R2
GC
IL
R7
P/OS
R14
R1
R2
R2
R2
R-1A
R-1A
R-1A
R1
R1
R1
R1
GC
GC
UV52
UV67

MISSION GORGE RD
N

MAGNOLIA AVE

CUYAMACA ST

MAST BLVD

PROSPECT AVE

CARLTON OAKS DR

HALBERNS
BLVD

LAKE CANYON RD

CARLTON
HILLS
BLVD

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

IG IG P/OS
P/OS NC/R14

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

OP R-B OP
R14
IL
R-B
R7
IL
IL
R2
IL R2 GC
IL
OP R1
R2
OP R14
PD
IL/GC R7
GC GC
R22
GC
NC
R7 GC
GC R14
P/OS
GC GC R7
HL
GC HL
GC
R14
GC
P/OS
GC
R14 GC
R2
R7 NC
P/OS
R1
R7
R2 TC TC
TC
NC
P/OS
TC
TC
NC R14
R2
NC
P/OS
TC
R1
R1
P/OS
P/OS
R2
R7
P/OS
R7
R7
IL
GC
R7 R2
R2
R2 IL
R2
IG
P/OS
OP R2 R7
GC
R22 HL
TC
R14
OP
NC
P/OS
NC
IL
R7 P/OS
R2
R2
R2
PD
PD
PD
R2
P/OS
P/OS
R2
R2
R2
R2
GC
IL
R7
P/OS
R14
R1
R2
R2
R2
R-1A
R-1A
R-1A
R1
R1
R1
R1
GC
GC
UV52
UV67

MISSION GORGE RD
N

MAGNOLIA AVE

CUYAMACA ST

MAST BLVD

PROSPECT AVE

CARLTON OAKS DR

HALBERNS
BLVD

LAKE CANYON RD

CARLTON
HILLS
BLVD

WOODSIDE AVE
G
RAVES
AVE
M:\JOBS5\9705\common_gis\Fig2-4.mxd 6/6/2022 fmm
0 Miles 0.25 [
City of Santee Boundary
Discretionary Development Sites
Eligible By-Right Development Sites
Graves Avenue Rezone Sites
Zone Districts
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
IL Light Industrial
IL/GC Light Industrial/
General Commercial
IG General Industrial
P/OS Park/Open Space
PD Planned Development
UV67
UV52
UV52
UV67
UV125
FIGURE 2-4c
Existing Zone Districts
29 30
15 R1
R-1A
R2
P/OS
P/OS
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
R2
R2
R14
R2
R2
R7
P/OS
GC
R7
R2
IL
R7
GC OP
R7
R7
R14
R2
R14
R14
P/OS
GC GC R7 GC
R7
R22
GC GC
R2
R7
NC
R2
R2
R2
PD
P/OS
R14
TC
NC
P/OS
P/OS
P/OS
R7
R7 R2
R2
R2
P/OS
R2
R2
R14
OP
NC
R2
NC/R7
R14
R2
P/OS R2 R2

PD PD PD
PD
P/OS
R2
R2
R2

P/OS P/OS
R2
GC
IL
R7
P/OS
R22
R14
GC
UV52
UV125

MISSION GORGE RD

FANITA DR

PROSPECT AVE

MESA RD

MAST BLVD

CARLTON OAKS DR

PEBBLE BEACH
DR

HALBERNS
BLVD

LAKE CANYON RD
CARLTO
N

HILLS BLVD

FANITA PKY
29 30
15 R1
R-1A
R2
P/OS
P/OS
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
R2
R2
R14
R2
R2
R7
P/OS
GC
R7
R2
IL
R7
GC OP
R7
R7
R14
R2
R14
R14
P/OS
GC GC R7 GC
R7
R22
GC GC
R2
R7
NC
R2
R2
R2
PD
P/OS
R14
TC
NC
P/OS
P/OS
P/OS
R7
R7 R2
R2
R2
P/OS
R2
R2
R14
OP
NC
R2
NC/R7
R14
R2
P/OS R2 R2

PD PD PD
PD
P/OS
R2
R2
R2

P/OS P/OS
R2
GC
IL
R7
P/OS
R22
R14
GC
UV52
UV125

MISSION GORGE RD

FANITA DR

PROSPECT AVE

MESA RD

MAST BLVD

CARLTON OAKS DR

PEBBLE BEACH
DR

HALBERNS
BLVD

LAKE CANYON RD
CARLTO
N

HILLS BLVD

FANITA PKY
M:\JOBS5\9705\common_gis\Fig2-4.mxd 6/6/2022 fmm
0 Miles 0.25 [
City of Santee Boundary
Discretionary Development Sites
Eligible By-Right Development Sites
Zone Districts
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
OP Office Professional
NC Neighborhood Commercial
NC/R7 Neighborhood Commercial/
Medium Density Residential
GC General Commercial
IL Light Industrial
IG General Industrial
P/OS Park/Open Space
PD Planned Development
UV67
UV52
UV52
UV67
UV125
FIGURE 2-5
Aerial Photo of Rezone
Sites 1 through 10

SUMMIT AVE

SUMMIT CREST DR
1 2
3 4
5 7
6 8 9
10 SUMMIT AVE

SUMMIT CREST DR
1 2
3 4
5 7
6 8 9
10 M:\JOBS5\9705\common_gis\Fig2-5.mxd 6/7/2022 fmm
0 Feet 200
Image source: Nearmap (flown September 2021)
[
City of Santee Boundary
Discretionary Development Sites
UV67
UV52 UV52
UV67
UV125
FIGURE 2-6
Aerial Photo of
Rezone Sites 11 and 12

PEACEFUL CT

CAREFREE DR

JILL ST

VIA RITA

CONEJO RD

PR VATE RD I

BILTEER
DR

VIA MAVIS

VIA DEBBIE

SAPPINGTON CT

VIA WAKEFIELD

BECK DR

PRATT CT

STANLEY CT

CARDOZA DR

COUNTRY SCENES CT
PE

ACEFUL DR

BELL GARDENS DR

CASPI GARDENS DR

SHIRLEY GARDENS DR

CONEJO LN

CONEJO LN

THERESA LN
W

OODROSE AVE

GEM TREE WAY

ALLENWOOD WAY

ASHDALE LN

WAYNECREST LN

TIMBERLANE WAY

WOODPARK DR
12 11

PEACEFUL CT

CAREFREE DR

JILL ST

VIA RITA

CONEJO RD

PR VATE RD I

BILTEER
DR

VIA MAVIS

VIA DEBBIE

SAPPINGTON CT

VIA WAKEFIELD

BECK DR

PRATT CT

STANLEY CT

CARDOZA DR

COUNTRY SCENES CT
PE

ACEFUL DR

BELL GARDENS DR

CASPI GARDENS DR

SHIRLEY GARDENS DR

CONEJO LN

CONEJO LN

THERESA LN
W

OODROSE AVE

GEM TREE WAY

ALLENWOOD WAY

ASHDALE LN

WAYNECREST LN

TIMBERLANE WAY

WOODPARK DR
12 11
M:\JOBS5\9705\common_gis\Fig2-6.mxd 6/7/2022 fmm
0 Feet 200
Image source: Nearmap (flown September 2021)
[
City of Santee Boundary
Discretionary Development Sites
UV67
UV52 UV52
UV67
UV125
FIGURE 2-7
Aerial Photo of
Rezone Site 15

PRIVATE RD
PRI

VATE RD

WILLOWGROVE AVE

WILLOWGROVE PL

MISSION GORGE RD

RIVERVIEW PKY

OLIVE LN

PRIVATE RD

PRIVATE RD

PRIVATE RD
TO
WN CEN
TER
PKY
15 PRIVATE RD
PRI

VATE RD

WILLOWGROVE AVE

WILLOWGROVE PL

MISSION GORGE RD

RIVERVIEW PKY

OLIVE LN

PRIVATE RD

PRIVATE RD

PRIVATE RD
TO
WN CEN
TER
PKY
15 M:\JOBS5\9705\common_gis\Fig2-7.mxd 6/7/2022 fmm
0 Feet 200
Image source: Nearmap (flown September 2021)
[
City of Santee Boundary
Eligible By-Right Development Sites
UV67
UV52 UV52
UV67
UV125
FIGURE 2-8
Aerial Photo of
Rezone Sites 16A and 16B

PRIVATE RD

COTTONW

OOD AVE
ALLEY

PARK AVE

PUBLIC ACCESS EASEMENT

TRANSIT WAY

RIVERVIEW
P
KY
16B
16A

PRIVATE RD

COTTONW

OOD AVE
ALLEY

PARK AVE

PUBLIC ACCESS EASEMENT

TRANSIT WAY

RIVERVIEW
P
KY
16B
16A
M:\JOBS5\9705\common_gis\Fig2-8.mxd 6/7/2022 fmm
0 Feet 200
Image source: Nearmap (flown September 2021)
[
City of Santee Boundary
Discretionary Development Sites
Eligible By-Right Development Sites
UV67
UV52 UV52
UV67
UV125
FIGURE 2-9
Aerial Photo of
Rezone Sites 17 and 18

LEAVESLY TRL

COTTONWOOD AVE

LEILA LN

CLAUDIA AVE

PARK CENTER DR

ROCHELLE AVE

CHUBB LN

RIVERWALK DR
17 18

LEAVESLY TRL

COTTONWOOD AVE

LEILA LN

CLAUDIA AVE

PARK CENTER DR

ROCHELLE AVE

CHUBB LN

RIVERWALK DR
17 18
M:\JOBS5\9705\common_gis\Fig2-9.mxd 6/7/2022 fmm
0 Feet 200
Image source: Nearmap (flown September 2021)
[
City of Santee Boundary
Eligible By-Right Development Sites
UV67
UV52 UV52
UV67
UV125
FIGURE 2-10
Aerial Photo of
Rezone Site 19

