Santee City Council
February 22, 2023

A. SITUATION AND FACTS

1. Requested by ................................ Santee Senior Retirement Communities, LLC (Michael Grant)

2. Land Owner ................................... Santee Senior Retirement Communities, LLC

3. Type and Purpose of Request........ Major Revision to Conditional Use Permit for the Lantern Crest Congregate Care Facility

4. Location.......................................... 300 Lantern Crest Way

5. Site Area ........................................ 26.5 Acres

6. Existing Zoning............................... Dual R-14/NC (Medium High Density Residential/ Neighborhood Commercial) Zones,
R-22 (High Density Residential) Zone, and
P/OS (Park/Open Space) Zone

7. Surrounding Zoning ....................... North HL (Hillside Limited), R-14 (Medium High Density Residential) and P/OS
South:R-14 and San Diego County RS
(Residential Single)
East: PD (Sky Ranch Planned Development)
West: R-14 and GC (General Commercial)

8. General Plan Designation .............. Dual R-14/NC (Medium High Density Residential/ Neighborhood Commercial), R-22
(High Density Residential), and P/OS
(Park/Open Space) Zone

9. Existing Land Use .......................... Lantern Crest Congregate Care Facility with ....................................................... Phases 1 through 3 (227 units) constructed.

10. Surrounding Land Use ................... North: Lantern Crest Ridge Congregate Care Facility
South:Single-family homes in unincorporated
San Diego County
East: Sky Ranch Open Space Preserve and
Sky Ranch development
West: Sunset Trails Apartments, Mountain
View Villas Apartments, and vacant
commercial lot

11. Terrain............................................ The topography of the site is relatively flat in the southern and western portions of the property
with a low elevation point of 445 feet above
mean sea level at the main entrance to the site
from Graves Avenue and rises steeply in the
east hillside portion of the property to an
Staff Report, February 22, 2023
Major Revision MJR2022-2; Density Bonus DB2022-1
Lantern Crest Congregate Care Facility

elevation of 710 feet above mean sea level.

12. Environmental Status: .................... Addendum to Mitigated Negative Declaration (AEIS07-29; State Clearinghouse No.
2008071057).

13. APN:............................................... 384-142-25, -28, -29, -31, -32, -36, & -37.

14. Within Airport Influence Area.......... Yes, within Safety Zones 3 and 4 of Gillespie Field Airport Land Use Compatibility Plan.

Clearances have been obtained from the
Federal Aviation Administration and San Diego
County Airport Land Use Commission.

B. BACKGROUND
On April 22, 2022, Santee Senior Retirement Communities, LLC, submitted a request for a Major Revision to the Lantern Crest Congregate Care Facility, a senior housing facility established by Conditional Use Permit P07-12, which was approved by the City Council in 2008. The Major Revision application (MJR2022-2) includes a corresponding Density Bonus application (DB2022-1). The subject congregate care facility was originally approved for construction of up to 360 dwelling units and is being developed in five phases (Phase 1: The Villas; Phase 2: The Pointe; Phase 3: The Plaza; Phase 4; The Legacy; and Phase 5; Unnamed). The requested Major Revision would add 72 dwelling units to the facility (for a total of 432 units), under the provisions of State Density Bonus Law for senior housing (California Government Code §65915 et seq.). The 72 units equate to a 20% density bonus, which is a bonus most senior housing projects in California are eligible for pursuant to California Government Code §65915(b)(1)(C) and (f)(3) of State Density Bonus Law. The first three phases of the facility, totaling 227 dwelling units, have been constructed. With the subject Density Bonus application, 205 units of the 432 total units would remain to be built, with 107 units proposed in Phase 4 and 98 units proposed in Phase 5. The original CUP approval permitted the construction of 63 units in Phase 4 and 70 units in Phase 5.

As a Density Bonus project, the subject proposal is also eligible for a waiver of the height requirement. As such, the revised project proposes to increase the maximum number of stories and height of the Phase 4 building from a maximum of 4 stories and 70 feet permitted with CUP P07-12, to a maximum of 5 stories and 82 feet (both maximum heights include architectural appurtenances; i.e. the bell towers). The proposed footprint of the Phase 4 building is substantially similar to that approved under CUP P07-12. The additional 43 units proposed for Phase 4 are being accommodated in the added story, but also by reconfiguration of the floor plans within each building level. Final plans for Phase 5 have not been received and are not a part of this Major Revision request. However, approval of the subject Density Bonus application (DB2022-1) would authorize the development of up to 98 units in Phase 5. The project proponent anticipates being able to accommodate the Staff Report, February 22, 2023
Major Revision MJR2022-2; Density Bonus DB2022-1
Lantern Crest Congregate Care Facility

additional Phase 5 units in the Phase 5 building shell and footprint approved with CUP P07-12 through reconfiguration of the interior spaces. However, if substantial modifications are made to the Phase 5 building from the prior CUP approval, such as a proposed increase to the Phase 5 building height, a new Major Revision application will be required.

Project Description
The Lantern Crest Congregate Care facility, with a main address of 300 Lantern Crest Way, is located on a 26.5-acre campus that spans seven assessor’s parcels and is located in the southeast portion of the City at the eastern terminus of Prospect Avenue where it intersects with Graves Avenue. Primary access to the site is from the signalized intersection of Graves Avenue and Prospect Avenue. The campus consists of four zoning classifications: the Dual R-14/NC (Medium High Density Residential/Neighborhood Commercial) Zones, which allows for neighborhood commercial uses and a residential density of 14 to 22 dwelling units per acre; the R22 (High Density Residential) Zone, which allows for a residential density of 22 to 30 dwelling units per acre, and the P/OS (Park/Open Space) Zone, which represents the 12.91-acre portion of the campus set aside for permanent wildlife habitat conservation. The Lantern Crest facility was approved under Conditional Use Permit P07-12 in 2008 with up to 360 units. Subsequent revisions to the project construction schedule established a revised phasing plan for the project consisting of five main phases. Construction of the first three phases of the project, consisting of two main buildings (The Plaza and The Pointe) and smaller duplex units (The Villas) with a combined total of 227 units, has been completed. The buildings associated with the subsequent phases, Phase 4 (The Legacy) and Phase 5 (Unnamed) have not been constructed, however, significant site improvements within these phases have occurred, including rough grading, landscaping, drainage, retaining wall, fire lane, and parking lot improvements. With the proposed Major Revision and Density Bonus, the project would be modified from its original approval under CUP P07-12 as follows:

Phase Original CUP P07-12 Approval Proposed Major Revision/ Density Bonus
1-The Pointe 102 units; 4-stories*, 70 feet Built; unchanged 2-The Villas 12 one-story duplex units Built; unchanged 3-The Plaza 113 units; 4 stories*, 70 feet Built; unchanged 4-The Legacy 63 units; 4 stories*, 70 feet 107 units; 5 stories; 82 feet 5-Unnamed 70 units; 4 stories*, 70 feet 98 units; 4 stories, 70 feet Total 360 units; 247 parking spaces 432 units; 352 parking spaces *Includes basement, which is not included in the maximum height calculation Lantern Crest Campus Description: The adjoining Lantern Crest Ridge Congregate (Memory) Care Facility, along Sunset Trail, was approved under a separate Conditional Use Permit (CUP P09-04) and is not part of the subject Major Revision request. However, both congregate care facilities operate as one large Staff Report, February 22, 2023
Major Revision MJR2022-2; Density Bonus DB2022-1
Lantern Crest Congregate Care Facility

campus and are part of the overarching concept of “aging in place”; Lantern Crest provides the medical services and amenities necessary to attend to the changing needs of residents as they age. Lantern Crest provides a campus-like village setting where residents have access to numerous activities and levels of care. The two facilities provide a range of housing options and services for elderly persons, including independent living, assisted living, and memory care. The age range of residents is 75 years to 100 years, with an average age of approximately 80 years.

Most residents of Lantern Crest no longer drive and many need assistance with daily activities. Lantern Crest is designed to be self-contained and provides on-site security, transportation services, a pharmacy, doctor, physical therapist, a bank, a restaurant, meal service, a fitness center, a library, an indoor and outdoor swimming pool, a dog park, and many other on-site recreational amenities including a movie theater, bowling alley, and game room. These amenities would be shared by future occupants of Phases 4 and 5 of the Lantern Crest project. The Phase 4 modifications that are part of the subject Major Revision and Density Bonus project, would add a pickleball court and a top floor restaurant with glass elevators as new amenities to the Lantern Crest campus.

Building Architecture & Height: As shown on the attached plans, the proposed Phase 4 building (The Legacy) would be a crescent-shaped building with an exposed basement facade and five stories above. The project is designed according to the Spanish Mission style in an earth-tone color scheme with variegated roofing tiles, balconies, defined window features, decorative trim, terraces with trellises and a signature bell tower. When measured from the base of the basement to the top of the bell tower, the proposed building would appear to have a total height of 92.5 feet.

However, in accordance with the Santee Municipal Code, the height of the proposed building is 82 feet, as building height is calculated from the finished floor level to the top of the building. From the adjoining surface parking lot, the structure would appear to consist of six stories. However, from the adjoining hillside to the east, only five of the building’s stories would be visible.

Building Area & Unit Count: The proposed Phase 4 building (The Legacy) would contain a total of 107 units and a total building area of 138,149 square feet. The proposed building would include four studio units, 58 one-bedroom units, and 45 two-bedroom units ranging is size from 580 square feet to 1,800 square feet.

C. ANALYSIS
Compatibility with Adjacent Land Uses: The Lantern Crest Congregate Care Facility established by CUP P07-12 consists of four zoning classifications: the Dual R-14/NC (Medium High Density Residential/Neighborhood Commercial) Zones; the R-22 (High Density Residential) Zone; and the P/OS (Park/Open Space) Zone.

Phase 4 of the facility is within the R-22 Zone. The existing surrounding land uses include a mix of single-family residential located to the south, multifamily residential located to the west, the Lantern Crest Ridge Congregate Care Facility (approved under a separate CUP) to the north, the Sky Ranch open space preserve located to Staff Report, February 22, 2023
Major Revision MJR2022-2; Density Bonus DB2022-1
Lantern Crest Congregate Care Facility

the east, and Gillespie Field Airport to the southwest.

Single Family Residential Compatibility: Approximately six existing singlefamily residences are located along the Phase 4 and 5 boundaries, in the unincorporated Bostonia-Pepper Drive community of San Diego County with side and rear yards abutting the project. The Phase 4 and 5 driveway elevations are higher than the existing pad elevations of the Bostonia homes.

The perimeter retaining wall adjacent to the single-family homes varies from approximately one foot in height to 10 feet in height, and is constructed of decorative block.

The Phase 4 building would exceed the minimum 10-foot set back requirement of the High Density Residential zone district (R-22). The building would be set back at least 100 feet from adjacent single-family residences. The project would be compatible with surrounding single-family residential uses because it provides adequate spacing and buffering consistent with the existing privacy needs of neighboring residential development and the project is substantially similar to the previously approved project under CUP P07-12.

Multiple-Family Residential Compatibility: The Mountain View Villas Apartments are located to the southwest of the Phase 4 project site. The complex consists of two-story apartment buildings. The Phase 4 pad elevations for the project driveway and parking areas adjacent to the Mountain View Villas Apartments are approximately 22 to 26 feet higher than the pad elevations for the Mountain View Villas Apartments. The proposed Phase 4 building would exceed the minimum 10-foot set back requirement of the High Density Residential (R-22) zone district. The building would be set back at least 100 feet from the adjacent Mountain View Villas Apartments.

The project would be compatible with surrounding multiple-family residential uses because it provides adequate spacing and buffering consistent with the existing privacy needs of neighboring residential development and the project is substantially similar to the previously approved project under CUP P07-12.

Density Bonus & Building Height: The proposed Major Revision project includes a Density Bonus application (DB2022-1), which was evaluated by City staff and determined to be an eligible Density Bonus project. In accordance with Government Code Section 65915(b)(1)(C) and (f)(3), as a senior citizen housing development, the subject Lantern Crest facility qualifies for a 20% density bonus, which equates to an additional 72 housing units over the original 360 units approved for the facility under Conditional Use Permit P07-12. The additional units would yield a total facility unit count of 432 units, which would result in overall project density of approximately 32 dwelling units per acre, which would exceed the maximum density allowance for both the R-14 and R-22 Zones that underlie the residential portion of the site.

However, under State Density Bonus Law, a project is allowed to exceed maximum residential zoning densities if it is an eligible density bonus project.

Staff Report, February 22, 2023
Major Revision MJR2022-2; Density Bonus DB2022-1
Lantern Crest Congregate Care Facility

In addition, State Density Bonus Law also requires to City to waive or reduce development standards, such as building height and setback requirements, when such standards would constrain a development from achieving the full residential density it is eligible for under a density bonus. In order for the subject project to achieve the additional density it is eligible for as a density bonus project, it would need to exceed the height limit of the underlying R-22 Zone, which is 70 feet to the top of architectural appurtenances. As such, the subject Density Bonus application includes a height waiver request, which would allow the Phase 4 building to be constructed at a height of 82 feet. The waiver of this development standard does not require a separate variance application.

Parking & Access: The proposed Major Revision includes the removal of a proposed secondary building in Phase 4 approved under CUP P07-12 (identified as Building 4 in the original CUP approval) and the creation of additional surface parking within the footprint of this formally proposed building. The modification would yield an additional 105 shared parking spaces at the Lantern Crest facility, for a total of 352 parking spaces at the facility. This compares to the 247 parking spaces proposed with the CUP P07-12 approval. The parking needs of residents in a congregate care facility with assisted and independent living are different from the parking needs of residents of a typical multifamily housing development. As such, a parking demand study was prepared as part of the CUP P07-12 entitlement to determine the project’s overall parking need based on the mix of proposed unit types. The parking study determined that approximately 0.5 spaces per unit would be required to meet the project’s anticipated parking demand. With the proposed revision consisting of 432 total units, the project would require a total of 216 parking spaces in accordance with the previously approved parking study. However, a total of 352 parking spaces are proposed, which would exceed the parking requirement by 136 spaces.

Primary access to the project is provided from a signalized intersection at Graves Avenue and Prospect Avenue. Secondary access is provided via Sunset Trail, which is a private street. Internal vehicle circulation is provided by 26-foot wide driveways, which include Lantern Crest Way. The additional 72 units would result in an additional 180 average daily trips from the facility (or 2.5 trips per unit), which the on-site parking, internal driveways, and surrounding roadways can adequately accommodate.

Fire Safety Requirements: With the existing fuel modification zones and fire lanes around the Phase 4 building, adequate fire protection of the proposed structure would be provided. The building would be proximate to required fire hydrants and constructed with automatic fire sprinklers, hood and duct protection systems, fire resistant roof coverings, eaves and soffit protection, noncombustible gutters and downspouts, minimum 1-hour fire-resistance-rated construction of exterior walls, underfloor areas, and appendages and projections, minimum 20-minute fireresistance-rated exterior window glazing and doors, and non-combustible vents with Staff Report, February 22, 2023
Major Revision MJR2022-2; Density Bonus DB2022-1
Lantern Crest Congregate Care Facility

corrosive-resistant mesh.

Grading: Mass grading has been completed and approved by the City for phases 4 and 5 of the project as approved under CUP P07-12, and the revised project would not require any additional earthwork within undisturbed soil. A precise grading plan has been submitted to the City for Phase 4 as shown in the attached project plans.

Landscaping: The revised project includes additional landscaping around the proposed Phase 4 building and within the new parking areas proposed within Phase 4, with a total of 32 new fire safe trees (shown in the attached project plans). The facility also includes existing landscaping around perimeter slopes. A condition of approval requires any deficient slope and perimeter landscaping to be rehabilitated.

Airport Safety: The Lantern Crest Congregate Care Facility is within Safety Zones 3 and 4 of Gillespie Field Airport Land Use Compatibility Plan (ALUCP). On July 21, 2022 the Federal Aviation Administration made a Determination of No Hazard to Air Navigation on the Phase 4 building of the revised project, which would be constructed with a maximum building height of 82 feet above ground level. On December 9, 2022 the San Diego County Airport Land Use Commission (ALUC) evaluated the proposed project for determination of consistency and determined that the project would be covered under the prior permitting such that it would constitute a vested, long-term project, as defined by the ALUCP. The revised project is, therefore, not be subject to the current ALUCP, and no further action from the ALUCP is required for ALUCP consistency determination.

Drainage and Water Quality: The revised project would include replacement of a previously proposed bioretention basin with a modular wetland system. The Drainage Study Addendum, prepared for the revised project, documented that the previously proposed bioretention basin was originally designed for water quality treatment only, and not for detention of peak flows during a 100-year storm event.

Consequently, replacement of the previously proposed bioretention basin with the proposed modular wetland system would not change peak flows during a 100-year storm event. Therefore, the revised project would not substantially alter the drainage pattern of the site or the surrounding area in a manner that could result in substantial erosion or siltation on- or off-site.

Santee Sustainable Plan: The revised project would implement all applicable greenhouse gas (GHG) reduction measures related to energy efficiency, solid waste, and clean energy required by the City’s Sustainable Santee Plan.

Specifically, the revised project would be consistent with the following goals:
• Increase Energy Efficiency (Goal 2): The revised project would also include a solar photovoltaic (PV) system. The revised project would implement all feasible and applicable CALGreen Tier 2 Building Standards. The CALGreen Tier 2 measures that would be implemented by the revised project are related Staff Report, February 22, 2023
Major Revision MJR2022-2; Density Bonus DB2022-1
Lantern Crest Congregate Care Facility

to planning and design, energy efficiency, water efficiency and conservation, material conservation and resource efficiency, and environmental quality. • Electric Vehicles (Goal 7): The revised project would include 11 additional Level 2 electric vehicle charging parking spaces.
• Solid Waste (Goal 9): The revised project would reduce waste at landfills by providing onsite recycling storage per CALGreen. The revised project would also implement a construction waste management plan. The Phase 4 Building will have a waste room on the first level accessible from an exterior rolling door for offsite waste disposal. Chutes running through all floor levels would empty into waste bins within the waste room where trash will be sorted for proper disposal.
• Clean Energy (Goal 10): The revised project would include the installation of a solar PV system.

D. ENVIRONMENTAL REVIEW
A Mitigated Negative Declaration (AEIS07-29) was previously adopted for the Lantern Crest Congregate Care Facility (CUP P07-12). The revised project would not alter the development footprint that was evaluated in the previously adopted Mitigated Negative Declaration. Building 4 would be constructed within the 13.59- acre portion of the site identified for development of the senior care facility under previously approved CUP P07-12 and would not encroach into the designated

12.91-acre open space/conservation easement.

An Addendum to a previously adopted Mitigated Negative Declaration (State Clearinghouse Number 2008071057) has been prepared for the revised project in accordance with the California Environmental Quality Act (CEQA). The Addendum assesses the potential environmental impacts of the revised project consisting of 432 units and a maximum building height of 82 feet as compared to the environmental impacts assessed under the adopted Mitigated Negative Declaration (MND) for the approved project consisting of 360 units and a maximum building height of 70 feet. The analysis provided in the Addendum demonstrates that the revised project would not result in any new additional significant impacts, nor would it substantially increase the severity of previously anticipated significant impacts. All mitigation measures identified as part of the adopted MND remain sufficient in reducing environmental impacts to a less than significant level for the revised project.

E. ESTIMATED FEES
Development Impact Fees paid for the 227 units at the Lantern Crest Congregate Care Facility built to date are $6,738,296.16. With the 72 additional units proposed with this request, fees are estimated to be $1,670,487.12, which includes Drainage, Staff Report, February 22, 2023
Major Revision MJR2022-2; Density Bonus DB2022-1
Lantern Crest Congregate Care Facility

Traffic, Traffic Signal, Park in-Lieu, Public Facilities, and Regional Transportation Congestion Improvement Program (RTCIP) fees, as follows:

Drainage . . . . . . . . $ 167,544.00
Traffic . . . . . . . . . . $ 192,888.00
Traffic Signal . . . . . $ 19,944.00
Park-in-Lieu . . . . . . $ 601,992.00
Public Facilities. . . . $ 494,568.00
RTCIP Fee . . . . . . $ 193,551.12
Total. . . . . . . . . . . . $ 1,670,487.12
When combined with the pending units to be built from the original CUP approval (a combined total of 205 additional units), future fees are estimated to be $4,756,248.05, which includes Drainage, Traffic, Traffic Signal, Park in-Lieu, Public Facilities, and Regional Transportation Congestion Improvement Program (RTCIP) fees.

F. STAFF RECOMMENDATION

1. Conduct and Close the Public Hearing; and

2. Approve and adopt the Addendum to the previously approved Mitigated Negative Declaration (AEIS07-29) and in compliance with the provisions of the California Environmental Quality Act (CEQA) per the attached Resolution and authorize a filing of a Notice of Determination; and

3. Approve Major Revision MJR2022-2 to Conditional Use Permit P07-12 and Density Bonus DB2022-1 per the attached Resolution.

Aerial Vicinity Map
Lantern Crest Major Revision MJR2022-2
Density Bonus DB2022-1
*The Ridge at Lantern Crest, a memory care facility, was approved separately under Conditional Use Permits P09-04 & P2017-4 and is not a part of the subject Major Revision and Density Bonus request.

Highline Apts The Ridge at
Lantern Crest*
The Pointe
Phase 2 Sunset Trails Apts
The Plaza
Phase 3
The Legacy
(MJR2022-2)
Phase 4 Phase 5
The Lantern Crest Project Plans attachment is available via the below link:
https://www.cityofsanteeca.gov/home/showpublisheddocument/23 254/638122381100417371
RESOLUTION NO. ______
1 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTEE, CALIFORNIA APPROVING MAJOR REVISION (MJR2022-2) TO THE LANTERN CREST CONGREGATE CARE FACILITY (CONDITIONAL USE PERMIT P07-12) AT 300 LANTERN CREST WAY AND DENSITY BONUS APPLICATION (DB2022-1) TO ALLOW AN ADDITIONAL 72 UNITS AND A MAXIMUM BUILDING HEIGHT OF 82 FEET AT THE FACILITY.