N MAGNOLIA AVE
MAST B
LV
D
L
EAV
ES
LY
T
R
L

PRIVATE DRWY

ROSIE WAY

N MAGNOLIA AVE

COTTONWOOD AVE

PALM GLEN
D
R

CANOPY PARK LN

SETH LN
A

NNIE LN

PR VI ATE DRWY

SHIRLEY GARDENS DR

PRIVATE RD

ANNIE WAY
G
LEN
BRAE
TRL

PRIVATE RD
SET
H
WAY

CONEJO RD

ROCHELLE AVE

PRIVATE RD

MERRY BROOK TR
L
D

AY CREEK TRL

JONBELL PL
BILT
E
ER CT

ROCHELLE LN

CONEJO PL

ROSIE LN
PR

IVATE D
RW
Y
P
R

IVATE DRWY

COUNTRY SCEN
ES C
T

SAN REMO CT

BELL GARDENS DR

STAR MAGNOLIA LN

LITTLE LEAF LN

MAGNOLIA AVE

SAN REMO RD

CASPI GARDENS DR

PRIVATE DRWY

PARK CENTER DR
19 N MAGNOLIA AVE
MAST B
LV
D
L
EAV
ES
LY
T
R
L

PRIVATE DRWY

ROSIE WAY

N MAGNOLIA AVE

COTTONWOOD AVE

PALM GLEN
D
R

CANOPY PARK LN

SETH LN
A

NNIE LN

PR VI ATE DRWY

SHIRLEY GARDENS DR

PRIVATE RD

ANNIE WAY
G
LEN
BRAE
TRL

PRIVATE RD
SET
H
WAY

CONEJO RD

ROCHELLE AVE

PRIVATE RD

MERRY BROOK TR
L
D

AY CREEK TRL

JONBELL PL
BILT
E
ER CT

ROCHELLE LN

CONEJO PL

ROSIE LN
PR

IVATE D
RW
Y
P
R

IVATE DRWY

COUNTRY SCEN
ES C
T

SAN REMO CT

BELL GARDENS DR

STAR MAGNOLIA LN

LITTLE LEAF LN

MAGNOLIA AVE

SAN REMO RD

CASPI GARDENS DR

PRIVATE DRWY

PARK CENTER DR
19 M:\JOBS5\9705\common_gis\Fig2-10.mxd 6/7/2022 fmm
0 Feet 200
Image source: Nearmap (flown September 2021)
[
City of Santee Boundary
Discretionary Development Sites
UV67
UV52
UV52
UV67
UV125
FIGURE 2-11
Aerial Photo of
Rezone Sites 20A and 20B PARK AVE
WEST R

OUNDUP C
RI
N M

AGNOLIA
AVE

EDGEMOOR DR

COTTONWO
OD AVE

KALASHO PL

LISA MEADOWS

CORONADO
ST

WILD HORSE TRL

CRAZY HORSE TRL

SOUTH ROUNDUP CIR

W AGON WHEEL DR

PRIVATE
R D

PRIVATE RD

PRIVATE RD

PRIVATE RD
S
H

IERRA ST
OLLY
M
EADOWS
DR
ALLEY

PRIVATE RD

WILD HORSE TRL

PUBLIC ACCESS EASEMENT

RIVERVIEW PKY
20B
20A

PARK AVE
WEST R

OUNDUP C
RI
N M

AGNOLIA
AVE

EDGEMOOR DR

COTTONWO
OD AVE

KALASHO PL

LISA MEADOWS

CORONADO
ST

WILD HORSE TRL

CRAZY HORSE TRL

SOUTH ROUNDUP CIR

W AGON WHEEL DR

PRIVATE
R D

PRIVATE RD

PRIVATE RD

PRIVATE RD
S
H

IERRA ST
OLLY
M
EADOWS
DR
ALLEY

PRIVATE RD

WILD HORSE TRL

PUBLIC ACCESS EASEMENT

RIVERVIEW PKY
20B
20A
M:\JOBS5\9705\common_gis\Fig2-11.mxd 6/7/2022 fmm
0 Feet 200
Image source: Nearmap (flown September 2021)
[
City of Santee Boundary
Discretionary Development Sites
Eligible By-Right Development Sites
UV67
UV52 UV52
UV67
UV125
FIGURE 2-12
Aerial Photo of
Rezone Site 24
UV52

BUENA VISTA AVE

PROSPECT AVE

PRIVATE RD

SUMMERTREE LN

PRIVATE RD

PRIVATE RD

PRIVATE RD
SUM

MERCREST LN

MISSION GREENS RD

HACIENDA RD

LOUIS LN

FIONA WAY
BUENA

VALLEY DR

LIND VERN CT

RHODES CT

BLUE BOY LN
STATE ROUTE 52 WB ON RAM P
STATE ROUTE 52 EB ON RAMP
STATE ROUTE 52 WB OFF RAMP

PRIVATE RD

PRIVATE RD
24 UV52

BUENA VISTA AVE

PROSPECT AVE

PRIVATE RD

SUMMERTREE LN

PRIVATE RD

PRIVATE RD

PRIVATE RD
SUM

MERCREST LN

MISSION GREENS RD

HACIENDA RD

LOUIS LN

FIONA WAY
BUENA

VALLEY DR

LIND VERN CT

RHODES CT

BLUE BOY LN
STATE ROUTE 52 WB ON RAM P
STATE ROUTE 52 EB ON RAMP
STATE ROUTE 52 WB OFF RAMP

PRIVATE RD

PRIVATE RD
24 M:\JOBS5\9705\common_gis\Fig2-12.mxd 6/7/2022 fmm
0 Feet 200
Image source: Nearmap (flown September 2021)
[
City of Santee Boundary
Eligible By-Right Development Sites
UV67
UV52 UV52
UV67
UV125
FIGURE 2-13
Aerial Photo of
Rezone Site 25
UV52

VIA ZAPADOR

CUYAMACA ST

DUANE DR
OLI
VE LN

MARTEE LN
STATE ROUTE 52 WB ON RAMP

OLIVE LN
ARGENT
ST

VIA ZAPADOR

PROSPECT AVE

PHILLAR WAY PRIVATE RD

PRIVATE RD

MAC COOL LN

AIRPORT VISTA RD
STATE ROUTE 52 EB OFF RAMP
STATE ROUTE 52 WB ON RAMP
25 UV52

VIA ZAPADOR

CUYAMACA ST

DUANE DR
OLI
VE LN

MARTEE LN
STATE ROUTE 52 WB ON RAMP

OLIVE LN
ARGENT
ST

VIA ZAPADOR

PROSPECT AVE

PHILLAR WAY PRIVATE RD

PRIVATE RD

MAC COOL LN

AIRPORT VISTA RD
STATE ROUTE 52 EB OFF RAMP
STATE ROUTE 52 WB ON RAMP
25 M:\JOBS5\9705\common_gis\Fig2-13.mxd 6/7/2022 fmm
0 Feet 200
Image source: Nearmap (flown September 2021)
[
City of Santee Boundary
Discretionary Development Sites
UV67
UV52 UV52
UV67
UV125
FIGURE 2-14
Aerial Photo of
Rezone Sites 29 and 30

C I T Y O F

S A N D I E G O
P
RIVATE
RD

PRIVATE DRWY

MISSION GORGE RD

PRIVATE DRWY

VIA MONTISI

MIRABELLE LN

BELLMONT PASS

CORAL RIDGE RD

BASSETT LN

ROLLING OAKS RD
AU
B
REY
GLE
N

VIA SOVANA

WREN ST

DOVE ST

PRIVATE RD

ROSEMOND LN

RANCHO FANITA DR

ROBINSON LN

CLARE LN

DOVE ST

PRIVATE RD

PRIVATE RD

PRIVATE DRWY

PRIVATE DRWY

CRESCENT RIDGE RD

OLIVEHILL RD
VI
A CO
RTONA
H

ISER LN

FERNRIDGE
RD

PRIVATE RD

WISTFUL VISTA

RIDGECREST RD

PRIVATE RD

STARPINE DR
29 30

C I T Y O F

S A N D I E G O
P
RIVATE
RD

PRIVATE DRWY

MISSION GORGE RD

PRIVATE DRWY

VIA MONTISI

MIRABELLE LN

BELLMONT PASS

CORAL RIDGE RD

BASSETT LN

ROLLING OAKS RD
AU
B
REY
GLE
N

VIA SOVANA

WREN ST

DOVE ST

PRIVATE RD

ROSEMOND LN

RANCHO FANITA DR

ROBINSON LN

CLARE LN

DOVE ST

PRIVATE RD

PRIVATE RD

PRIVATE DRWY

PRIVATE DRWY

CRESCENT RIDGE RD

OLIVEHILL RD
VI
A CO
RTONA
H

ISER LN

FERNRIDGE
RD

PRIVATE RD

WISTFUL VISTA

RIDGECREST RD

PRIVATE RD

STARPINE DR
29 30
M:\JOBS5\9705\common_gis\Fig2-14.mxd 6/7/2022 fmm
0 Feet 200
Image source: Nearmap (flown September 2021)
[
City of Santee Boundary
Discretionary Development Sites
UV67
UV52 UV52
UV67
UV125
FIGURE 2-15
Aerial Photo of
Rezone Site 35
S . D . C O U N T Y

COLUMBUS ST
RAMSG

ATE WAY

DELPHI ST

PRIVATE RD

MAST BLVD
35 S . D . C O U N T Y

COLUMBUS ST
RAMSG

ATE WAY

DELPHI ST

PRIVATE RD

MAST BLVD
35 M:\JOBS5\9705\common_gis\Fig2-15.mxd 6/7/2022 fmm
0 Feet 200
Image source: Nearmap (flown September 2021)
[
City of Santee Boundary
Discretionary Development Sites
UV67
UV52 UV52
UV67
UV125
FIGURE 2-16
Aerial Photo of Graves Avenue Sites
UV67
UV52
S . D . C O U N T Y S . D . C O U N T Y