APPLICANT: SANTEE SENIOR RETIREMENT COMMUNITIES, LLC (MICHAEL GRANT)
WHEREAS, on August 27, 2008, the Santee City Council approved Conditional Use Permit P07-12 (Exhibit A) for the Lantern Crest Congregate Care Facility at 300 Lantern Crest Way, further identified by APNs 384-142-25, -28, -29, -31, -32, -36, & -37; and
WHEREAS, the Lantern Crest Congregate Care Facility (facility) approval under CUP P07-12 provided for a two-phase ("Phase I & Phase II") development footprint that included a 360-unit complex configured as Buildings 1 through 6, four garage structures, 20 "villa" units, and 247 parking spaces and a 12.91-acre permanent open space; and WHEREAS, the 12.91-acre permanent open space is under a conservation easement and is currently being managed as a biological preserve as required by the CUP P07-12 approval; and
WHEREAS, a Minor Revision (MR2012-11) to CUP P07-12 modified the Phase II Building 6 footprint to provide for a 102-unit building; and WHEREAS, the phasing plan for the congregate care facility has been altered by the developer to a five-phase plan to reflect the actual construction phasing of the facility; and
WHEREAS, the first three phases of the facility (1st Phase: The Villas; 2nd Phase:

The Pointe; 3rd Phase: The Plaza), totaling 227 dwelling units, have been constructed; and
WHEREAS, in accordance with Section 13.06.030(G) of the Santee Municipal Code, a revision or modification to an approved conditional use permit such as, but not limited to, change in conditions of approval, expansions, intensification, location, hours of operation, may be requested by an applicant; and
WHEREAS, a complete application for Major Revision MJR2022-2 was submitted on December 9, 2022 to alter the Phase 4 building height and internal floor configuration to provide for a 107-unit building and an additional 72 units at the facility; and

WHEREAS, the proposed Major Revision MJR2022-2 project includes a Density Bonus application (DB2022-1), which was evaluated by City staff and determined to be an eligible Density Bonus project under State Density Bonus Law as set forth in RESOLUTION NO. ______
2 Government Code Section 65915(b)(1)(C) and (f)(3) because the facility is a senior citizen housing development; and
WHEREAS, in accordance with Government Code Section 65915(b)(1)(C) and (f)(3), the subject facility qualifies for a 20% density bonus because it’s an eligible senior housing development, which such bonus equates to an additional 72 housing units over the original 360 units approved for the facility under P07-12; and WHEREAS, State Density Bonus Law also requires the City to waive or reduce development standards, such as building height and setback requirements, when such standards would constrain a development from achieving the full residential density for which it is eligible under a density bonus; and
WHEREAS, in order to accommodate the additional density for which the subject facility is eligible, a waiver to the height limit of 70 feet (which includes architectural appurtenances) in the R-22 (High Density Residential Zone) is necessary; and WHEREAS, with the subject Major Revision MR2022-2 and Density Bonus DB2022-1 the maximum height of the Phase 4 building, which includes an architectural appurtenance (bell tower), is proposed at 82 feet; and
WHEREAS, the subject Density Bonus DB2022-1 would allow the construction of an additional 72 units at the facility for a total of 432 units; and WHEREAS, 227 dwelling units have already been constructed at the facility and 205 units of the 432 total units would remain to be built, with 107 units proposed in Phase 4 and 98 units proposed in Phase 5; and
WHEREAS, CUP P07-12 permitted the construction of 63 units in Phase 4 and 70 units in Phase 5; and
WHEREAS, Major Revision MJR2022-2 includes final plans for Phase 4, including the revised Phase 4 building consisting of a 5-story, 82-foot tall building with 107 dwelling units; and
WHEREAS, on July 21, 2022 the Federal Aviation Administration made a Determination of No Hazard to Air Navigation on the Phase 4 building of the revised project, which would be constructed with a maximum building height of 82 feet above ground level; and
WHEREAS, on December 9, 2022 the San Diego County Airport Land Use Commission (ALUC) evaluated the proposed project for determination of consistency and determined that the project would be covered under the prior permitting such that it would constitute a vested, long-term project, as defined by the (Airport Land Use Compatibility Plan (ALUCP) and therefore, determined that the revised project is not be subject to the current ALUCP, and no further action from the ALUC is required for ALUCP consistency RESOLUTION NO. ______
3 determination on the revised project; and
WHEREAS, final plans have not been received for Phase 5 and are not a part of Major Revision MJR2022-2 and it is anticipated that the additional units proposed for in Phase 5 will be accommodated within the building size and footprint approved under CUP P07-12 through reconfigured floor space; and

WHEREAS, the subject Density Bonus application DB2022-1 is not subject to Measure N as the project is not a General Plan amendment, Planned Development Area, or new Specific Planning Area, nor is it a change to the slope criteria and minimum parcel sizes and lot averaging provisions of the Santee General Plan, nor does it require rezoning, triggering approval and adoption by the voters of the City, and in the alternative, the voter approval requirement in Measure N does not apply because the density bonus is necessary to comply with state or federal laws that require the City to accommodate housing, no greater density is necessary to accommodate the require housing, and an alternative site is not available to satisfy the specific state or federal housing law; and WHEREAS, Major Revision MJR2022-2, Density Bonus DB2022-1 and Addendum to Mitigated Negative Declaration AEIS07-29 were scheduled for a public hearing on February 22, 2023; and
WHEREAS, on February 22, 2023 the City Council held a duly advertised public hearing on Major Revision MJR2022-2, Density Bonus DB2022-1 and Addendum to Mitigated Negative Declaration AEIS07-29; and
WHEREAS, the City Council considered the Staff Report, the Addendum to the adopted Mitigated Negative Declaration, all recommendations by staff, public testimony, and all other relevant information contained in the administrative record regarding the Project.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Santee, California, after considering the evidence presented at the public hearing, as follows:

SECTION 1: On February 22, 2023, by separate resolution, the City Council approved an Addendum to the previously adopted Mitigated Negative Declaration (State Clearinghouse Number 2008071057) which was prepared for the revised project in accordance with the California Environmental Quality Act (CEQA). The Addendum assesses the potential environmental impacts of the revised project consisting of 432 units and a maximum building height of 82 feet as compared to the environmental impacts assessed under the adopted Mitigated Negative Declaration (MND) for the approved project consisting of 360 units and a maximum building height of 70 feet. The analysis provided in the Addendum demonstrates that the revised project would not result in any new additional significant impacts, nor would it substantially increase the severity of previously anticipated significant impacts. All mitigation measures identified as part of the adopted MND remain sufficient in reducing environmental impacts to a less than significant level for the revised project. No further environmental review is required for RESOLUTION NO. ______
4 the City to adopt this Resolution.

SECTION 2: The findings in accordance with Section 13.06.030(G)(1) and (E) of the Santee Municipal Code for a Major Revision to a Conditional Use Permit are made as follows:

A. That the proposed use is in accord with the General Plan, the objectives of the Zoning Ordinance, and the purposes of the district in which the site is located.

The proposed use, as conditioned, is in accord with the General Plan, the objectives of the Zoning Ordinance, and the purposes of the districts in which the site is located as the project is for a congregate care facility with on-site amenities and services, and preserved open space, conforming to the General Plan and Municipal Code requirements for the Dual R-14/NC (Medium High Density Residential/ Neighborhood Commercial) Zones, R-22 (High Density Residential) Zone, and P/OS (Park/Open Space) Zone. The project is consistent with the R-22 designations/districts by providing a multiple family attached residential use, onsite recreational amenities within the existing Lantern Crest campus and being located in proximity to an existing MTS bus route and Prospect Avenue, a Major Arterial.

The project is consistent with applicable Land Use Element, Housing Element, Conservation Element (CE), and Community Enhancement Element (CEE) objectives. The project will contribute to the Housing Element goal of providing a wide range of housing types by providing housing for the elderly and disabled.

The project is designed to use the natural ridgeline as a backdrop for structures consistent with CEE policy 14.5, and will therefore avoid significant impacts on existing community-level viewsheds consistent with CEE policy 15.2.

Major Revision MJR2022-2 would result in a similar project as that approved under Conditional Use Permit P07-12. Excepting a height waiver under State Density Bonus Law and Section 13.26.010 of the Santee Municipal Code, the revised project would continue to meet the development standards of the underlying R-22 (High Density Residential) Zone for Phase 4, including setbacks, lot coverage, and parking requirements.

B. That the proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity.

The operation of the congregate care facility for elderly persons aged 75 years to 100 years is generally understood to generate low levels of traffic and noise. The revised project would generate approximately 180 additional average daily vehicle trips, with peak parking demand of 216 spaces for the entire facility at a 432-unit buildout, which is adequately accommodated by on-site parking and surrounding roadway infrastructure.

RESOLUTION NO. ______
5 C. That the proposed use complies with each of the applicable provisions of the Zoning Ordinance.

The proposed use, as conditioned, complies with each of the applicable provisions of the Development Code because all applicable development standards are met including landscaping and building setbacks, the project design is consistent with the requirements of the Fire Code and Urban-Wildland Interface Fire Safe Development Policy and Ordinance, and all proposed public and private improvements will meet City standards. The height limit for the subject project as set forth in the Zoning Ordinance is inapplicable as it is waived as part of the subject Density Bonus application DB2022-1, State Density Bonus Law and Section 13.26.010 of the Santee Municipal Code.

SECTION 3: The City Council finds that the subject Density Bonus application DB2022- 1 is not subject to Measure N as the project is not a General Plan amendment, Planned Development Area, or new Specific Planning Area, nor is it a change to the slope criteria and minimum parcel sizes and lot averaging provisions of the Santee General Plan, nor does it require rezoning, triggering approval and adoption by the voters. In the alternative, the City Council makes the following findings based on substantial evidence in the record:

A. A specific provision of state or federal law requires the City to accommodate the housing that will be permitted by the amendment.

The Density Bonus application (DB2022-1), which was evaluated by City staff, is necessary to comply with State Density Bonus Law as set forth in Government Code Section 65915(b)(1)(C) and (f)(3) because the facility is an eligible senior citizen housing development.

B. The amendment permits no greater density than that necessary to accommodate the required housing.

The Density Bonus application (DB2022-1) permits no greater density than is necessary to accommodate the require senior citizen housing development. In accordance with Government Code Section 65915(b)(1)(C) and (f)(3), the subject facility qualifies for a 20% density bonus because it’s an eligible senior housing development. Such bonus equates to an additional 72 housing units over the original 360 units approved for the facility.

C. An alternative site that is not subject to the voter approval requirement in this Policy is not available to satisfy the specific state or federal housing law.

No alternative site is available to satisfy the specific state and federal housing law requirements because this project is part of a multi-phase development intended to create a campus-like village setting where residents have access to numerous activities and levels of care. The project will provide a range of RESOLUTION NO. ______
6 housing options and services for elderly persons, including independent living, assisted living, and memory care. The project is designed to be self-contained and provides on-site security, transportation services, a pharmacy, doctor, physical therapist, a bank, a restaurant, meal service, a fitness center, a library, an indoor and outdoor swimming pool, a dog park, and many other on-site recreational amenities including a movie theater, bowling alley, and game room.

SECTION 4: Major Revision MJR2022-2 to Conditional Use Permit P07-12 and Density Bonus DB2022-1 are hereby approved subject to the following conditions as amended below:

A. Unless superseded herein, the conditions of approval set forth in Conditional Use Permit P07-12 (Exhibit A) shall remain in effect.

B. All construction shall be in substantial conformance with the project plans dated August 23, 2022, as amended by this Resolution.

C. The applicant shall comply with all applicable Sections of the Municipal Code, Land Development Manual and Public Works Standards of the City of Santee.

D. The applicant shall comply with all mitigation measures adopted for the project as set forth in the Mitigation Monitoring and Reporting Program for Mitigated Negative Declaration AEIS07-29 (SCH No. 2008071057).

E. An increase to the Phase 5 building height shall require an application for a Major Revision.

F. Minor changes to the site plan and building facades that are in substantial compliance with prior approvals shall be processed administratively.

G. The applicant shall comply with all of the requirements of the Fire Marshal.

H. Prior to Building Permit Issuance:

1. Building plans shall include energy conservation measures and sustainable design features as required by the City of Santee’s Sustainable Santee Plan and Santee Municipal Code (SMC) Titles 11 and 13.

2. Starting with the first plan check submittal, all plan sets shall be submitted concurrently to Padre Dam Municipal Water District for review and approval. The City does not coordinate the review process with Padre Dam, this is the responsibility of the design engineer and the landscape architect.

3. Precise Grading Plans shall be submitted to the Department of Development Services Engineering Division for review and acceptance. Submit and obtain City approval of a construction change plan that shows the following:
a. Include revised precise grading plans that reflect the proposed changes to the civil plans, including changes to the project landscape and irrigation plans and retaining wall plans.

RESOLUTION NO. ______
7 b. All recommended measures identified in the approved geotechnical study shall be incorporated into the project design and construction. c. Provide an updated cost estimate for the cost of construction. d. Plan check and inspection fees shall be paid in accordance with the City Fee Schedule prior to issuance of the permit.

4. The applicant shall pay all development impact fees in effect at the time of issuance of building permits. Impact fee amounts shall be calculated in accordance with current fee ordinances in effect at the time of issuance of building permit. Fees shall be adjusted on an annual basis in the accordance with the Municipal Code.

I. The following conditions shall apply prior to occupancy:

1. Rehabilitation of any deficient landscaping on facility slopes and around the perimeter of the facility shall occur.

J. Upon establishment of the use pursuant to this Major Revision MJR2022-2, the following conditions shall apply:

1. All required landscaping shall be adequately watered and maintained in a healthy and thriving condition, free from weeds, trash, and debris.

2. The parking areas and driveways shall be well maintained.

3. All groundcover installed pursuant to an approved landscape plan shall provide 100 percent coverage within 9 months of planting or additional landscaping shall be required in order to meet this standard.

SECTION 5: The terms and conditions of this Major Revision MJR2022-2 and Density Bonus DB2022-1 approval shall be binding upon the permittee and all persons, firms and corporations having an interest in the property subject to these permits and the heirs, executors, administrators, successors and assigns each of them, including municipal corporations, public agencies and districts.

SECTION 6: In addition to all other available remedies, the City of Santee Municipal Code, Chapter 1.14, provides for the issuance of Administrative Citations for Municipal Code violations. Should non-compliance with said terms and conditions of this Conditional Use Permit or any violation of the Municipal Code that includes the City’s Storm Water Ordinance, the City has the right to issue Administrative Citations containing an assessment of civil fines for each violation and collect administrative fines for violations.

SECTION 7: Pursuant to Government Code Section 66020, the 90-day approval period in which the applicant may protest the imposition of any fees, dedications, reservations, RESOLUTION NO. ______
8 or exactions imposed pursuant to this approval, shall begin on February 22, 2023.

SECTION 8: The applicant shall defend, indemnify, and hold harmless the City of Santee and its officers, employees and agents from any claim, action, or proceeding against the City and/or its officers, employees or agents to attack or set aside, void, or annul the approval of the City of Santee concerning this Resolution or any action relating to or arising out of its approval.

SECTION 9: This Major Revision MJR2022-2 and Density Bonus DB2022-1 approval shall expire on February 22, 2026 except where substantial use has commenced prior to its expiration. If use of the development has not commenced within the three-year period, said expiration date may be extended pursuant to a request for time extension received 60 days prior to the original expiration date. The City Council expressly grants to the City Manager the authority to extend the expiration date of this approval pursuant to Section

13.04.090(B) of the Santee Municipal Code, when a request for an extension is filed 60 days prior to the original expiration date.

SECTION 10: The documents and materials that constitute the record of proceedings on which these findings have been based are located with the City Clerk at the City of Santee City Clerk’s Office at 10601 Magnolia Avenue, Building #3, Santee, CA 92071.

ADOPTED by the City Council of the City of Santee, California, at a Regular meeting thereof held this 22nd day of February 2023, by the following roll call vote to wit:

AYES:

NOES:

ABSENT:

APPROVED:

JOHN W. MINTO, MAYOR
ATTEST:
____

ANNETTE ORTIZ, CMC, CITY CLERK
EXHIBIT A: Resolution No. 069-2008
RESOLUTION NO. 069 - 2008

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTEE,

CALIFORNIA APPROVING THE APPLICATION OF SANTEE SENIOR
RETIREMENT COMMUNITIES, LLC FOR CONDITIONAL USE PERMIT P07-12 FOR CONSTRUCTION OF A 360-UNIT CONGREGATE CARE FACILITY AT A MAXIMUM HEIGHT OF 55 FEET LOCATED EAST OF THE PROSPECT AVENUE TERMINUS AT 8549 GRAVES AVENUE
APN'S: 384-142-16, -17, -18, -19
(RELATED TO PROJECTS: GPA07-03, R07-02)
WHEREAS, on November 11, 2007, Santee Senior Retirement Communities, LLC submitted an application for a Conditional Use Permit P07-12 concurrent with a General Plan Amendment GPA07-03 and Rezone R07-02 to construct a 360-unit congregate care facility with buildings up to four stories and maximum 55 feet in height on property located at, and adjacent to, 8549 Graves Avenue; and
WHEREAS, on June 24, 2008, the application was deemed complete and the Director set an August 27, 2008, public hearing for General Plan Amendment GPA07-03, Rezone R07-02 and Conditional Use Permit P07-12; and
WHEREAS, the project is located outside of the Gillespie Field Airport Influence Area and is therefore not subject to review by the San Diego County Regional Airport Authority for consistency with the Gillespie Field Comprehensive Land Use Plan; and WHEREAS, pursuant to the requirements of the California Environmental Quality Act (CEQA), an Initial Study was conducted for General Plan Amendment GPA07-03, Rezone R07-02 and Conditional Use Permit P07-12 that determined the potential significant environmental effect for biology and traffic could be mitigated and a Mitigated Negative Declaration (SCH#: 2008071057) was prepared and advertised for public review from July 11, 2008, to August 25, 2008; and
WHEREAS, on August 27, 2008, the City Council held a duly advertised public hearing on General Plan Amendment GPA07-03, Rezone R07-02 and Conditional Use Permit P07-12; and
WHEREAS, the City Council considered the Staff Report, the Mitigated Negative Declaration, all recommendations by staff, and public testimony.

NOW, THEREFORE BE IT RESOLVED by the City Council of the City of Santee, California, after considering the evidence presented at the public hearing, as follows:

SECTION 1: The Conditional Use Permit P07-12 will not result in a significant adverse impact upon the environment and the Mitigated Negative Declaration dated July 10, 2008, and associated Mitigation Monitoring Program attached to the Resolution as Exhibit "A" is approved.
1 EXHIBIT A
RESOLUTION NO. 069 - 2008
SECTION 2: The findings in accordance with Section 17.06.030 of the Santee Municipal Code are made as follows:

A. That the project, with approval of General Plan Amendment GPA07-03 and Rezone R07-02, and as conditioned, is in accord with the General Plan, the objectives of the Zoning Ordinance, and the purposes of the districts in which the site is located as the project is for a congregate care facility with on-site amenities and services conforming to the General Plan and Municipal Code requirements for the R14 Medium-High Density Residential (14-22 du/acre), R22 High Density Residential (22-30 du/acre), and P/OS Park/Open Space land use designations and zoning districts. The project is consistent with the R14 Medium-High Density Residential and R22 High Density Residential designations/districts by providing a multiple family attached residential use, on-site recreational amenities including a pool, exercise room, libraries, activity rooms, theaters, etc., and being located in proximity to an existing MTS bus route and Prospect Avenue, a Major Arterial. The project is also consistent with objectives of the P/OS Park/Open Space designation/district in that the portion of the property subject to this designation/district would be conserved as habitat for the protection and management of biological resources.

The project is consistent with applicable Land Use Element (LUE), Housing Element (HE), Conservation Element (CE), and Community Enhancement Element (CEE) objectives. The project will allow for the development of a wide range of housing types, including housing for the elderly and disabled (LUE Objective 2.0 and HE Objective 1.0). The project will also conserve significant biological resources (CE Objective 7.0) while preserving the upper slopes of Rattlesnake Mountain and major rock outcroppings located thereupon (CE Objective 10.0). The project will conserve approximately 16.57 acres of undeveloped land, including approximately 12.91 acres of the property with habitat and prominent rock outcroppings, and another 3.66 acres of off-site habitat within the Rattlesnake Mountain Subunit of the MSCP Santee Subarea Preserve, as open space consistent with CEE Policies 13.1 and 17 .1. The grading plan orients development along the natural contours of the site wrapping around the base of the hillside while the steepest portions of the hillside will remain undeveloped consistent with CEE policies 14.1 and 14.2. The project is designed to use the natural ridgeline as a backdrop for structures consistent with CEE policy 14.5, and will therefore avoid significant impacts on existing community-level viewsheds consistent with CEE policy 15.2. Graded cut slopes will be re-vegetated with fire resistant native or non-invasive plant species consistent with CEE policy 15.1.

B. That the project, with approval of General Plan Amendment GPA0?-03 and Rezone R0?-02, and as conditioned, complies with each of the applicable provisions of the Development Code because all development standards are met including landscaping and building setbacks, the project design is consistent with the requirements of the Fire Code and Urban-Wildland Interface Fire Safe Development Policy and Ordinance, and all proposed public and private improvements will meet the public works standards of the City. Specifically:
2 RESOLUTION NO. 069 - 2008
• Building Height: Three-story (max. 45 feet tall) buildings are allowed with approval of a CUP in the R14 Medium High Density Residential zone district and four-story (max. 55 feet tall) buildings are allowed with approval of a CUP in the R22 High Density Residential zone district. The three-story (max. 45 feet tall) portion of Building 1 is located within the R 14 zone district and the four-story (max. 55 feet tall) portion of Building 1 and Buildings 2, 3, and 6 are located within the R22 zone district. Building height has been calculated consistent with Section 17.04.140(C) of the Santee Municipal Code. As conditioned, architectural features and appurtenances will not exceed 15 feet in height consistent with 17.30.020 (C) of the Santee Municipal Code. • Setbacks: No building will be constructed within 10 feet from adjacent properties and therefore the project complies with setback requirements of the R14 and R22 zones (see Table 17.10.040-A of the Santee Municipal Code). • Lot Coverage: Approximately 52 percent of the R 14 zoned portion of the property and approximately 31 percent of the proposed R22 zoned portion of the property will be covered with buildings, parking, and driveways. Maximum lot coverage within the R14 zone is 60 percent and the maximum lot coverage within the R22 zone is 70 percent.
• Parking Standards: The project's parking requirement was determined by a parking demand study prepared as part of the project's Traffic Study and in accordance with Section 17.24.040(8)(4 )(d) of the Santee Municipal Code. The parking demand study relied upon Institute of Transportation Engineers (ITE) Parking Generation factors to determine that the project will require a minimum of 185 spaces; 136 spaces for Phase I and 49 spaces for Phase 11. The proposed project will provide a total of 24 7 parking spaces; 182 spaces with Phase I and 65 spaces with Phase 11. Therefore, the project will result in an overall excess parking capacity of 62 spaces, including an excess of 46 spaces with Phase I and an excess of 16 spaces with Phase 11.
• Urban-Wildland Interface Requirements: The project is located within a declared High Fire Hazard Zone. The City requires 100 feet of fuel modified defensible space between occupied structures and adjacent wildland areas located within a High Fire Hazard Zone, with deviations, as approved by the City Fire Chief. Projects can show compliance with the 100-foot defensible space requirement by providing 50 feet of paved or irrigated fuel modification "Zone 1" and 50 feet of non-irrigated, thinned natural vegetation "Zone 2". Deviations from the 100-foot defensible space requirement require approval of a Fire Protection Plan (FPP) by the Santee Fire Department. George E. Tockstein, Consultants, prepared a Fire Protection Plan (FPP) for the project. The project provides approximately 90 feet of defensible space for all residential buildings and approximately 7 4 feet of defensible space for the maintenance building.

The project site is down-slope of the wildland area on the western side of Rattlesnake Mountain. Based on the fire modeling in the Sky Ranch FPP for the western side of Rattlesnake Mountain, and using worst case scenarios of winds 30 MPH or above from the northeast, flame lengths of 33.8 feet can be expected. Approximately 74 feet to 90 feet of Zone 1 paved and/or irrigated 3 RESOLUTION NO. 069 - 2008
defensible space will provide greater fire protection than 50 feet of Zone 1 and 50 feet of Zone 2 defensible space. The Santee Fire Department has approved the Lantern Crest FPP.
• Fence/Wall Heights: All non-retaining walls on the project site will be less than six feet in height consistent with Section 17 .50.050(F)(2) of the Santee Municipal Code.
• Useable Open Space: Approximately 127,196 square feet of useable open space will be available to residents, or 353 square feet per unit. This exceeds the Municipal Code requirement of 200 square feet per unit for senior housing projects (see Section 17.30.020(L) of the Municipal Code).

C. That the use, as conditioned, will not be detrimental to the public heath, safety or welfare, or materially injurious to properties or improvements in the vicinity.