C I T Y O F C I T Y O F

E L C A J O N E L C A J O N

TETON DR

N MAGNOLIA AVE
STATE ROUTE 52 EB OFF RAMP

PROSPECT AVE
STATE ROUTE 67 RAMP
G
RAVES
AVE

KENNEY ST

MAGNOLIA AVE

LANTERN CREST WAY
UV67
UV52
S . D . C O U N T Y S . D . C O U N T Y

C I T Y O F C I T Y O F

E L C A J O N E L C A J O N

TETON DR

N MAGNOLIA AVE
STATE ROUTE 52 EB OFF RAMP

PROSPECT AVE
STATE ROUTE 67 RAMP
G
RAVES
AVE

KENNEY ST

MAGNOLIA AVE

LANTERN CREST WAY
M:\JOBS5\9705\common_gis\Fig2-16.mxd 01/18/2022 bma
0 Feet 200
Image source: Nearmap (flown September 2021)
[
City of Santee Boundary
Graves Avenue Rezone Sites
UV67
UV52 UV52
UV67
UV125
P:\9705\Env\EIR-1st SC\Photos\photos1-27.docx 06/02/22
PHOTOGRAPH 1
Sites 1-10 Located on Summit Avenue, Looking North
PHOTOGRAPH 2
Sites 1-10 Located on Summit Avenue, Looking East
P:\9705\Env\EIR-1st SC\Photos\photos1-27.docx 06/02/22
PHOTOGRAPH 3
Sites 1-10 Located on Summit Avenue, Looking South
PHOTOGRAPH 4
Sites 1-10 Located on Summit Avenue, Looking Southeast
P:\9705\Env\EIR-1st SC\Photos\photos1-27.docx 06/02/22
PHOTOGRAPH 5
Sites 1-10 Located on Summit Avenue, Looking Southwest
PHOTOGRAPH 6
Sites 1-10 Located on Summit Avenue, Looking West
P:\9705\Env\EIR-1st SC\Photos\photos1-27.docx 06/02/22
PHOTOGRAPH 7
Site 11, Looking East
PHOTOGRAPH 8
Site 12, Looking West
P:\9705\Env\EIR-1st SC\Photos\photos1-27.docx 06/02/22
PHOTOGRAPH 9
Sites 16A and 16B, Looking Northeast
PHOTOGRAPH 10
Sites 16A and 16B, Looking Southeast
P:\9705\Env\EIR-1st SC\Photos\photos1-27.docx 06/02/22
PHOTOGRAPH 11
Sites 17 and 18, Looking North
PHOTOGRAPH 12
Sites 17 and 18, Looking East
P:\9705\Env\EIR-1st SC\Photos\photos1-27.docx 06/02/22
PHOTOGRAPH 13
Sites 17 and 18, Looking Southeast
PHOTOGRAPH 14
Sites 17 and 18, Looking Southwest
P:\9705\Env\EIR-1st SC\Photos\photos1-27.docx 06/02/22
PHOTOGRAPH 15
Sites 17 and 18, Looking West
PHOTOGRAPH 16
Sites 20A and 20B, Looking West
P:\9705\Env\EIR-1st SC\Photos\photos1-27.docx 06/02/22
PHOTOGRAPH 17
Site 20A, Looking Northwest
PHOTOGRAPH 18
Site 20B, Looking Northwest
P:\9705\Env\EIR-1st SC\Photos\photos1-27.docx 06/02/22
PHOTOGRAPH 19
Site 24, Looking South
PHOTOGRAPH 20
Site 24, Looking Southwest
P:\9705\Env\EIR-1st SC\Photos\photos1-27.docx 06/02/22
PHOTOGRAPH 21
Site 25
PHOTOGRAPH 22
Site 29
P:\9705\Env\EIR-1st SC\Photos\photos1-27.docx 06/02/22
PHOTOGRAPH 23
Site 29, Looking North
PHOTOGRAPH 24
Site 29, Looking Southwest
P:\9705\Env\EIR-1st SC\Photos\photos1-27.docx 06/02/22
PHOTOGRAPH 25
Graves Avenue Sites, Looking Southwest
PHOTOGRAPH 26
Graves Avenue Sites, Looking Northeast
P:\9705\Env\EIR-1st SC\Photos\photos1-27.docx 06/02/22
PHOTOGRAPH 27
Graves Avenue Sites, Looking East

3.0 Project Description
City of Santee Housing Element Rezone Program Implementation PEIR

Chapter 3
Project Description

3.1 Project Background and History
California state law requires each city and county to adopt a general plan for its physical development. A general plan is considered a blueprint for growth and expresses land use goals and policies for land uses in the jurisdiction. A general plan contains several elements, including a Housing Element. The housing element of the general plan is designed to provide a coordinated and comprehensive strategy for promoting the production of safe, decent, and affordable housing within the community. California Government Code Section 65580 states the intent of creating housing elements as follows:

The availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every Californian, including farmworkers, is a priority of the highest order.

Per state law, the Housing Element has two main purposes:
(1) To provide an assessment of both current and future housing needs and constraints in meeting these needs; and
(2) To provide a strategy that establishes housing goals, policies, and programs.

Housing element law—first enacted in 1969 and significantly strengthened since—mandates that local governments adequately plan to meet the existing and projected housing needs of everyone in the community.

3.1.1 Regional Housing Needs Allocation
The California Department of Housing and Community Development (HCD) is required to prepare a Regional Housing Needs Allocation (RHNA) for each Council of Governments in the state that identifies projected housing units needed for all economic segments based on Department of Finance population estimates. The San Diego Association of Governments (SANDAG) is the Council of Governments for the San Diego region and allocates to the 18 cities and the unincorporated area of San Diego County their fair share of the total RHNA housing needed for each income category.

Each local government must demonstrate that it has planned to accommodate all its regional housing need allocation in its housing element. The intent of the process is to promote a mix of unit types, tenure, and affordability in all cities and counties.

SANDAG adopted a Final RHNA based on the HCD determination for the region’s “fair share” of statewide forecasted growth through April 15, 2029. Overall, the region needs to plan for an additional 171,685 units. SANDAG has allocated the City of Santee (City) its share of the regional

3.0 Project Description
City of Santee Housing Element Rezone Program Implementation PEIR

housing need for the 2021-2029 RHNA period based on a number of factors, including recent growth trends, income distribution, and capacity for future growth. The City was assigned a future housing need of 1,219 units for the 2021-2029 RHNA period, representing 0.7 percent of the total regional housing need. Of the 1,219 units allocated, the City must plan for units affordable to all income levels, specifically: 203 extremely low income, 203 very low income, 200 low income, 188 moderate income, and 425 upper income units (Table 3-1). SANDAG forecasts that the City will grow to 66,313 residents and 23,886 housing units by 2050.

Table 3-1
Housing Needs for 2021–2029
Income Category (% of County AMI) Number of Units Percent Extremely Low (30% or less)* 203 16.7%
Very Low (31 to 50%) 203 16.7%
Low (51 to 80%) 200 16.4%
Moderate (81% to 120%) 188 15.4%
Above Moderate (Over 120%) 425 34.9%
Total 1,219 100.0%
SOURCE: Final Regional Housing Needs Allocation, SANDAG, August 2020. AMI = Area Median Income

3.1.2 6th Cycle 2021-2029 Housing Element
The City prepared its 6th Cycle Housing Element, adopted by City Council on July 14, 2021 and revised on May 11, 2022, 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 prescribed by SANDAG. The 6th Cycle Housing Element consists of five sections and five supporting appendices that cover the following main topics:
• A detailed analysis of the City’s demographic, economic, and housing characteristics. • Identification of governmental and nongovernmental constraints to housing production. • A summary of resources available for the development, rehabilitation, and preservation of housing.
• Development of objectives, policies, and programs that address housing needs and constraints.
• A review of the City’s progress in implementing current housing policies and programs. • Identification of candidate sites within the City (Sites Inventory) that would be able to accommodate new housing to meet the City’s RHNA.
• An analysis of barriers that restrict access to opportunity and identification of measures to counter these barriers (Affirmatively Further FairHousing).

3.0 Project Description
City of Santee Housing Element Rezone Program Implementation PEIR

An essential component of the 6th Cycle Housing Element is the Sites Inventory, which identifies suitable sites throughout the City that can accommodate the required housing capacity set forth by the City’s RHNA, which for the 2021-2029 planning period is 1,219 housing units. The Sites Inventory, as included as Appendix C of the 6th Cycle Housing Element, identifies 34 sites throughout the City with the capacity to accommodate the minimum of 1,219 housing units, as detailed above (see Table 3-1).

The 6th Cycle Housing Element includes Program 9, which commits the City to evaluate candidate housing sites and rezone as appropriate to achieve adequate housing capacity. As part of this rezoning, a minimum of 25 acres must be rezoned, within 18 months of the adoption of the Housing Element (which occurred on July 14, 2021), to permit by-right (without discretionary action) multifamily development, consistent with Program 10 of the 6th Cycle Housing Element. These rezone actions, including implementation of a by-right development process for housing that provides qualifying low-income units, are the subject of this Program Environmental Impact Report(PEIR).

Buildout of the project is anticipated to occur over a 20+ year horizon.

3.2 Project Objectives
In accordance with California Environmental Quality Act (CEQA) Guidelines Section 15124, the following primary objectives support the purpose of the project; assist the Lead Agency in developing a reasonable range of alternatives to be evaluated in this report, and ultimately aid decision-makers in preparing findings and overriding considerations, if necessary. Specifically, the project objectives are as follows:

1. Implement Program 9 of the 6th Cycle 2021-2029 Housing Element to provide for the opportunity for future residential development on various sites throughout the City as identified by the Sites Inventory, with a density range of 30 to 36 dwelling units per acre (du/ac) on selected sites.

2. Also consistent with Program 9 and Program 10 of the 6thCycle 2021-2029 Housing Element, provide a minimum of 25 acres to be rezoned (within 18 months of Housing Element adoption) to permit multi-family housing by right (without discretionary action) and to meet the requirements of Government Code 65583.2, including but not limited to a minimum density of 20 units per acre.

3. Maintain adequate housing sites for all income groups throughout the eight-year planning period.

4. Minimize potential land use compatibility conflicts associated with the proposed change to existing land use designations and zoning.

5. Increase the City’s overall housing capacity and capability to accommodate housing as required per the certified Housing Element for the 2021-2029 housing cycle.

3.0 Project Description
City of Santee Housing Element Rezone Program Implementation PEIR

3.3 Project Description
The City of Santee Housing Element Rezone Program Implementation (project) includes key component parts as follows: (1) implementation of Program 9 of the 6thCycle Housing Element which commits the City to evaluate and implement rezones as appropriate to achieve adequate housing capacity; (2) implementation of Program 10 of the 6th Cycle Housing Element to allow by-right approval of housing development where the project proponent voluntarily includes 20 percent of the units as affordable to lower income households; and (3) rezoning of two residentially zoned properties located on Graves Avenue to a commercial zone for exclusion from the Housing Element Sites Inventory. The sites proposed for rezoning, including 25 sites from the Housing Element and two sites located on Graves Avenue, are collectively referred to as the Rezone Sites. These project elements and the associated implementation actions are described further below.

3.3.1 Housing Element Program 9
Rezone Sites proposed to implement Housing Element Program 9 are identified in Table 3-2; specifically, the last column identifies those sites that have been designated as eligible for by-right development. The identified by-right sites consist of four sites which represent the minimum 25 acres of multi-family by-right development sites required under Program 9, and two “reuse” sites. The “reuse sites” are those sites eligible for by-right development because they have appeared in two previous Housing Element Cycles (4th and 5th Cycles). By-right development would be allowed assuming qualifying criteria as stated in the Housing Element are met, including the voluntarily inclusion in development plans of 20 percent of the units as affordable to lower income households.

Sites included in Table 3-2 are a subset of the Sites Inventory included in Appendix C of the 6th Cycle Housing Element, representing the 25 sites the City is considering for rezone potential and referred to herein as Rezone Sites. The Rezone Sites are shown in Figures 3-1a through 3-1c. Each site is differentiated as either a site subject to discretionary development or a site eligible for by-right development as detailed in Table 3-2. Figures 3-2a through 3-2c show the proposed zoning for each of the Rezone Sites.

This PEIR evaluates potential development within the Rezone Sites and no site-specific development or construction plans are available at this time. Future development would occur as market conditions allow, at the discretion of the individual property owners.

In order to implement the proposed rezones and apply appropriate residential densities at selected sites, the City is modifying the density range of the R-30 (Urban Residential) Zone to allow a residential density range of 30 to 36 dwelling units per acre. Specifically, Town Center Sites 16A and 20B would be designated with the new R-30 Zone, potentially allowing a combined 633 residential units. The Mixed Use Overlay would also be modified and applied to Town Center Sites 16A and 16B, allowing for ground floor commercial and/or ground floor live/work spaces on these sites.