Operation of the congregate care facility for elderly persons aged approximately 75 years to approximately 95 years is generally understood to generate low levels of traffic and noise. The project will generate approximately 900 average daily vehicle trips with 36 morning peak hour trips and 72 afternoon peak hour trips. Given proximity to the SR-67 freeway and future SR-52/SR-67 interchange, a significant source of existing and future ambient noise, vehicle trips generated by the project will not result in a discernable increase in the ambient noise level in the vicinity.

Elements of the three-story building (max. 45 feet in height) within the R14 zone district and four-story buildings (max. 55 feet in height) within the R22 zone district are architecturally integrated with the 360-unit development. Additionally, each structure is set back from adjacent properties more than the minimum 10 feet required within the R14 and R22 zone districts. Buildings 1 through 3, each four stories, are set back at least 85 feet from adjacent single family homes along the southern border, and 80 feet from the adjacent Sunset Trails Apartments to the northwest and Bella Villagio Apartments to the southwest. Building 4, a three-story building, is set back at least 65 feet from the single family residential uses to the south, and 70 feet from the Bella Villagio apartments. The four-story Building 6 is set back at least 63 feet from single family residentially zoned land to the north, and 157 feet from the Sunset Trails Apartments to the west. The single-story garage structures and maintenance building (Building 5) are set back at least 57 feet from the single family homes to the south. The single-story villas are set back at least 23 feet from the Sunset Trails Apartments to the south and 45 feet from the residentially zoned land to the north. The greater building setbacks from property lines, combined with the variations in building heights and positioning of the buildings at the base of the hill, will create "transitions" in building scale and bulk, and preserve ridgelines.

The project's perimeter retaining walls will be a maximum of 10 feet in height and constructed of decorative block. Upper plantable terraced retaining walls will be installed adjacent to the southwestern perimeter near Bella Villagio Apartments and the single family homes to the south. The upper plantable terraced retaining walls will soften the interface between the proposed project and adjacent lower density residential uses.
4 RESOLUTION NO. 069 - 2008
D. The 2. 76-acre portion of the property that has the dual land use designation and zone district R14 Medium High Density Residential (14-22 du/acre) and NC (Neighborhood Commercial) has been comprehensively designed, entitled and will be comprehensively developed; therefore, the project will not inhibit or otherwise be detrimental to fulfilling the economic and development potential of the site.

SECTION 3: The findings for the proposed Interim Take of 5.12 acres of Diegan Coastal Sage Scrub (DCSS) habitat in accordance with City of Santee Resolution 134-94 and the Natural Community Conservation Planning Guidelines are made as follows:

A. Pursuant to letter from the City to the Trustee Agencies dated March 2, 2006, the City has exhausted its 4(d) allocation pursuant to the five percent guideline. Losses of DCSS associated with this project will be addressed by borrowing CSS credits from the County of San Diego through use of the County's Board Policy 1-122 "Use of the County's 5 Percent Allowable Loss of Coastal Sage Scrub by Other Jurisdictions". The take will not cumulatively exceed the 5 percent guideline because it is required to use the County of San Diego's 5 percent allowable loss of Coastal Sage Scrub in conformance to County Board of Supervisor's Policy 1-122.

The project will be exempt from the Natural Community Conservation Planning Guidelines if it is:
• Constructed after the Multiple Species Conservation Program Draft Santee Subarea Plan is adopted and mitigation is provided in accordance with the Subarea Plan; or
• An individual, project-specific, 1 O(a)1 (B) permit pursuant to the section 10 of the Endangered Species Act is obtained.

B. The proposed take will not preclude connectivity between areas of high habitat value because the area of development is located at the periphery of established, occupied, single family and multi-family residential housing. Potential indirect effects on gnatcatchers in adjacent property, particularly to the east where good quality DCSS persists, will be minimized because the project includes approximately

12.91 acres for permanent open space (including 3.14 acres already preserved for others) that abuts the recently approved Sky Ranch open space, the fire buffer is provided on-site, and through implementation of the mitigation measures identified in the Mitigated and Monitoring Program (Exhibit "A"). The unimpacted 12.91 acres will be added to the Rattlesnake Subunit of the MSCP Santee Draft Subarea Plan Preserve. The project is conditioned to acquire and conserve another 3.66 acres of habitat within the Rattlesnake Subunit prior to issuance of grading permits for Phase 11 improvements. The additional 3.66 acres of habitat will also be added to the MSCP Santee Draft Subarea Plan Preserve. The Rattlesnake Subunit is described as a California gnatcatcher stepping-stone corridor from Rattlesnake Mountain to the Magnolia Summit and Fanita Ranch Subunits and the probable stepping stone linkage to gnatcatcher populations to the southeast (slopes of east El Cajon near Crest and Dehesa).
5 RESOLUTION NO. 069 - 2008
The project is conditioned to meet the minimum 60:40 open space: development ratio. As such, no grading permit for Phase II will be issued until 3.66 acres are acquired in the Rattlesnake Mountain Subunit. If these acres are outside the draft Subarea Plan Rattlesnake Mountain Subunit preserve boundary, the following biological equivalency findings shall be made concurrently with a proposed preserve boundary adjustment:
• The exchange maintains or improves the amount, configuration, and/or quality of conserved habitats;
• The exchange maintains or increases the conservation of Covered Species; • The exchange results in similar or improved habitat connectivity, wildlife movement corridor function, preserve design, management efficiency, and/or protection of biological resources;
• The exchange maintains topographic and structural diversity and habitat interfaces of the preserve; and,
• The exchange does not significantly increase the likelihood that a species not covered by the plan will meet the criteria for listing under either the ESA or CESA.

Note: The boundary line adjustment shall result in the same or higher biological value to the Subarea Plan Preserve, with no net loss in total conserved acreage.

The City shall notify the Trustee Agencies in writing, of a proposed boundary adjustment, including a report of the Biological Equivalency Findings (stated above).

The Trustee Agencies shall review the boundary adjustment and provide concurrence or non-concurrence within 30 days of receipt of a complete boundary adjustment request. Property acquisition prior to Trustee Agency concurrence would be at the applicant's risk.

C. The proposed project will not preclude or prevent the preparation of City's MSCP Draft Santee Subarea Plan. As conditioned, the project complies with applicable provisions of the City's MSCP Draft Santee Subarea Plan.

D. The habitat loss has been minimized and/or mitigated to the maximum extent practicable by removing 5.12 acres of DCSS and 7.70 acres of NNG in an area planned for residential development and avoiding impacts to 11.06 acres of DCSS and 1.69 acres of NNG. Project conditions include Mitigation Measures as enumerated in the Mitigation and Monitoring Program included as Exhibit "A".

E. The habitat loss will not appreciably reduce the likelihood of survival and recovery of listed species in the wild in that the proposed development area meets the 60 percent conservation target of the MSCP Santee Draft Subarea Plan Preserve, The project will fund and manage the project's open space in perpetuity. This increases the likelihood of the long-term survival and recovery of listed species. 6 RESOLUTION NO. 069 - 2008
F. The project is incidental to otherwise lawful activities because it is subject to the approval of General Plan Amendment GPA07-03, Rezone R07-02, Conditional Use Permit P0?-12, and a Grading Permit issued by the City of Santee. No removal of habitat will occur prior to recordation of a conservation easement and a Habitat Management Plan and Management and Funding Agreement for the long-term management of the open space area will be approved by the City and/or Trustee Agencies prior to the issuance of a grading permit for the applicable project phase.

Conditions of approval require evidence of compliance with the biological mitigation measures contained in the Mitigation and Monitoring Program included as Exhibit "A".

SECTION 4: The Conditional Use Permit consisting of the construction of a 360-unit congregate care facility with buildings up to four stories and 55 feet in height located on the east terminus of Prospect Avenue at and adjacent to 8549 Graves Avenue is hereby approved subject to the following conditions:

A. Obtain approval of General Plan Amendment GPA07-03 and Rezone R07-02. All conditions of those approvals shall apply.

B. All construction shall be in substantial conformance with the site and building plans received June 10, 2008, grading plans received June 19, 2008, landscape concept plans received June 19, 2008, materials and colors board received August 11, 2008, and as amended by this Resolution.

C. The applicant shall comply with all applicable sections of the Municipal Code, Public Works Standards of the City of Santee, and all requirements of the Fire Department.

D. Minor or Major Revisions to the Conditional Use Permit, such as changes to the building elevations, site design, landscaping design, or need for blasting shall be approved by the Director of Development Services, unless in the Director's judgment a Major Revision should be reviewed by the City Council.

E. Prior to issuance of any Grading Permit, the applicant shall accomplish the following:

1. Following project approval the applicant shall schedule with the City Project Planner a post approval meeting to discuss the project conditions of approval, timing of design and construction, and implementation of the project conditions. The meeting shall be scheduled within thirty days of project approval and prior to any plan submittals. The applicant should include their project design team including the project architect, their design engineer, and their landscape architect.
7 RESOLUTION NO. 069 - 2008

2. Secure a minimum of 2.32 acres of occupied Diegan Coastal Sage Scrub (DCSS) and a minimum of 2.29 acres of Non-native Grassland (NNG) credits in a mitigation bank approved by the Director of Development Services and/or Trustee Agencies. As it pertains to CEQA mitigation, should credits in an approved mitigation bank not be available for purchase, the applicant may purchase land for preserve inclusion, subject to concurrence from the City in consultation with the Trustee Agencies.

A Management and Funding Agreement for the long-term management of permanent open space area subject to conservation easement shall be approved by the City and/or Trustee Agencies. A Management and Funding Agreement shall be required for long-term management of the

12.91 acres of on-site open space associated with Phase I, and for the 3.66 acres required with Phase II, when acquired, and incorporated in the Preserve.

F. Prior to issuance of a Grading Permit for the applicable phase (Phases I and 11 ), the applicant shall accomplish the following:

1. The applicant shall include provisions in their design contract with their design consultants that following approval by the City, all construction drawings, or technical reports accepted by the City, exclusive of architectural building plans, shall become the property of the City. Once accepted, these plans may be freely used, copied, or distributed by the City to the public or other agencies, as the City may deem appropriate. A letter of acknowledgement of this requirement from each design consultant is required at the time of plan submittal. This letter shall be in a format acceptable to the Director of Development Services.

2. To coordinate with the City Geographic Information System, horizontal and vertical control for all construction drawings, grading plans, landscape plans, street improvement plans, plot plans, etc., shall be obtained from ROS 11252. All plans, exclusive of building plans, shall be prepared at an engineering scale of 1 "=20' unless otherwise approved by the project engineer.

3. Starting with the first plan check submittal, all plan sets and the Parcel Map shall be submitted concurrently to Padre Dam Municipal Water District for review and approval. Padre Dam signature is required on all plan sets prior to City approval. The City does not coordinate the review process with Padre Dam; this is the responsibility of the design engineer and the landscape architect. Failure to properly coordinate this review will result in delay of issuance of permits required for construction, no exceptions. It is incumbent upon the applicant to oversee the plan submittals of their design consultants.

4. Provide certification to the Director of Development Services that sewer and water can be provided to the site and that financial arrangements have been made to provide said services. Private sewer mains require a separate building permit.
8 RESOLUTION NO. 069 - 2008

5. Provide three copies of a geotechnical study prepared in accordance with the Santee General Plan. All recommended measures identified in the approved study shall be incorporated into the project design. Copies of the Geotechnical/Seismic Hazard Study for the Safety Element of the Santee General Plan which details, in Table A-1, study criteria necessary to conform to the General Plan requirements, can be purchased from the Department of Development Services Engineering Division.