FIGURE 3-1a
Proposed Rezone Parcels
3 2
1 8
7 10 9
6 5
4 S . D . C O U N T Y

C I T Y O F

S A N D I E G O

EL NOPAL N MAGNOLIA AVE
3 2
1 8
7 10 9
6 5
4 S . D . C O U N T Y

C I T Y O F

S A N D I E G O

EL NOPAL N MAGNOLIA AVE
M:\JOBS5\9705\common_gis\Fig3-1.mxd 6/6/2022 fmm
0 Miles 0.25 [
City of Santee Boundary
Discretionary Development Sites
FIGURE 3-1b
Proposed Rezone Parcels
24 25
15 16B
16A 20A
20B
17 18
19 35
12 11
UV52
UV67
S . D . C O U N T Y

C I T Y O F

E L C A J O N

MISSION GORGE RD
N

MAGNOLIA AVE

CUYAMACA ST

MAST BLVD

PROSPECT AVE

CARLTON OAKS DR

HALBERNS
BLVD

LAKE CANYON RD

CARLTON
HILLS
BLVD

WOODSIDE AVE
GRAVES
AVE
24 25
15 16B
16A 20A
20B
17 18
19 35
12 11
UV52
UV67
S . D . C O U N T Y

C I T Y O F

E L C A J O N

MISSION GORGE RD
N

MAGNOLIA AVE

CUYAMACA ST

MAST BLVD

PROSPECT AVE

CARLTON OAKS DR

HALBERNS
BLVD

LAKE CANYON RD

CARLTON
HILLS
BLVD

WOODSIDE AVE
GRAVES
AVE
M:\JOBS5\9705\common_gis\Fig3-1.mxd 6/6/2022 fmm
0 Miles 0.25 [
City of Santee Boundary
San Diego River
Discretionary Development Sites
Eligible By-Right Development Sites
Graves Avenue Rezone Sites
FIGURE 3-1c
Proposed Rezone Parcels
29 30
15 C I T Y O F

E L C A J O N
UV125

C I T Y O F

S A N D I E G O

MISSION GORGE RD

FANITA DR

PROSPECT AVE

MESA RD

MAST BLVD

CARLTON OAKS DR

PEBBLE BEACH
DR

HALBERNS
BLVD

LAKE CANYON RD
CARLTO
N

HILLS BLVD

FANITA PKY
29 30
15 C I T Y O F

E L C A J O N
UV125

C I T Y O F

S A N D I E G O

MISSION GORGE RD

FANITA DR

PROSPECT AVE

MESA RD

MAST BLVD

CARLTON OAKS DR

PEBBLE BEACH
DR

HALBERNS
BLVD

LAKE CANYON RD
CARLTO
N

HILLS BLVD

FANITA PKY
M:\JOBS5\9705\common_gis\Fig3-1.mxd 6/6/2022 fmm
0 Miles 0.25 [
City of Santee Boundary
San Diego River
Discretionary Development Sites
Eligible By-Right Development Sites
FIGURE 3-2a
Proposed Zoning
3 2
1 8
7 9 10
6 5
4 R7
P/OS R14 R1
R2
NC
P/OS
R7
R-1A
R14
R2
R2
R2
R2
R-1A
R-1A
HL
R1
P/OS
PD
R2
HL

EL NOPAL N MAGNOLIA AVE
3 2
1 8
7 9 10
6 5
4 R7
P/OS R14 R1
R2
NC
P/OS
R7
R-1A
R14
R2
R2
R2
R2
R-1A
R-1A
HL
R1
P/OS
PD
R2
HL

EL NOPAL N MAGNOLIA AVE
M:\JOBS5\9705\common_gis\Fig3-2.mxd 01/18/2022 bma
0 Miles 0.25 [
City of Santee Boundary
Discretionary Development Sites
Proposed Zoning
R7 Medium Density Residential
(7-14 dwelling units/gross acre)
UV67
UV52
UV52
UV67
UV125
FIGURE 3-2b
Proposed Zoning
24 25
15 16B
16A 20A
20B
17 18
19 35
11 12
P/OS
R2
IG
P/OS
R14 IG
IL/GC
GC

IG IG P/OS
P/OS NC/R14

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

OP R-B OP
R14
IL
R-B
R7
IL
R2
IL R2 GC
IL
OP R1
R2
OP R14
PD
IL/GC R7
GC GC
R22
GC
NC
R7 GC
GC R14
P/OS
GC GC R7
HL
GC HL
GC
R14
GC
P/OS
GC
R14 GC
R2
R7
NC
P/OS
R1
R7
R2 TC TC
TC
NC
P/OS
TC
TC
NC R14
R2
NC
P/OS
TC
R1
R1
P/OS
P/OS
R2
R7
P/OS
R7
R7
IL
GC
R7 R2
R2
R2 IL
R2
IG
P/OS
OP R2 R7
GC
R22 HL
TC
R14 OP NC
P/OS
NC
IL
R7 P/OS
R2
R2
R2
PD
PD
PD
R2
P/OS
P/OS
R2
R2
R2
R2
GC
IL
R7
P/OS
R14
R1
R2
R2
R2
R2
R-1A
R-1A
R-1A
R1
R1
R1
R1
GC
GC
UV52
UV67

MISSION GORGE RD
N

MAGNOLIA AVE

CUYAMACA ST

MAST BLVD

PROSPECT AVE

CARLTON OAKS DR

HALBERNS
BLVD

LAKE CANYON RD

CARLTON
HILLS
BLVD

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

IG IG P/OS
P/OS NC/R14

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

OP R-B OP
R14
IL
R-B
R7
IL
R2
IL R2 GC
IL
OP R1
R2
OP R14
PD
IL/GC R7
GC GC
R22
GC
NC
R7 GC
GC R14
P/OS
GC GC R7
HL
GC HL
GC
R14
GC
P/OS
GC
R14 GC
R2
R7
NC
P/OS
R1
R7
R2 TC TC
TC
NC
P/OS
TC
TC
NC R14
R2
NC
P/OS
TC
R1
R1
P/OS
P/OS
R2
R7
P/OS
R7
R7
IL
GC
R7 R2
R2
R2 IL
R2
IG
P/OS
OP R2 R7
GC
R22 HL
TC
R14 OP NC
P/OS
NC
IL
R7 P/OS
R2
R2
R2
PD
PD
PD
R2
P/OS
P/OS
R2
R2
R2
R2
GC
IL
R7
P/OS
R14
R1
R2
R2
R2
R2
R-1A
R-1A
R-1A
R1
R1
R1
R1
GC
GC
UV52
UV67

MISSION GORGE RD
N

MAGNOLIA AVE

CUYAMACA ST

MAST BLVD

PROSPECT AVE

CARLTON OAKS DR

HALBERNS
BLVD

LAKE CANYON RD

CARLTON
HILLS
BLVD

WOODSIDE AVE
G
RAVES
AVE
M:\JOBS5\9705\common_gis\Fig3-2.mxd 6/6/2022 fmm
0 Miles 0.25 [
City of Santee Boundary
Discretionary Development Sites
Eligible By-Right Development Sites
Graves Avenue Rezone Sites
Proposed Zoning
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)
GC General Commercial
P/OS/R7 Park/Open Space/
Medium Density Residential
TC/R14 Town Center/
Medium-High Density Residential
TC/R22 Town Center/
High Density Residential
TC/R30 Town Center/
Mixed Use Residential
UV67
UV52
UV52
UV67
UV125
FIGURE 3-2c
Proposed Zoning
29 30
15 R1
R-1A
R2
P/OS
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
R2
R2
R14
R2
R2
R7
P/OS
GC
R7
IL
R2
IL
R7
GC OP
R7
R7
R14
R2
R14
R14
P/OS
GC GC R7 GC
R7
R22
GC GC
R2
R7
NC
R2
R2
R2
PD
P/OS
R14
TC
NC
P/OS
P/OS
P/OS
R7
R7 R2
R2
R2
P/OS
R2
R2
R14
OP
NC
R2
NC/R7
R14
R2
R2
P/OS R2

PD PD PD
PD
P/OS
R2
R2
R2

P/OS P/OS
R2
GC
IL
R7
P/OS
R22
R14
GC
UV125

MISSION GORGE RD

FANITA DR

PROSPECT AVE

MESA RD

MAST BLVD

CARLTON OAKS DR

PEBBLE BEACH
DR

HALBERNS
BLVD

LAKE CANYON RD
CARLTO
N

HILLS BLVD

FANITA PKY
29 30
15 R1
R-1A
R2
P/OS
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
R2
R2
R14
R2
R2
R7
P/OS
GC
R7
IL
R2
IL
R7
GC OP
R7
R7
R14
R2
R14
R14
P/OS
GC GC R7 GC
R7
R22
GC GC
R2
R7
NC
R2
R2
R2
PD
P/OS
R14
TC
NC
P/OS
P/OS
P/OS
R7
R7 R2
R2
R2
P/OS
R2
R2
R14
OP
NC
R2
NC/R7
R14
R2
R2
P/OS R2

PD PD PD
PD
P/OS
R2
R2
R2

P/OS P/OS
R2
GC
IL
R7
P/OS
R22
R14
GC
UV125

MISSION GORGE RD

FANITA DR

PROSPECT AVE

MESA RD

MAST BLVD

CARLTON OAKS DR

PEBBLE BEACH
DR

HALBERNS
BLVD

LAKE CANYON RD
CARLTO
N

HILLS BLVD

FANITA PKY
M:\JOBS5\9705\common_gis\Fig3-2.mxd 01/18/2022 bma
0 Miles 0.25 [
City of Santee Boundary
Discretionary Development Sites
Eligible By-Right Development Sites
Proposed Zoning
R22 High Density Residential
(22-30 dwelling units/gross acre)
TC/R22 Town Center/
High Density Residential
UV67
UV52
UV52
UV67
UV125
GC
R7
R14
29 30

3.0 Project Description
City of Santee Housing Element Rezone Program Implementation PEIR

3.3.2 Housing Element Program 10
The project would also implement Housing Element Program 10, which requires the City to amend the Zoning Ordinance to provide by-right approval for certain housing developments that provide a minimum of 20 percent of the total units as affordable to lower income households. Sites that would qualify for by-right development with the minimum affordability requirement include two sites being used to meet the 6th Cycle RHNA that have been reused from previous Housing Element cycles, referred to as “reuse sites” and four additional sites that would cumulatively result in a minimum of 25 acres available for by-right multi-family housing. The sites are noted in Table 3-2.

To implement a process for by-right development, the project includes the establishment of objective design and performance standards to be codified within the City’s Municipal Code (Zoning Ordinance). The objective design and performance standards would be regulatory requirements, applied to by-right development. The objective design and performance standards are included herein as Appendix B, and discussed throughout Chapter 4.0 as relevant.

3.3.3 Graves Avenue Parcels
Although not part of the Housing Element Sites Inventory, two vacant properties along Graves Avenue between Prospect Avenue and Pepper Drive, currently zoned R-14 (Medium High Density Residential), are included in the project for rezoning to the General Commercial (CG) Zone in order to remove them from consideration as housing sites. These two sites were previously identified for housing in the 5th Cycle Housing Element, but due to airport constraints on residential density remain undeveloped and future residential development would be difficult. Future commercial development at these sites would require a site-specific environmental review, facilitated by analysis contained in this document. The Graves Avenue sites are labeled on the aerial map, Figure 3-1b, with the proposed commercial zoning and surrounding zoning shown on Figure 3-2b.

3.3.4 Amendments to the General Commercial Zone
Amendments to the General Commercial zone are proposed to allow storage of recreational vehicles as a conditional use. Specifically, recreational vehicle storage would be conditionally allowed upon approval of a Conditional Use Permit from City Council after a showing that all requirements are met to support the use. Any future proposal for a recreational vehicle storage facility would be subject to its own environmental review under CEQA.

3.4 Rezone Sites
Table 3-2 identifies the Rezone Sites included in the analysis of the project. The Rezone Sites include 25 sites, six of which are designated as eligible for future by-right development, in addition to two sites proposed for rezoning along Graves Avenue that are not associated with the Housing Element.

As shown in Table 3-2, the sites eligible for future by-right development includes Sites 15, 16A, 17, 18, 20B, and 24. Sites 15, 16A, 20B, and 24 have been designated for by-right development consistent with the Housing Element Program 9 (minimum 25 acres). Sites 17 and 18 are included as eligible for

3.0 Project Description
City of Santee Housing Element Rezone Program Implementation PEIR

by-right development because they are “reuse” sites, as explained above. These six sites are discussed throughout Chapter 4.0 of this PEIR as having received a more detailed level of analysis for certain issues such as biology and archaeology, and where necessary have been discussed separately from the other Rezone Sites.

Table 3-2
Proposed Rezones and Eligibility for By-Right Development Map ID # Assessor Parcel Number/Address
Current
Zoning
Proposed
Zoning
Lot Size
(acres)
Potential
Residential
Capacity
Eligible for
By-Right
Development
1 37819001/10939 Summit Ave. R-1A R-7 4.65 29 No
2 37818010/11009 Summit Ave. R-1A R-7 2.32 14 No
3 37818009/11025 Summit Ave. R-1A R-7 2.32 14 No
4 37818008/11041 Summit Ave. R-1A R-7 2.32 14 No
5 37818007/11059 Summit Ave. R-1A R-7 2.32 11 No
6 37818029/10215 Summit Crest Dr. R-1A R-7 1.16 8 No
7 37821021/11010 Summit Ave. R-1A R-7 1.15 8 No
8 37821020/11020 Summit Ave. R-1A R-7 1.02 7 No
9 37818028/11115 Summit Ave. R-1A R-7 1.16 8 No
10 37818020/11129 Summit Ave. R-1A R-7 2.32 11 No
11 38103107/9945 Conejo Rd. R-2 R-7 1.19 8 No
12 38169028/9960 Conejo Rd. R-2 R-7 0.86 6 No
15 38104036/Walmart TC-C TC-R-22 5.26 115 Yes
16A 38105082/Civic Center Site I TC-C TC-R-30 11.11 333 Yes 16B 38105082/Civic Center Site II TC-C TC-R-14 8.61 120. No 17 38105118/Cottonwood Ave. TC-R-30 TC-R-14 22.15 279 Yes 18 38105117/Cottonwood Ave. TC-R-30 TC-R-14 11.71 98 Yes 19 38103208/Park Center Dr. TC-R-22 TC-R-14 2.35 32 No
20A 38105081/9200 Magnolia Ave. TC-O/I TC-R-22 7.75 170 No 20B 38105081/9200 Magnolia Ave. TC-O/I TC-R-30 10.00 300 Yes 24 38416204/9953 Buena Vista Ave. R-2 R-22 4.80 105 Yes 25 38402007/8801 Olive Ln. IL R-14 2.93 41 No
29 38630031/7737 Mission Gorge Rd. GC R-22 3.25 64 No
30 38630009/8714 Starpine Dr. R-7/GC R-22 1.30 28 No
35 37903031/Mast Blvd. POS/IL P/OS & R-7 47.45 122 No
Graves Ave 38706111/Graves Ave. R-14 GC 3.69 NA No
Graves Ave 38706112/Graves Ave. R-14 GC 2.26 NA No
Rezone Totals 167.41 1,945
SOURCE: 6th Cycle Housing Element Table C-1: Sites Inventory.

3.5 Associated Discretionary Actions
Discretionary actions are those actions taken by an agency that call for the exercise of judgment in deciding whether to approve or how to carry out a project. The following discretionary actions by the City would be required for approval of the proposed project.

3.0 Project Description
City of Santee Housing Element Rezone Program Implementation PEIR

3.5.1 General Plan Amendment (GPA2021-2)
A General Plan Map and Text amendment would be required to redesignate land uses and adjust residential densities consistent with proposed rezones.

3.5.2 Town Center Specific Plan Amendment (TCSPA2021-2) An amendment to the Town Center Specific Plan would be required to redesignate land uses and adjust allowable residential densities on up to eight identified sites within the Town Center, specifically sites 15, 16A, 16B, 17, 18, 19, 20A, and 20B.

3.5.3 Rezone (R2021-2) and Zoning Ordinance Amendment
(ZA2021-2)
Adoption of rezones will be required to implement the rezoning described in Table 3-2. Additionally, zoning ordinance amendments will be required to implement the proposed project. Anticipated zoning ordinance amendments include:
• Adoption of identified rezones.
• Adoption of objective design standards that could by applied for sites that qualify for byright development. • The modification of the R-30 (Urban Residential) Zone to allow 30–36 dwelling units per acre and modification of the Mixed Use Overlay to allow ground floor commercial and/or ground floor live/work for specified parcels within the Town Center Specific Plan. • Amendments to the General Commercial (CG) zone to conditionally allow recreational vehicle storage.

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

Chapter 4
Environmental Analysis
The following sections analyze the potential environmental impacts that may occur as a result of 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. Buildout of the project is anticipated to occur over a 20+ year horizon.

Potential impacts are assessed against the current on-the-ground conditions. Due to the long-term buildout horizon, circumstances and in-turn potential impacts have the potential to change over time. Evaluation of existing conditions is largely based on review and evaluation of available data sources and secondary source information; however, certain sites that may be eligible for a by-right, or ministerial review, were evaluated in a more site-specific manner to the extent feasible. For example, site visits to the ministerial sites were completed to verify the potential for biological and archaeological resource impacts. Accordingly, the analysis sections report on the findings from these general surveys of the eligible ministerial sites, as applicable. Similarly, site-specific air quality, greenhouse gas, and noise modeling was completed for the eligible ministerial sites that would not be subject to further environmental review under CEQA; however, mitigation measures identified within those sections of this PEIR would be applicable to all future development (both discretionary and ministerial) to ensure site-specific actions are taken, as applicable. However, the analysis remains an overall programmatic approach, as there are no site-specific development proposals available for review. Absent a project footprint and specific project design and development intensity, it is not possible to provide a complete project-level analysis and mitigation measures specific to future projects. Therefore, for both the ministerial (by-right) and discretionary Rezone Sites, a mitigation framework is provided that would be applied either during a discretionary review process or during the ministerial review process for the by-right development sites as part of the City’s objective design and performance standards.

The City has developed proposed objective design and performance standards that would apply to by-right development sites. In addition to other standards and design requirements, the objective design and performance standards require implementation of the mitigation measures contained in this PEIR.

The environmental issues addressed in the following sections are in accordance with the California Environmental Quality Act Guidelines and Statutes. Each issue analysis section is formatted to include a summary of existing conditions, including the regulatory context; the significance determination thresholds and methodology; an evaluation of potential project impacts; a mitigation framework to inform future project review; and a conclusion of significance after mitigation.

4.0 Environmental Analysis 4.1 Aesthetics
City of Santee Housing Element Rezone Program Implementation PEIR

4.1 Aesthetics
This section evaluates the potential visual effects that could result from implementation of the 6th Cycle Housing Element Rezone Programs (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 is based on secondary source information, review of applicable City of Santee (City) policies and design guidelines, review of aerial photography, and a photo survey of selected sites.

4.1.1 Existing Conditions

4.1.1.1 Topography and Landform
The City is bisected in an east west direction by the San Diego River. The flat river valley occupies the central portion of the City, providing distant views toward the surrounding hillsides. Views in the City include steeply sloped hillsides with dramatic ridgelines (City of Santee 2003a). The project consists of 27 parcels located throughout the City (see Figure 3-1). The location of the Rezone Sites in relation to the City’s topography is shown in Figure 4.1-1.

4.1.1.2 Scenic Resources
a. Viewsheds and Scenic Vistas
A viewshed is generally defined as an area that can be seen from a given vantage point and viewing direction. A viewshed is composed of foreground items (items closer to the viewer) that are seen in detail and background items (items at some distance from the viewer) that frame the view.

A scenic vista is generally defined as a view of undisturbed natural lands exhibiting a unique or unusual feature that comprises an important or dominant portion of the viewshed. Scenic vistas may also be represented by a particular distant view that provides visual relief from less attractive views of nearby features.

Visual resources throughout the City include the San Diego River, Mission Trails Regional Park, Mast Park, Rattlesnake Mountain, and the hills in the northern part of the City (City of Santee 2003a). The orientation of the San Diego River corridor creates impressive long views within the City and to the surrounding ridgelines and mountains to the east and Mission Trails Regional Park to the west. The elevated western entry to the City along Mission Gorge Road also affords an opportunity for scenic views along the flat San Diego River corridor (City of Santee 2003a).