6. Provide three copies of a rock fall hazard analysis and mitigation report prepared by a registered Geotechnical Engineer. The proposed cut slope shall be surveyed and staked on approximate 50-foot centers and a field analysis conducted. The mitigation report shall include a separate exhibit that clearly shows the proposed cut slope, boulders/rocks above the proposed cut slope that will require mitigation, the proposed method(s) of mitigation, and the down slope protection required during and after construction. The rock fall hazard analysis and mitigation report will be subject to independent third party review to be paid for by the applicant. The applicant shall place a cash deposit with the Department of Development Services in an amount satisfactory to the Director of Development Services to cover the cost of the review. All recommended measures identified in the approved report shall be incorporated into the project design. The rock fall hazard analysis and mitigation report shall be deemed complete prior to issuance of a grading permit.

No mitigation, disturbances, impacts, and/or work, temporary or otherwise, shall occur within the limits of the conservation easement. Should mitigation be required within a protected area, environmental review, and approval by the City of Santee, Planning Department, and those governing agencies as determined necessary by the City Planner, shall be completed prior to the start of grading.

7. Submit two copies of a current preliminary title report (dated within six months of plan submittal) and two copies of all documents listed in the title report. Copies of recorded documents must be clear and legible copies of the original recorded document and must be obtained directly from the County Recorder's Office. Care shall be taken to obtain clear focus of the recorded document prior to printing. Copies submitted, can not be reproductions of the document obtained from the recorder's office and can not be a faxed copy of the document.

8. The applicant shall have precise grading, improvement plans, landscape, and irrigation plans, submitted and approved, and agreements executed and securities posted prior to issuance of a grading permit.

9. Precise Grading Plans shall be submitted to the Department of Development Services Engineering Division for review and acceptance. The following conditions shall apply to acceptance of the Precise Grading Plans and issuance of a Grading Permit:
9 RESOLUTION NO. 069 - 2008
a. Horizontal and vertical control for all plans shall be obtained from ROS 11252 and shall be prepared at an engineering scale of 1 "=20' unless otherwise approved by the City project engineer. Plans shall include a note that requires immediate planting of all slopes within sixty days following installation of water mains to serve the project.

Slope planting shall be fully established prior to occupancy of any unit.
b. Project landscape and irrigation plans shall be separate from grading plan set but must be submitted by the second grading plan check. c. All recommended measures identified in the approved geotechnical study shall be incorporated into the project design and construction. d. Grading plans shall include preliminary recommendations for all pavement design sections within the project limits. The pavement structural section shall be designed based on the "R" value method using a minimum traffic index of 5.0 for private streets, and 8.0 for Graves Avenue. Structural sections shall consist of asphalt concrete over approved aggregate base material. Minimum concrete section shall be 5 1/2 inches PCC over compacted, non-expansive soil. Mix design shall be a minimum class 520-C-2500. R-value test data and design calculations shall be submitted for approval to the Department of Development Services Engineering Division a minimum of seven days prior to placement of paving. The pavement design report shall conform to City of Santee Form 435 - PAVEMENT DESIGN AND RVALUE TEST SUBMITTAL PROCEDURES. e. Show all trash enclosure locations on the grading plans. Doublesized trash enclosures shall be dispersed throughout the project to accommodate participation in the City-wide recycling program. f. A minimum of six (6) fire hydrants are required for the project, the location of which shall be approved by the Fire Department. g. Show all fire lanes on the grading plans. Specifically:
1) Provide a minimum 26' wide, paved "fire lane" access roadway throughout the site as shown on grading plans received June 19, 2008.
2) The proposed 16' wide access drive along the rear of Buildings 1 through 3, as shown on grading plans received June 19, 2008, shall be designated as a one-way (South to North) "fire lane" access roadway. Certain areas of this roadway may be designated as loading zones where approved.
10 RESOLUTION NO. 069 - 2008
h. The following notes shall be placed on the grading plans stating:
1) The City of Santee reserves the right to shut grading activity down should winds exceeding 25 mph cause noticeable and prolonged fugitive dust conditions in the area.
2) Cease all grading operations if archaeological resources are discovered during grading on the site. Grading operations shall not resume until the resources are evaluated by an archaeologist, working through the City Planner, and any mitigation recommended by the archaeologist is completed to the satisfaction of the Director of Development Services. Any expenses resulting from this requirement shall be borne by the applicant.
3) Contractor shall install temporary orange construction fencing to delineate the limit of grading impact prior to the start of grading operations. No construction activity, temporary or otherwise, shall occur beyond the limit of grading impact. 4) Contractor shall periodically spray with water all areas of the construction site where adjacent undisturbed sensitive habitat falls within the likely dust drift radius of grading, vegetation removal, revegetation, construction and transport activities to reduce the spread of dust.
5) Vegetation removal and construction within the survey area should take place outside the nesting migratory bird breeding season of January 15 to August 31. If removal of habitat and/or construction activities adjacent to nesting habitat cannot be avoided during the breeding season, a pre-construction clearance survey shall be required to determine the presence of nesting migratory birds on or within 100 feet of the construction area, Federally- or State-listed birds (e.g., coastal California gnatcatcher) on or within 300 feet of the construction area, and nesting raptors within 500 feet of the construction area.

The pre-construction survey must be conducted within 10 calendar days prior to the start of construction, the results of which must be submitted to the City for review and approval prior to initiating any construction activities. If nesting birds are detected by the City-approved biologist, the following buffers shall be established: (1) no work within 100 feet of a non-listed nesting migratory bird nest; (2) no work within 300 feet of a listed bird nest; and (3) no work within 500 feet of a raptor nest. If an active nest is located, the nest area shall be flagged and the appropriate buffer zone delineated and flagged or otherwise marked. No work shall occur within this buffer area 11 RESOLUTION NO. 069 - 2008
until a qualified biologist determines that the fledglings are independent of the nest. The City may reduce these buffer widths upon advice of the City-approved biologist depending on site-specific conditions (e.g., the width and type of screening vegetation between the nest and proposed activity) or the existing ambient level of activity (e.g., existing level of human activity within the buffer distance).
6) A City-approved monitoring biologist shall be on-site during initial vegetation removal of Diegan Coastal Sage Scrub (DCSS) and Non-native Grassland (NNG) habitat and during project construction within 500 feet of habitat to ensure compliance with all conservation measures. The biologist must be knowledgeable of gnatcatcher and local biology ecology.

The biologist shall perform the following duties:
a) Monitor all vegetation clearing/grubbing and project construction activities in DCSS and NNG habitat to be
impacted and within 500 feet of habitat to be avoided.
b) Oversee installation of and inspect the fencing and
erosion control measures a minimum of once per week
and daily during all rain events to ensure that any
breaks in the fence or erosion control measures are
repaired immediately.
c) Train all contractors and construction personnel on the biological resources associated with the project and
ensure that training is implemented by construction
personnel. At a minimum, training shall include:

The purpose for resource protection;
A description of the gnatcatcher and other
sensitive species and their habitat(s);
The required avoidance and minimization
measures to be implemented during project
construction to conserve the gnatcatcher and
other sensitive species;
Environmentally responsible construction
practices; and
The protocol to resolve conflicts that may arise at
any time during the construction process.
d) Halt work, if necessary, to ensure the proper
implementation of species and habitat protection
measures.
12 RESOLUTION NO. 069 - 2008
i. Include a hardscape plan for the plaza and all on-site pedestrian pathways and rest areas, subject to approval by the Director of Development Services. Al l hardscaping shall be decorative. The hardscape in the plaza area shall include colored concrete, decorative pavement, landscape pockets and tree planters or wells. The hardscape shall include variations in color and material to create interest. Areas of exposed aggregate shal l use different colors and textures appl ied at varying intervals to avoid large expanses of monotone aggregate surfaces. Use of colored concrete shal l incorporate different colors and textures to avoid creation of large areas devoted to a single color and texture.
j. A detailed wall/fencing plan shall be submitted for approval by the Director of Development Services. The wal l/fencing plan shall show design, location and materials of all fencing and walls (including retaining walls) to include:
1) Al l masonry fences and retaining walls shall be constructed of decorative block. Wood fencing shall not be permitted.
2) Perimeter retaining walls shal l be a maximum of 10 feet in height. In no case shall the combined perimeter retaining wal ls and/or fencing be less than six feet in height. Al l other nonretaining wal ls and fences shall be less than six feet in height pursuant to Section 17.10.050(F)(2) of the Santee Municipal Code.
3) An upper plantable terraced retaining wall shall be required adjacent to the southwestern perimeter near Bella Villagio Apartments and the single family homes located south of the project site. The type of plantable terraced retaining wall shal l be approved by the Director of Development Services.
4) The exterior of al l retaining walls facing any street shal l be graffiti-proofed and constructed of a natural color decorative block.
5) Provide decorative safety fencing or rail ings where grade differences in activity/accessible areas create a potential hazard for persons falling over unprotected edges to the satisfaction of the Director of Development Services.
6) Specifications for fencing within the Wildland Urban Interface designated areas shall be provided with the landscape plans.

Fencing shal l be designed and constructed with an approved fire-resistant material. In some areas of the urban wildland area, non-combustible fencing may be required. In any case, the connection point to any structure and closest five (5) ft. of fencing shall be non-combustible.
13 RESOLUTION NO. 069 - 2008
k. Grading plans shall be one hundred percent (100%) complete at the time of plan check submittal, be prepared in accordance with City guidelines and the requirements set forth herein, and be ready for acceptance by the City. Partial or incomplete submittals will not be accepted for plan check. At the time of plan submittal, the applicant shall schedule an appointment with their designated City project engineer and the applicant's design engineer to review the plan submittal for completeness. The following shall be included as part of the grading, landscape and irrigation plan submittal package:
1) Six sets of grading, landscape and irrigation plans bound and stapled.
2) Plan check fees.
3) A completed grading permit application.
4) A cost estimate for the cost of construction.
5) Three copies of the Drainage Analysis specified here within. 6) Two copies of the Storm Water Management Plan specified here within.
7) Two copies of the Storm Water Pollution Prevention Plan specified here within.
8) Three copies of the Geotechnical Study specified here within. 9) Three copies of the Rock Fall Hazard Analysis and Mitigation Report specified here within.
10) A copy of any letters of permission from any adjoining property owners if grading is proposed off-site. Letters shall be in a form acceptable to the City.
11) A letter of acknowledgement, signed and sealed, from each design consultant acknowledging City ownership of all
construction drawings following City approval as specified here within.
12) One copy of the Resolutions of Approval for the project.

Plan check and inspection fees shall be paid in accordance with the City Fee Schedule prior to issuance of the permit.
14 RESOLUTION NO. 069 - 2008

10. Street Improvement Plans shall be submitted to the Department of Development Services Engineering Division for review and acceptance.

Prior to the start of construction of any improvements, public or private, within the limits of the public right-of-way, the applicant shall have plans accepted, agreements executed, securities posted, and an encroachment permit issued. All improvements shall be installed in accordance with City standards and at the applicant's cost unless otherwise indicated. a. Street improvement plans shall show the location of all utility facilities including the location and placement of surface utility structures.

Above grade utility facilities required for the project shall be located on-site and screened from public view. Utility facilities shall be located in accordance with the Design Guidelines and Surface Utility Maintenance Manual.
b. Provide decorative stamped concrete or pavers that extend the full throat of the driveway at the intersection with Prospect Avenue and Graves Avenue subject to approval by the Director of Development Services.
c. Street Improvement plans shall be one hundred percent (100%) complete at the time of plan check submittal, be prepared in accordance with City guidelines and the requirements set forth herein, and be ready for acceptance by the City. Partial or incomplete submittals will not be accepted for plan check. At the time of plan check submittal the applicant shall schedule an appointment with their designated City project engineer and the applicant's design engineer to review the plan submittal for completeness. The following shall be included as part of the improvement plan submittal package:
1) Six sets of plans bound and stapled (improvements).
2) Plan check fees.
3) Preliminary cost estimate for the improvements.
4) One copy of the Resolutions of Approval for the project.

Plan check and inspection fees shall be paid in accordance with the City Fee Schedule prior to issuance of the permit.

11. Landscape and Irrigation Plans shall be prepared by a registered Landscape Architect, submitted to the Department of Development Services Engineering Division for review and acceptance, and are subject to the following requirements:
15 RESOLUTION NO. 069 - 2008
a. Horizontal and vertical control for .§11 plans shall be obtained from ROS 11252 and shall be prepared at an engineering scale of 1 "=20' unless otherwise approved by the City project engineer. b. Landscape plans shal l show utility facilities and proposed screening.

Utility facilities shal l be located in accordance with the Design Guidelines and Surface Utility Maintenance Manual.
c. Landscape and irrigation plans shall be one hundred percent (100%) complete at the time of plan check submittal, be prepared in accordance with City guidelines and the requirements set forth herein, and be ready for acceptance by the City. Partial or incomplete submittals wil l not be accepted for plan check. At the time of plan submittal, the applicant shal l schedule an appointment with their designated City project engineer and the applicant's design engineer to review the plan submittal for completeness. The following shall be included as part of the grading, landscape and irrigation plan submittal package:
1) Six sets of landscape and irrigation plans bound and stapled. 2) Plan check fees.
3) A cost estimate for the cost of construction.
4) A letter of acknowledgement, signed and sealed, from each design consultant acknowledging City ownership of all
construction drawings following City approval as specified here within.

Plan check and inspection fees shall be paid in accordance with the City Fee Schedule.
d. Landscape Plans shal l be consistent with Section 17 .30.020-A of the Santee Zoning Ordinance and shal l address the following:
1) At least ninety percent of plant materials shall be drought tolerant.
2) Al l street trees shall be minimum 36-inch box size. Al l perimeter trees shall be minimum 24-inch box size. Al l other trees shall be minimum 15-gallon size.
3) Al l ornamentally planted slope areas shal l contain trees, shrubs and groundcover. Planting density, material and plant type and size shal l be to the satisfaction of the Director of Development Services.
6) Irrigation systems shall be designed to minimize water usage. 16 RESOLUTION NO. 069 - 2008
7) All permanent irrigation shall be installed underground and shall be automatically controlled.
8) Where feasible, irrigation lines serving slope landscaping shall be installed underground. Where the Director of Development Services determines that underground installation is infeasible, exposed irrigation lines shall be colored to blend in with the surrounding terrain.
9) Provide root control barriers for all new trees in and within 10 feet of the public right-of-way.
10) Use of invasive exotic plant species on Lists A and B of the Invasive Plant Council's list of "Exotic Pest Plants of Greatest ecological Concern in California as of October 1999" shall be prohibited.
11) Landscape pockets shall be provided adjacent to the Phase I garage structures, between every other garage unit.
e. Submit to the City project planner a cost estimate for all landscaping and irrigation improvements for the purpose of determining the landscape bond.

12. Water Quality Control - Drainage and Flood Damage Prevention a. Provide three copies of a preliminary drainage study prepared by a registered Civil Engineer, with demonstrated expertise in drainage analysis and experience in fluvial geomorphology and water resources management. A storm drain system shall be designed to adequately convey storm water runoff without damage or flooding of surrounding properties or degradation of water quality. b. The drainage study shall identify and calculate storm water runoff quantities expected from the site and upstream of the site and verify the adequacy of all on-site or off-site facilities necessary to discharge this runoff. The drainage system design shall be capable of collecting and conveying all surface water originating within the site, and surface water that may flow onto the site from upstream lands, and shall be in accordance with the latest adopted Master Drainage Plan, the requirements of the City of Santee Public Works Standards, and be based on full development of upstream areas.
17 RESOLUTION NO. 069 - 2008
c. The drainage study shall evaluate the project's conditions of concern in accordance with the City of Santee Standard Urban Storm Water Mitigation Plan (SUSMP). The analysis shall consider the project area's location (from the larger watershed perspective), topography, soil and vegetation conditions, percent impervious area, natural infrastructure drainage features, wet season groundwater depth and any other relevant hydrologic and environmental factors to be protected specific to the project area's watershed.
d. As part of the drainage study, a qualified, licensed professional shall provide a report on proposed infiltration techniques (trenches, basins, dry wells, permeable pavements with underground reservoir for infiltration) regarding any potential adverse geotechnical concerns.

Geotechnical conditions such as: slope stability, expansive soils, compressible soils, seepage, groundwater depth, and loss of foundation or pavement subgrade strength should be addressed, and mitigation measures provided.
e. As part of the drainage study, a field reconnaissance to observe and report on downstream conditions, including undercutting erosion, slope stability, vegetative stress (due to flooding, erosion, water quality degradation, or loss of water supplies) and the area's susceptibility to erosion or habitat alteration as a result of an altered flow regime.
f. The drainage study shall compute rainfall runoff characteristics from the project area including, at a minimum, peak flow rate, flow velocity, runoff volume, time of concentration, and retention volume. These characteristics shall be developed for the 2-year, 10-year, and 100- year frequency six-hour storm during critical hydrologic conditions for soil and vegetative cover. Storm events shall be developed using isopluvial maps and in accordance with the San Diego County Hydrology Manual. The drainage shall report the project's conditions of concern based on the hydrologic and downstream conditions discussed above. Where downstream conditions of concern are identified, the drainage study shall establish that pre-project hydrologic conditions affecting downstream conditions of concern would be maintained by the proposed project, satisfactory to the City, by incorporating in the site design, source control, and treatment control requirements identified in the approved SUSMP Project Plan.

13. Water Quality Control - Post Construction Storm Water Management Compliance
a. Provide two copies of a Storm Water Management Plan (SWMP) as required by the City of Santee Storm Water Management and Discharge Control Ordinance and in accordance with the City of Santee Standard Urban Storm Water Mitigation Plan (SUSMP). A sample SWMP format and SWMP guidelines document is available 18 RESOLUTION NO. 069 - 2008
upon request. All SUSMP requirements developed in the approved SWMP shall be incorporated into the project design.
b. The project design shall incorporate Low Impact Development (LID) and site design BMPs to minimize directly connected impervious areas and to promote infiltration using LID techniques as outlined in the County of San Diego's LID handbook. Parking areas shall be designed to drain to landscape areas.
c. Develop and implement appropriate Best Management Practices (BMP's) to ensure to the maximum extent practicable (MEP) that the project does not increase pollutant loads from the site. A combination of respective storm water BMP's, including Site Design, Source Control, and Structural Treatment Control after the pollutants and conditions of concern have been identified shall be implemented in accordance with the approved SUSMP Project Plan. The condition of concerns shall be evaluated from the project's drainage study report. d. Design Structural Treatment Control BMP's in accordance with the City of Santee SUSMP. In accordance with the San Diego Regional Water Quality Control Board Order No. R9-2007-0001 (San Diego Municipal Storm Water Permit), volume or flow based BMPs shall be designed infiltrate, filter or treat the volume of runoff produced by the 85th percentile 24-hour rainfall or the maximum flow rate of runoff produced by the 85th percentile hourly rainfall intensity. Section V, Step 8 and 9 of the City of Santee SUSMP completely defines the treatment control design requirements. Structural treatment control shall be of medium or high removal efficiency for the primary pollutants of concern.
e. Provide a copy of an Operation & Maintenance (O&M) plan in accordance with the City of Santee SUSMP. A Storm Water Facilities Maintenance Agreement accepting responsibility for all structural BMP maintenance, repair and replacement as outlined in said O&M plan binding on the land throughout the life of the project will be required prior to issuance of building permit.

14. Water Quality Control - Construction Storm Water Management Compliance a. Provide proof of coverage under the General Permit for Discharges of Storm Water Associated with Construction Activity (Construction General Permit, 99-08-DWQ) prior to start of construction. This project disturbs 1 or more acres of soil or disturbs less than 1 acre but is part of a larger common plan of development that in total disturbs 1 or more acres. Construction activity subject to this permit includes clearing, grading, and disturbances to the ground such as stockpiling, or excavation.
19 RESOLUTION NO. 069 - 2008
b. Provide two copies of a Construction Storm Water Pollution Prevention Plan (SWPPP) as required by the Construction General Permit. The Construction SWPPP should contain a site map(s), which shows the construction site perimeter, existing and proposed buildings, lots, roadways, storm water collection, and discharge points, general topography both before and after construction, and drainage patterns across the project. The Construction SWPPP must list Best Management Practices (BMP's) the applicant will use to protect storm water runoff and the placement of those BMP's. Section A of the Construction General Permit completely describes the elements that must be contained in a Construction SWPPP.

15. A detailed signage plan to minimize human intrusion into sensitive habitat areas shall be submitted for approval by the Director of Development Services. The plan shall provide permanent information signage posted every along the western and northern boundary of the open space area. The signs shall state, "Sensitive Environmental Resources; Disturbance Beyond this Point is Restricted by Easement" and shall be at least six by nine inches, constructed of a corrosion-resistant material, and stand at least three feet above ground.

16. Prior to issuance of a grading permit for Phase I, the applicant shall record a conservation easement, the form and content of which is subject to approval by the Director of Development Services, over the 12.91 acres of open space located on-site consistent with Area "B" depicted in Figure 4 of the Biological Assessment received July 3, 2008. Plats and legal descriptions shall be prepared and attached to the conservation easement. The applicant shall provide a deposit of $3,000 for technical review of the easement document(s). Applicant shall be responsible for full cost of staff and third party review time and appurtenant charges.

17. Prior to issuance of a grading permit for Phase 11, the applicant shall secure and conserve a minimum of 3.66 additional acres of undisturbed or restored habitat within the existing Rattlesnake Mountain Subunit of the MSCP Santee Draft Subarea Plan Preserve. This acquisition shall be subject to City and Trustee Agency concurrence on biological equivalency findings and a preserve boundary adjustment, as necessary, if the site is not in the current draft Rattlesnake Mountain Subunit preserve boundary. If these acres are outside the draft Subarea Plan Rattlesnake Mountain Subunit preserve boundary, the acquisition shall be subject to City and Trustee Agency concurrence on the following biological equivalency findings to be made concurrently with any preserve boundary adjustment:
• The exchange maintains or improves the amount, configuration, and/or quality of conserved habitats;
• The exchange maintains or increases the conservation of Covered Species;
20 RESOLUTION NO. 069 - 2008
• The exchange results in similar or improved habitat connectivity, wildlife movement corridor function, preserve design, management efficiency, and/or protection of biological resources;
• The exchange maintains topographic and structural diversity and habitat interfaces of the preserve; and,
• The exchange does not significantly increase the likelihood that a species not covered by the plan will meet the criteria for listing under either the ESA or CESA.

Note: The boundary line adjustment shall result in the same or higher biological value to the Subarea Plan Preserve, with no net loss in total conserved acreage. The City shall notify the Trustee Agencies in writing, of a proposed boundary adjustment, including a report of the Biological Equivalency Findings (stated above). The Trustee Agencies shall review the boundary adjustment and provide concurrence or non-concurrence within 30 days of receipt of a complete boundary adjustment request. Property acquisition prior to WLA concurrence would be at the applicant's risk.

The form and content of the conservation easement shall be subject to approval by the Director of Development Services. Plats and legal descriptions shall be prepared and attached to the conservation easement.

The applicant shall provide a deposit of $3,000 for technical review of the easement document(s). Applicant shall be responsible for full cost of staff and third party review time and appurtenant charges. If restored habitat is proposed, the applicant shall prepare a Habitat Restoration Plan subject to approval by the Director of Development Services and Trustee Agencies.

18. Prepare a Habitat Management Plan (HMP), Property Analysis Record (PAR), and provide evidence of security equal to the cost of long-term management of the open space and habitat for each phase to the satisfaction of the Director of Development Services as deemed acceptable by the Trustee Agencies.

19. The project is located within a Wildland Urban Interface area. Zone 1 defensible space shall be provided as shown on the grading plans received June 19, 2008 and the landscape concept plans received June 19, 2008, and consistent with the Fire Protection Plan (FPP) received June 10, 2008.

Revision(s) to the defensible space identified in the June 19, 2008, grading and landscape concept plans shall require approval of a revised FPP.