FIGURE 4.1-1
#* Landform and Topography
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
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
UV52
UV125

MISSION GORGE RD N MAGNOLIA AVE

WOODSIDE AVE

FANITA DR

MAST BLVD

PROSPECT AVE

EL NOPAL

MESA RD

CARLTON OAKS DR
N M

AGNOLIA AVE
P

EBBLE BEACH
DR

HALBERNS
BLVD
LAKEC
C

ANYON RD
ARLTON

HILLS BLV
D

FANITA PKY
Mission Trails
Regional Park
Fanita Ranch
Open Space
Rattlesnake
Mountain
Preserve
Cowles
Mountain #*
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
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
UV52
UV125

MISSION GORGE RD N MAGNOLIA AVE

WOODSIDE AVE

FANITA DR

MAST BLVD

PROSPECT AVE

EL NOPAL

MESA RD

CARLTON OAKS DR
N M

AGNOLIA AVE
P

EBBLE BEACH
DR

HALBERNS
BLVD
LAKEC
C

ANYON RD
ARLTON

HILLS BLV
D

FANITA PKY
Mission Trails
Regional Park
Fanita Ranch
Open Space
Rattlesnake
Mountain
Preserve
Cowles
Mountain
M:\JOBS5\9705\common_gis\Fig4.1_1_Topo.mxd 6/6/2022 fmm 0 Miles 1 [
City of Santee Boundary
San Diego River
Discretionary Development Sites
Eligible By-Right Development Sites
Graves Avenue Rezone Sites

4.0 Environmental Analysis 4.1 Aesthetics
City of Santee Housing Element Rezone Program Implementation PEIR

b. Open Space
Open space in the City provides scenic resources such as panoramic hillside views. Open space areas are located within Fanita Ranch, Rattlesnake Mountain and hillsides in the southwest portion of the City, and land in the San Diego River corridor (see Figure 4.1-1). Additional open space is provided by City parkland (City of Santee 2003b). Pursuant to the 2020 General Plan Community Enhancement Element, open space in the City provides a number of community design resources:
• Panoramic hillside views and backdrops;
• Visual relief to the intensive developed areas;
• Visual and physical links to the San Diego River and its tributaries (Sycamore Creek, Forester Creek);
• Opportunity areas for new high quality development; and • Opportunity for recreational activities that reinforce the environmental setting such as hiking trails.

The City is also a participant in the Multiple Species Conservation Program (MSCP) through its subarea planning efforts. The City’s Draft Subarea Plan identifies preservation of approximately onefourth of the total area of the City as permanent open space. Although not adopted, the City generally adheres to the conservation strategies and preserve goals of the Draft Subarea Plan. For additional discussion on the City’s Draft MSCP Subarea Plan, see Section 4.3. c. Scenic Roads/Highways
A “State Scenic Highway” refers to any interstate, state, or county street that has been officially designated as scenic and thereby requires special scenic conservation treatment. State Route 52 (SR52) runs in an east–west direction through the southern portion of the City and is an eligible State Scenic Highway due to its views of Mission Trails Summit and Cowles Mountain. As shown in Figure 4.1-2, just west of the City, a portion of SR-52 through the City of San Diego is an officially designated State Scenic Highway (Caltrans 2018), with surrounding preserved open space providing scenic views along that segment.

Mission Gorge Road is designated within the City’s General Plan as a local scenic road (see Figure 4.1- 2). Recognizing the prominence of Mission Gorge Road and its role in establishing an image for the City, the Mission Gorge Road Design Standards were adopted to establish specific design guidelines for development along Mission Gorge Road. These include creating architectural themes along various segments, required streetscape landscaping, signage, and pedestrian and bicycle improvements (City of Santee 2003b).

FIGURE 4.1-2
Scenic Roads and Highways
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
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 ROAD

MISSION GORGE ROAD
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
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 ROAD

MISSION GORGE ROAD
M:\JOBS5\9705\common_gis\Fig4.1_2_Hyw.mxd 6/6/2022 fmm
0 Miles 1 [
City of Santee Boundary
Designated Scenic Highway
Eligible Scenic Highway
Local Scenic Road
Discretionary Development Sites
Eligible By-Right Development Sites
Graves Avenue Rezone Sites

4.0 Environmental Analysis 4.1 Aesthetics
City of Santee Housing Element Rezone Program Implementation PEIR

d. Existing Setting at Rezone Sites
A series of photographs were taken at several Rezone Sites showing existing visual conditions. Refer to Chapter 2 for photographs (Photographs 1–27) and aerial photographs (see Figures 2-5 through 2-16) of the Rezone Sites, representing existing conditions. The following summarizes potential views and visual resources of each site.

Rezone Sites 1 through 10 are located on Summit Avenue and are currently rural in character, with single-family development and associated residential accessory structures. This area is located just north of the more urbanized areas of the City and is at the northernmost portions of the flat valley with mountains and open space surrounding this area to the west, north and east. Refer to Photographs 1–6 and Figure 2-5 in Chapter 2.

Rezone Sites 11 and 12 are surrounded by developed single family residential homes. These two sites are accessed from Carefree Drive from the east and Conejo Road from the south. They currently contain existing single-family homes. Refer to Photographs 7 and 8 and Figure 2-6 in Chapter 2.

Rezone Site 15 is a vacant site largely surrounded by commercial development within the Santee Town Center. To the northwest is some existing single-family residential land use. Refer to Figure 2- 7 in Chapter 2.

Rezone Sites 16A and 16B are undeveloped sites. The area surrounding the sites is primarily developed with Santee Trolley Square immediately west of the site, the Las Colinas Detention Facility to the east, and open space associated with the San Diego River to the north. Refer to Figure 2-8 and Photographs 9 and 10 in Chapter 2.

Rezone Sites 17 and 18 are undeveloped and located just north of the San Diego River. These sites are adjacent to the Town Center Community Park sports fields and parking areas, the Edgemoor Hospital, and multi-family development. Refer to Figure 2-9 and Photographs 11 through 15 in Chapter 2.

Rezone Site 19 is a vacant lot located north of Edgemoor Hospital and surrounded by vacant lands, commercial, multi-family, and single-family residential land uses. Refer to Figure 2-10 in Chapter 2.

Rezone Sites 20A and 20B are undeveloped sites that surround the Santee Historical Society and Historic Barn. To the west of Site 20A is the Las Colinas Detention Facility, to the east is a gated manufactured home community for 55 years old and up residents. Site 20B is bordered by singlefamily residential homes to the south, multi-family residential to the east, and Las Colinas and Riverview Office Park to the west. Refer to Figure 2-11 and Photographs 16-18.

Rezone Site 24 is a vacant site surrounded by single-family homes to the west and east, SR-52 to the south and Buena Vista Avenue and a manufactured home community to the north. Refer to Figure 2-12 and Photographs 19-20 in Chapter 2.

Rezone Site 25 is a fenced, disturbed lot used for vehicle and other storage. The site is surrounded by multi-family, single-family, and commercial development (self-storage). Refer to Figure 2-13 and Photograph 21 in Chapter 2.

4.0 Environmental Analysis 4.1 Aesthetics
City of Santee Housing Element Rezone Program Implementation PEIR

Rezone Site 29 is developed with surface parking and miscellaneous commercial buildings. Just east of Site 29 is Site 30 which is a smaller 1-acre site developed with a single-family home. Just west of Site 29 is multi-family housing and a mobile home park. Land to the south is largely undeveloped with scattered trees and some miscellaneous storage buildings and a single-family residence. North of the sites is a commercial area and surface parking. Refer to Figure 2-14 and Photographs 22 through 24 in Chapter 2.

Site 35 is undeveloped land that is part of a larger parcel of conserved open space. To the northwest are single-family residential neighborhoods and to the northeast are undeveloped lands. East of the site in unincorporated Lakeside is vacant land, industrial land, and baseball fields. Refer to Figure 2- 15 in Chapter 2.

The Graves Avenue Sites are vacant sites that border SR-67 and are surrounded by single-family residential and multi-family residential land uses. Refer to Figure 2-16 and Photographs 25 through 27.

4.1.1.3 Community Character
The City is largely urbanized with interspersed vacant parcels and some peripheral areas maintaining a more rural setting.
a. Residential Development Areas
Housing developments throughout the City are primarily tract form, 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, are located predominately along the City’s major roads such as Mission Gorge Road, Carlton Hills Boulevard, and Magnolia Avenue. There is little consistency among neighborhoods, with residential district boundaries defined by physical barriers that exist such as SR-67, SR-52 and SR-125, major roads, the San Diego River, Forester Creek, Santee Lakes, and steep topography (City of Santee 2003b). The eastern portion of the City along Weston Road supports new single family residential.

Mobile homes are also very distinct elements of the residential development within the City. They are in self-contained mobile home parks that function as "micro-neighborhoods," located primarily south of Mission Gorge Road (City of Santee 2003a). Perimeter design treatments typically include landscaping and block walls. The site layout is typically a grid system of internal roads (City of Santee 2003b).

The surrounding character of each Rezone Site is described in Section 4.1.1.2.d. b. Town Center
In 1986, the City approved the Town Center Specific Plan which established guidelines for creating a people- and transit-oriented hub for commercial, civic, and residential uses along the San Diego River. Since its original approval, there have been a number of amendments to the Town Center

4.0 Environmental Analysis 4.1 Aesthetics
City of Santee Housing Element Rezone Program Implementation PEIR

Specific Plan establishing updated physical and design frameworks, and changes to land use and zoning designations. Implementation of the Town Center Specific Plan is subject to site design considerations that ensure future building designs are compatible with existing uses including building setbacks, height offsets, and landscaping.

As detailed within the Specific Plan, visual resources consist primarily of two opportunities: the San Diego River and views of surrounding hillsides (City of Santee 1986). To preserve these resources, the Specific Plan includes architectural standards focused on minimizing view blockages. Specifically, projects located near the western boundary of the planning area are required to maintain views from the west and provide a buffer for the existing land uses along the western edge (City of Santee 1986).

Rezone Sites 15, 16A, 16B, 17, 18, 19, 20A, and 20B are located within the Town Center Specific Plan area.

4.1.1.4 Light and Glare
There are two common types of light intrusion: light that emanates from the interior of structures and passes out through windows and light that projects from exterior sources, such as street, security, and landscape lighting. Light spillover is typically defined as the presence of unwanted or misdirected light on properties adjacent to a subject property being illuminated. Light spillover can be a nuisance to adjacent areas and can diminish views of the clear night sky.

Glare is described as the distraction, discomfort, or impairment of vision caused by extreme contrasts in the field of vision, where light sources such as sunlight, lamps, luminaries, or reflecting surfaces are excessively bright in relation to the general brightness of surroundings. Glare also results from sunlight reflecting off flat building surfaces, with glass typically contributing the highest degree of reflectivity. In its simplest form, glare is a consequence of the normally helpful capability of the human eye to adapt to different light levels.

Sources of light and glare throughout the City consist of night lighting from residential windows, roadway lights, and lit commercial signs. Existing night lighting from Santee Lakes Recreation Preserve and minimal security lighting from the Padre Dam Municipal Water District Ray Stoyer Water Reclamation Facility is visible from portions of the City. Daytime glare results from reflective building surfaces and headlights of vehicular traffic.

4.1.2 Regulatory Framework

4.1.2.1 State
a. California Scenic Highways Program
Recognizing the value of scenic areas and the value of views from roads in such areas, the California State Legislature established the California Scenic Highway Program in 1963. This legislation sees scenic highways as “a vital part of the all-encompassing effort . . . to protect and enhance California’s beauty, amenity and quality of life.” Under this program, a number of state highways have been designated as eligible for inclusion as scenic routes. As detailed on Figure 4.1-2 and described in

4.0 Environmental Analysis 4.1 Aesthetics
City of Santee Housing Element Rezone Program Implementation PEIR

Section 4.1.2.2.c, SR-52 through the City is an eligible State Scenic Highway, while the segment of SR-52 west of the City is officially designated as a State Scenic Highway.

4.1.2.2 Local
a. General Plan
The City’s General Plan includes various goals, objectives, and policies that would help to improve aesthetic conditions throughout the City, including the following:

Community Enhancement Element
Objective 9.0: Provide a unifying and distinctive streetscape system throughout the City. • Policy 9.9: Upon completion of the State Route 52 to State Route 67, the City shall explore pursuing its designation as a State Scenic Highway, all or in part, as appropriate. • Policy 10.1: The City shall preserve the high quality scenic viewshed visible from the western entry along Mission Gorge Road and State Route 52.
• Policy 12.1: The City should ensure that future development respects and enhances the Edgemoor “Polo Barn” setting.
• Policy 13.1: The City shall ensure the provision of open space which provides adequate visual relief from developed portions of the City.
• Policy 13.3: The City shall ensure that open space is provided in hillside areas proposed for development that performs multiple functions of view maintenance, resource protection and hazard avoidance.
• Policy 14.1: The City shall encourage and work with developers to minimize the impacts of grading for new development throughout the City.
• Policy 14.2: The City shall ensure that development is oriented along natural terrain contours to the extent possible to maintain landform integrity.
• Policy 14.3: The City shall require use of contour grading techniques and multi-layered landscaping, whenever possible, to ensure the natural appearance of manufactured slopes. • Policy 14.5: The City shall encourage the protection of prominent ridgelines whenever feasible. This shall be accomplished by siting development below ridgelines in such a manner that permits the ridgelines to remain visible.

Conservation Element
Objective 1.0: Protect areas of unique topography or environmental significance to the greatest extent possible.

4.0 Environmental Analysis 4.1 Aesthetics
City of Santee Housing Element Rezone Program Implementation PEIR

• Policy 1.1: The City shall encourage that significant natural landforms be maintained during development whenever possible.
• Policy 1.2: The City should encourage, through the environmental review process, the preservation of hillsides with steep slopes as appropriate to minimize danger from landslides and mudslides, as well as to protect key visual resources. • Policy 1.3: To protect and wisely manage hillsides and topographic resources, the City shall use hillside development guidelines, as follows:

Percent Natural
Slope
Guideline
Less than 10% This is not a hillside condition. Conventional grading techniques are acceptable
10% to 19% Development with grading will occur in this zone, but existing landforms should retain their natural character. Padded building sites are permitted on these slopes, but contour grading, split level architectural prototypes, with stacking and clustering are expected. 20% and over Special hillside grading, architectural and site design techniques are expected, and architectural prototypes should conform to the natural landform. Compact development plans should be used to minimize grading footprints.
• Policy 10.2: The City should encourage the preservation of significant natural features, such as watercourses, ridgelines, steep canyons, and major rock outcroppings through the Development Review process.
b. Municipal Code
Title 11 - Grading Ordinance
The Grading Ordinance contains requirements regarding landform alteration and grading standards.

The regulations specifically include standards relating to City review, construction of manufactured slopes, and revegetation.

Title 13 - Zoning Ordinance
The Zoning Ordinance provides direction relating to development standards throughout the City.

Chapter 13.08, Development Review, establishes review procedures for development proposals to ensure best practices are used in design and siting, protect and enhance property values, ensure compliance with intent and purpose of each zone, and ensure adequate access and circulation.

Approval of a development review permit requires findings that:
• The proposed development meets the purpose and design criteria prescribed in these procedures and other pertinent sections of the zoning ordinance and municipal code; and

4.0 Environmental Analysis 4.1 Aesthetics
City of Santee Housing Element Rezone Program Implementation PEIR

• The proposed development is compatible with the General Plan. c. Town Center Specific Plan
The Town Center Specific Plan supplements City zoning by establishing development standards within the planning area. The following goals and objectives are applicable to visual resources:

Goal: A unified comprehensive open space system should be an integral part of the basic design concept of the town center. The river shall be a centrally located open space area for the benefit of the community.
• Objective 1.1: Major views in the Town Center area should be protected.

Goal: Architectural designs and concepts should be guided by criteria which reinforce the sense of community identity. These criteria should foster uniqueness and cohesiveness of design enhancing Santee's character.
• Objective 3.1: Reinforce community identity through the application of a unifying architectural theme or features in the design of civic center, commercial, off ice professional, residential and recreational uses.
• Objective 3.2 Encourage the use of architectural styles that are in scale with the natural and man-made environment.
• Objective 3. 3 Enhance Santee' s character by using architectural techniques and elements which draw upon Santee' s history and provide a tie to the area's heritage. • Objective 3.4 Provide for variety and discourage monotony in dwelling design by use of creative guidelines.
• Objective 3.5 Promote building form that will respect and improve the integrity of open spaces and their public areas.
• Objective 3.6 In recognition of both functional and visual concerns, heights and mass of buildings should be varied to provide for a transition from lower scale development along the edges of the site to more intensive, large scale development within the Town Center site. • Objective 3.7 The height and placement of buildings should retain major views of the surrounding hill forms and maximize long distance view opportunities for buildings located within the Town Center area.
• Objective 3.8 Form and spacing of buildings within a particular development area should be sufficient to maintain necessary pedestrian and vehicular circulation, retain reasonable solar access to all major public or private outdoor areas or pedestrian paths and provide visual privacy to indoor residential uses.

Goal: Landscape design should enhance the quality of the environment and contribute to high quality, safe and energy efficient development.

4.0 Environmental Analysis 4.1 Aesthetics
City of Santee Housing Element Rezone Program Implementation PEIR

 Objective 4.3 Landscape techniques which preserve and enhance rural character where possible should be utilized.
 Objective 4.4 Landscaping in excess of requirements should be encouraged.

Town Center Specific Plan Design Guidelines
The Town Center Specific Plan Design Manual, Section IV of the Plan, establishes design concepts and guidelines for the Town Center Specific Plan area and provides a clear yet flexible guide for the development and review of individual projects (City of Santee 1986). The Design Manual is organized in two sections. One section contains design concepts which serve as a guide in developing Town Center. The design concepts create a framework for the development of Town Center. Section C contains design standards that are required to be applied in specific project development. Examples of design standards that are intended to address visual issues include:
 Residential areas should be sited to provide appropriate buffers, as well as open views;  Landscaped areas should be consistent with existing landscaping;  Streetscapes should be designed consistent with permitted street tree list;  Parking areas should provide adequate screening and lighting;  Open Space setbacks of 50-100 feet is required between development and areas of revegetation or floodways; and
 Exterior and architectural lighting should reinforce the character of projects, but ensure reduction of glare on adjacent properties and streets.

The design standards would be applicable to all future development within the Town Center Specific Plan, including both discretionary and by-right development sites.

4.1.3 Significance Determination Thresholds
Consistent with Appendix G of the California Environmental Quality Act (CEQA) Guidelines, impacts related to aesthetics would be significant if the project would:
1) Threshold 1: Have a substantial adverse effect on a scenic vista. 2) Threshold 2: Substantially damage scenic resources, including but not limited to, trees, rock outcroppings, and historic buildings within a State Scenic Highway. 3) Threshold 3: In non-urbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings (Public views are those that are experienced from a publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality.
4) Threshold 4: Create a new source of substantial light or glare that would adversely affect day or nighttime views in the area.

4.0 Environmental Analysis 4.1 Aesthetics
City of Santee Housing Element Rezone Program Implementation PEIR

4.1.4 Methodology
Information presented in this section is based on a review of policies and regulations relevant to the protection of aesthetic resources in the City; identification of designated or valued scenic views, and scenic resources throughout the City; and analysis of potential development within the Rezone Sites in relation to the surrounding area.

4.1.5 Issue 1: Scenic Vistas
Would the project have a substantial adverse effect on a scenic vista?

4.1.5.1 Impact Analysis
Major views throughout the City include the San Diego River and surrounding mountains and hillsides. The City places a high value on protecting these views as they create a sense of place that defines the City. Future development within the Rezone Sites could result in new development and redevelopment that could detract from existing scenic vistas and views.

As shown in Figure 4.1-1, Rezone Sites are located throughout the City. Development at most sites would constitute infill development resulting in development consistent with surrounding urbanization that would not affect existing views. However, some larger vacant sites located near the San Diego River or within undeveloped lands that are not surrounded by urbanized lands could affect views. Rezone Sites 1 through 10, located just north of the urbanized portion of the City are currently zoned R1-A (Low Density Residential) and are developed with seven existing rural residential units. The sites are proposed to be rezoned to R7 (Medium Density Residential) which would allow between 4-10 additional dwelling units per acre or approximately 142 total units. While this intensity of development would change the rural character of this area, views of the surrounding hillsides would continue to be visible from this low-lying area. Development of multi-family residential would not create obstruction of views of the surrounding hillsides based on the location of development within the low-lying valley.

Several large sites near the San Diego River including Sites 17, 18, 16A, 16B, 20A, and 20B are largely undeveloped open lands. Sites 17 and 18 are large vacant sites located north of the San Diego River (within the Town Center). The proposed rezoning of these sites would change zoning from TC-R-30 to TC-R-14, which more accurately reflects the likely development intensity that can be accommodated considering necessary constraints. Development within these sites could impede views to and from the river. Similarly, development of Sites 16A, 16B, 20A, and 20B would support multi-family development within the Town Center. While these sites are largely surrounded by development, their development could affect visibility to the San Diego River.

Site 35 is located at the eastern edge of the City and is adjacent to a large block of habitat including a hill with a water tank located on top. Based on the existing site constraints, the development footprint would be limited to the lower eastern portions of the larger open space. As a result, views of the potential development area would be limited from surrounding City lands as the hill would

4.0 Environmental Analysis 4.1 Aesthetics
City of Santee Housing Element Rezone Program Implementation PEIR

provide intervening open space views. From the unincorporated lands to the east, the development area would be visible, but views of the adjacent open space would be retained due to its elevation.

Both future ministerial and discretionary development would be required to adhere to relevant portions of the Santee Municipal Code (SMC) including Chapter 13.08, et seq., which establishes the City’s development review procedures. These procedures require the implementation of development review for projects that require a building permit. This review requires an evaluation of project consistency with development review criteria defined in Section 1308.070 including evaluation of the relationship of the building site to the surrounding area, landscaping design including design that ensures avoidance of potential for obstruction of views when landscaping is mature, grading design, signage and lighting. Additional criteria is applicable to multi-family residential developments as follows:
 Site Buildings to Avoid Crowding. Where multiple buildings are proposed, the minimum building separation shall be 10 feet in accordance with Section 13.10.040(G).  Site and Design Buildings to Avoid Repetitions of Building or Roof Lines. This may be achieved through: variation in building setback; wall plane offsets; use of different colors and materials on exterior elevations for visual relief; and architectural projections above maximum permitted height in accordance with Section 13.10.050(C).  In the Urban Residential (R-30) zone, for each five-foot increase in building height over 45 feet, the wall plane shall be stepped back an additional five feet.  Where adjacent to a single-family residential zone, design buildings to ensure a transition in scale, form, and height with adjacent residential properties. Setbacks are required in accordance with Table 13.10.040A. Designs may incorporate elements such as building massing and orientation, location of windows, building story stepbacks, building materials, deep roof overhangs, and other architectural features that serve to further transition the scale.
 Projects shall be designed so that assigned parking spaces are located as close as practicable to the dwelling units they serve. Refer to Section 13.24.030(B) for additional parking standards.
 The visual impact of surface parking areas adjacent to public streets shall be minimized through the use of mounded or dense landscape strips or low decorative masonry or stucco walls no more than three and one-half feet in height. Parking areas shall be treated with decorative surface elements to identify pedestrian paths, nodes and driveways.

In addition to the above design review requirements, development adjacent to the San Diego River would be subject to applicable Draft Subarea Plan setback and buffer requirements incorporated as in Mitigation Measure BIO-6 (Refer to Section 4.3.7.3). Additionally, as detailed in Municipal Code Section 13.08.010, the purpose of development review includes, but is not limited to, ensuring property is developed in a manner which respects the physical and environmental characteristics of each site and ensuring that each new development is designed to best comply with the intent and purpose of the zone in which the property is located and with the General Plan of the City. To that

4.0 Environmental Analysis 4.1 Aesthetics
City of Santee Housing Element Rezone Program Implementation PEIR

end, there are General Plan policies in the Community Enhancement and Conservation Elements of the City’s General Plan that support preservation of scenic vistas. For example, future development is encouraged to preserve significant natural features, such as watercourses, ridgelines, steep canyons, and major rock outcroppings (City of Santee 2003b, Conservation Element). Additionally, development within the Town Center Specific Plan areas would be required to adhere to supplemental development regulations which include design guidelines for the planning area.

Overall adherence to applicable Municipal Code development review and design requirements, in addition to proposed objective design and performance standards, would ensure that future development would not have a substantial adverse effect on a scenic view or vista, and impacts would be less than significant.

4.1.5.2 Significance of Impacts
For ministerial and discretionary development of Rezone Sites, the requirement for Development Review consistent with Municipal Code Chapter 13.08 would ensure consistency with General Plan policies and applicable design and development review requirements including supplemental development regulations from the Town Center Specific Plan. The Development Review process would ensure that future development would not degrade scenic vistas and views. Impacts for both ministerial and discretionary development on Rezone Sites would be less than significant.

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

4.1.5.4 Significance After Mitigation
Impacts would be less than significant. No mitigation is required.

4.1.6 Issue 2: Scenic Resources
Would the project substantially damage scenic resources, including but not limited to trees, rock outcroppings, and historic buildings within a State Scenic Highway?

4.1.6.1 Impact Analysis
There are no designated State Scenic Highways within City limits. As described in Section 4.1.1.2.c above, only SR-52 located west of the City, is a designated State Scenic Highway which runs in an east–west direction approximately 1.8 mile south of the southern project site boundary (City of Santee 2020). Due to its distance and intervening topography, the Rezone Sites would not be seen from this location.

Mission Gorge Road is designated as a Local Scenic Road in the City’s General Plan. While the City does not include any officially designated existing State Scenic Highways within its boundaries, the segments that traverse the City merit consideration for designation and General Plan Policy 9.9

4.0 Environmental Analysis 4.1 Aesthetics
City of Santee Housing Element Rezone Program Implementation PEIR

encourages the City to explore pursuing this designation. As shown in Figure 4.1-2, several Rezone Sites are located near the locally designated Mission Gorge Road. Specifically, Rezone Sites 29, 30, 15 and 16B may be visible from Mission Gorge Road. The remaining Rezone Sites are sufficiently set back from the road with intervening development such that they would not change the scenic environment as viewed from the roadway. Additionally, Rezone Sites 24 and 25 would be visible from the segment of SR-52 through the City which is eligible for State Scenic Designation.

While development at these sites could change the visual environmental as viewed from surrounding locally scenic and state eligible roadways, the sites are largely surrounded by urbanization and would represent infill development. Thus, while their development would represent a visual change, it would not substantially change the view of the foreground urbanization. Distant views of the mountains would be retained as height limitations associated with each underlying zone would prohibit buildings of excessive height.

All future development at Rezone Sites would be subject to the requirement for Development Review consistent with Municipal Code Chapter 13.08 which would ensure consistency with General Plan policies and applicable design and development review requirements including supplemental development regulations from the Town Center Specific Plan, as detailed in Section 4.1.5. Application of these development review requirements would ensure protection of key scenic resources.

4.1.6.2 Significance of Impacts
For both ministerial and discretionary development of the Rezone Sites, adherence to the requirement for development review consistent with Municipal Code Chapter 13.08 would ensure consistency with General Plan policies and applicable design and development review requirements including supplemental development regulations from the Town Center Specific Plan. Application of these regulatory requirements would ensure that future development would not degrade scenic resources including but not limited to trees, rock outcroppings, and historic buildings within a State Scenic Highway. Impacts would be less than significant.

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

4.1.6.4 Significance After Mitigation
Impacts would be less than significant. No mitigation is required.

4.0 Environmental Analysis 4.1 Aesthetics
City of Santee Housing Element Rezone Program Implementation PEIR

4.1.7 Issue 3: Visual Character or Quality
In non-urbanized areas, would the project substantially degrade the existing visual character or quality of public views of the site and its surroundings (Public views are those that are experienced from publicly accessible vantage points). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?

4.1.7.1 Impact Analysis
The Rezone Sites are composed of vacant and nonvacant parcels. A majority of sites are located in urban areas while Sites 1 through 10 and Site 35 are located at the urban edge in a more rural setting, though still proximate to urbanization. As the project involves rezones to implement housing consistent with the City’s adopted Housing Element, the project would amend zoning to accommodate housing requirements. However, rezoning would not conflict with regulations governing scenic quality as none of the rezone areas were previously designated as open space or otherwise have zoning protections indicating a scenic status.

Sites 1 through 10 are located near the northern foothills of the City surrounded by both rural residential and undeveloped land, with urban residential development to the south. The sites are currently zoned R-1A and support single-family homes on lots that are between approximately one and five acres. Development of these sites with proposed rezones could result in between eight and twenty-nine new dwelling units per site. The additional density of residential uses could change the aesthetic character of the immediate neighborhood but would not degrade the visual quality. Future development would be required to adhere to General Plan policies, including Community Enhancement Element Policy 13.1 which encourages the maintenance of adequate visual relief from developed portions of the City. Additionally, all projects would conform to Zoning Ordinance review procedures for development proposals to ensure best practices are used in design and siting, protect and enhance property values, ensure compliance with intent and purpose of each zone. Furthermore, the visual quality and publicly accessible views in this area are of the surrounding mountains which would not be affected by development at Sites 1 through 10.

Sites 11 and 12 are currently developed with a single-family residence on each lot, and are located in the center for the City. The sites are surrounded by single-family residences. Increased density on the sites would result in changes to the visual composition of the area; however, all development would comply with City policies and regulations as detailed above relating to siting and design of development and maintenance of high-quality visual character of the City.

Development with residential at Rezone Sites 15, 16A, 16B, 17, 18, 19, 20A, and 20B could affect the visual character and quality of views toward the San Diego River. Although these sites have been slated for development as part of the Town Center Specific Plan, the proposed rezoning and allowance for ministerial development at certain sites could accelerate development beyond the existing condition. The change in land use and introduction of high density residential would change the visual makeup of the Town Center and the surrounding area. However, each development would be subject to Development Review consistent with Municipal Code Chapter 13.08 which would

4.0 Environmental Analysis 4.1 Aesthetics
City of Santee Housing Element Rezone Program Implementation PEIR

ensure consistency with General Plan policies and applicable design and development review requirements including supplemental development regulations from the Town Center Specific Plan, as detailed in Section 4.1.5.

Future development within Site 20B would have the potential to adversely affect the historic visual character of the site associated with the Edgemoor Dairy Barn, otherwise known as the Edgemoor Polo Barn. Future development of the area surrounding the Polo Barn including on Site 20A and 20B could result in indirect visual character and quality impacts due to changes affecting the visual environmental surrounding this historic resource. Specifically, development within a visual radius of the barn could result in indirect impacts to the historic resource related to the visibility of the resource and/or altering its surrounding visual character. General Plan policies 8-1 and 12.1 are aimed at the protection of historic buildings. Policy 12.1 requires that future development respects and enhances the Polo Barn setting. As part of the development review process, development at Site 20B would be required to demonstrate a project design that respects and enhances the adjacent historic resource.

Site 24 consists of mainly open land with one existing single-family home. The surrounding area is developed with single-family residences, roadways, and a mobile home park. Development on the site consistent with the proposed rezone would not result in substantial degradation of visual quality.

Future development would comply with City policies and regulations as detailed above relating to siting and design of development and maintenance of high-quality visual character of the City.

Therefore, impacts to visual quality associated with development of these Rezone Sites would be less than significant.

Site 25 is largely undeveloped with miscellaneous storage buildings, and is surrounded by multifamily housing, a self-storage facility, and single-family houses. Development of this site consistent with the proposed rezone would result in additional density on-site which could change the aesthetic character of the immediate neighborhood but would not degrade the visual quality. Future development would comply with City policies and regulations as detailed above relating to siting and design of development and maintenance of high quality visual character of the City.

Site 29 is a developed commercial site with surface parking and miscellaneous commercial buildings.

Directly to the east is Site 30, which is developed with a single-family home. Just west of Site 29 is multi-family housing and a mobile home park. South of Sites 29 and 30 is largely undeveloped with scattered trees and some miscellaneous storge buildings and a single-family residence. The additional density of residential uses could change the aesthetic character of the immediate neighborhood but would not degrade the visual quality. Future development would comply with City policies and regulations as detailed above relating to siting and design of development and maintenance of high-quality visual character of the City. Therefore, impacts to visual quality associated with development of these Rezone Sites would be less than significant. The Graves Avenue Sites would be rezoned for commercial use which could result in changes to the visual composition of the undeveloped sites and surrounding areas. However, similar to the residential development, degradation of visual quality would not result. Future development within the Graves Avenue Sites would be required to comply with City regulations, including design guidelines.

Significant impacts related to visual quality would be less than significant for the Graves Avenue sites.

4.0 Environmental Analysis 4.1 Aesthetics
City of Santee Housing Element Rezone Program Implementation PEIR