G. Prior to issuance of any Building Permit for the applicable phase (Phase I or II), the applicant shall accomplish the following:

1. Comply with all applicable sections of the Municipal Code, Land Development Manual, and Public Works Standards of the City of Santee. 21 RESOLUTION NO. 069 - 2008

2. Applicant shall consolidate the existing development parcels through the filing of a parcel map or shall process a boundary adjustment to eliminate parcel lines passing through the proposed buildings. If consolidation is selected, the requirement for a tentative parcel map is hereby waived with the approval of the project. Reciprocal parking and access agreements shall be provided if parcel lines are adjusted.

3. Parcel Map shall be submitted to the Department of Development Services Engineering Division. The first and last submittal of the map shall be made by appointment only with the City project engineer administering the map review. Submittal requirements are listed below. Incomplete submittals will not be accepted for plan check.

Please include the following with the first submittal:
a. Two sets of prints bound and stapled.
b. Two copies of a current preliminary title report (dated within six months of submittal date) which shows current ownership. c. Two copies of all documents listed in the preliminary title report. d. Two copies of all reference documents used to prepare the parcel map.
e. Two copies of closure calculations for the map.
f. One copy of the Resolution of Approval approving the project. g. Map check deposit in accordance with the fee schedule.

Please include the following with the last submittal (signature submittal):
a. Previous submittal check prints.
b. Two sets of prints bound and stapled.
c. Two copies of the map in AutoCAD format on separate disks, CD or DVD for incorporation into the City GIS database.
d. Mylars of the map with all required signatures and notaries obtained including Padre Dam Municipal Water District if they are to sign the map.
e. Copies of all certified return receipts for all signature omission letters. f. Subdivision Guarantee.
22 RESOLUTION NO. 069 - 2008

4. The applicant shall make the following conveyances on the Parcel Map or by separate instrument if no parcel map is proposed:
a. Grant to the City of Santee a traffic signal easement at the intersection of Prospect and Graves Avenue.
b. Grant to the City of Santee a wall maintenance easement for graffiti removal for any walls that face the public right-of-way. c. Dedicate to the City of Santee a 26-foot wide fire and emergency vehicular access easement over all driveways and private streets. d. Grant to Padre Dam Municipal Water District any required water, sewer, or access easements.
e. Dedicate to the City of Santee right-of-way along Graves Avenue in substantial conformance with the approved site plan. Dedication shall provide for the proposed bus turnout, widening of the intersection to accommodate the future traffic signal and provide pedestrian ramps and sidewalks as shown on the approved site plan.

5. Obtain parcel map approval and record the parcel map, or obtain boundary adjustment approval, and execute easements and dedications as identified above. Once recorded, the applicant shall within thirty days of recordation, provide one mylar copy and seven sets of prints of the map, or copies of the recorded boundary adjustments, grant deed and offers of dedication to the City for their permanent records. The prints shall be bound and stapled. The prints and mylar shall be in accordance with City standards in effect at the time of recordation.

6. A traffic signal and related improvements shall be installed at the intersection of Prospect and Graves Avenues, including a signal interconnect to the Caltrans signal at the off ramp and obtaining the required State encroachment permit. If the applicant installs the traffic signal, 75 percent of the installation costs of this traffic signal are subject to reimbursement in accordance with Legislative Policy Memorandum LPM 93-1. The signal improvements shall include, but not be limited to, installation of curb, gutter, sidewalk, ramps and striping, including a bus stop on the west side of Graves Avenue, crosswalk and pedestrian facilities. In lieu of installing the signal prior to building permit issuance, the applicant shall provide flagmen, as required by the Director of Development Services, to control the intersection in order to mitigate traffic impacts during construction. The traffic signal and related improvements shall be installed prior to occupancy of any building.

Alternatively, if the traffic signal improvements are installed by others, the applicant shall make a fair share contribution in the amount of 25% of the cost of a traffic signal as determined by the Director of Development Services. If work is performed by others, payment shall be made prior to issuance of the first building permit. The signal improvements shall include, 23 RESOLUTION NO. 069 - 2008
but not limited to signing, striping, curb, gutter, sidewalk, asphalt, and a bus stop on the west side of Graves Avenue.

7. If construction of the public improvements to Graves Avenue along the property frontage is completed by others, the applicant shall be responsible for 100 percent of the cost of this work, as determined by the Director of Development Services. If work is completed by others, payment shall be made to the City of Santee prior to issuance of the first building permit.

8. Following issuance of a grading permit the applicant shall complete rough grading in accordance with the approved grading plans and the recommendations of the project's geotechnical engineer. Following completion of the rough grading and prior to issuance of any building permits, provide three originals of the pad compaction certification from the geotechnical engineer and three originals of the pad elevation certification from the project civil engineer to the City project engineer.

9. Applicant shall pay all development impact fees in effect at the time of issuance of building permits. At present, the fees are estimated to be as follows:
a. Drainage ........ $571,320 or $ 1,587/unit
b. Traffic .... ...... $658,080 or $ 1,828/unit
C. Traffic Signal ..... $68,040 or $ 189/unit
d. Park-In-Lieu ..... $2,052,360 or $ 5,701 /unit
e. Public Facilities .... $1,685,880 or $ 4,683/unit
f. RTCIP Mitigation .. $720,000 or $ 2,000/unit
Impact fee amounts shall be calculated in accordance with the City Fee Schedule and based on current fee ordinances in effect at issuance of building permit. Fee rates include annual adjustment based on the San Diego Consumer Price Index (CPI).

10. All underground utilities including fire mains, fire hydrants and fire service underground devices shall be installed and approved prior to the delivery of construction materials. The on-site water utility system shall be public; private on-site water utility system shall not be permitted. An emergency access plan for the site shall be submitted for approval prior to construction.

11. A minimum of six (6) fire hydrants are required for the project. All fire hydrants shall have two, 2 1 /2" ports and one, 4" port, with a minimum fire flow of 3000 gallons per minute for 3 hours. Hydrants shall be of all bronze construction, painted "fire hydrant yellow," be installed per Padre Dam Water District requirements, and served by a public water system. The exact location of required hydrants is to be determined by the Fire Department prior to installation.
24 RESOLUTION NO. 069 - 2008

12. A separate plan for underground fire services (providing water supply to the fire sprinkler systems) is required to be submitted to the Fire Department for approval prior to installation. Appropriate inspections shall be performed of the underground fire service system prior to the connection with above ground automatic fire sprinkler systems.

13. A separate Entry Monument Plan shall be submitted to the Department of Development Services Planning Division and show the design, location and materials of construction features.

14. The building plans for the villas, garages, and maintenance building shall provide four-sided architecture consistent with the following criteria subject to the satisfaction of the Director of Development Services:
a. Front elevations shall have enhanced architectural detailing consistent with the style and quality of the architecture provided for Buildings 1 through 4 and Building 6 on building plans received June 10, 2008. b. Rear and side elevations shall have enhanced architectural detailing consistent with the quality of the front elevations.
c. Each "villa structure" includes two villa units per plans received June 10, 2008. Contiguous villa structures shall use different window treatments and different garage door and front door design and colors to provide adequate aesthetic variation between structures. d. All garages shall have automatic door openers. This condition shall be noted on the building plans.
e. The building plans shall include details of all light fixtures mounted on all elevations with a design to reflect light downward, away from any street or open space, and away from any adjoining premises, and otherwise conforming to the requirements of Title 17 of the Municipal Code.
f. Any proposed changes to the colors and materials must be approved by the Director of Development Services.

15. Architectural features and appurtenances, including bell tower features, shall not exceed 15 feet in height above the maximum permitted building height pursuant to Section 17.30.020(C) of the Santee Municipal Code.

16. That applicant shall provide evidence that all equipment, whether on the roof, on the side of a building, or on the ground, shall be screened from view pursuant to Section 17.030.020(J) of the Santee Municipal Code. The method of screening shall be architecturally integrated with the building design in terms of material, color, shape and size. Where individual equipment is provided, a continuous screen is desirable. The applicant is hereby notified that this condition will be strictly enforced. 25 RESOLUTION NO. 069 - 2008

17. The applicant shall pay appropriate fees to the Santee Elementary School District and Grossmont Union High School District.

18. A "Notice of Restrictions" shall be recorded which discloses the conditions of Conditional Use Permit P07-12, General Plan Amendment GPA 07-03, and Rezone R07-02 and existing zoning regulations. The form and content of the notice shall be to the satisfaction of the Director of Development Services.

H. Prior to issuance of a Building Permit for applicable buildings or structures, the applicant shall accomplish the following:

1. Obtain a Part 77 "No Hazard Determination" or equivalent determination from the Federal Aviation Administration (FAA) for buildings and structures, including construction equipment that will exceed the height of any building (e.g., cranes). Any changes to the Project required by the FAA to obtain a "No Hazard Determination" which have not been studied in the Mitigated Negative Declaration, and which do not have less impacts on the environment, may require subsequent environmental review prior to the issuance of building permits.

2. Screen from view fill equipment, whether on the roof, on the side of a building, or on the ground pursuant to Section 17 .030.020(J) of the Santee Municipal Code to the satisfaction of the Director of Development Services.

The applicant is hereby notified that this condition will be strictly enforced.

3. Provide elevations for the proposed trash enclosures that are compatible with the architectural theme of the buildings. Trash receptacles shall be enclosed by a minimum six-foot high, solid decorative block or stucco wall with view obstructing metal gates painted to match the proposed building (requires double-sized enclosures to accommodate participation in the Citywide recycling program). A solid or trellis cover roof shall also be provided for the trash enclosure, subject to approval of the Director of Development Services.

4. All applicable plans are subject to plan check fees and review by the Fire Department.

5. The covered vehicle drop-off points located at the main entry and the north side of Building 1, the west side of Building 2, and main entry to Building 6, shall be a minimum of 14' high at the lowest point.

6. Class I, wet standpipes shall be provided in approved locations connected to the automatic fire sprinkler system.
26 RESOLUTION NO. 069 - 2008

7. Each building (except the Maintenance Building, Garages and Villas) shall have a walk-in, enclosed, fire sprinkler riser room accessible from the outside of the building or address. The exact size and location of the riser room shall be approved by the Fire Department at time of plan submittal. The rooms shall contain fire sprinkler risers for the buildings, pressure gauges for the systems, applicable valves, sprinkler head boxes, "test and drain" inspectors test valve and any diagrams or documentation for the fire protection systems.

These rooms shall have exterior locking hardware and a Knox box shall be located at an approved location near the room for easy Fire Department access. The room shall be provided with lighting on the emergency circuit or have battery backup power.

8. A detailed lighting plan shall be submitted to the satisfaction of the Director of Development Services that includes decorative parking lot lighting poles and fixtures, building accent lighting, lighting of landscaped areas, building addresses, and monument signs sufficient to create a visually interesting night effect. Adequate lighting of the parking areas, driveways and circulation areas, recesses, and grounds contiguous to the building shall have sufficient wattage to provide adequate illumination to make clearly visible the presence of any person on or about the premises during the hours of darkness. For example, additional bollard lighting may be required in the plaza area, south and west of Building 4, and in the vicinity of the Phase I villas. Parking lot and drive aisle lighting fixtures shall be designed to be less than 15 feet in height, shielded, and directed away from adjacent residential uses, motorists on adjacent roadways, and the MSCP Santee Subarea Plan Preserve pursuant to Sections 17.24.030(A)(7) and 17.30.030(8) of the Santee Municipal Code.

9. Double detector check valve assemblies/Fire Department Connections (RPDA/FDC), devices that supply water to the automatic fire sprinkler system, shall be placed in approved locations within 50' of a fire hydrant.

Location of these devices shall be shown on the building plans.

10. A minimum of one, 2A 1 OBC fire extinguisher shall be located every 75' of travel distance throughout the buildings located in fire extinguisher cabinets.

Extinguisher locations shall be identified on building plans for Fire Department review and approval.

11. All exit pathways shall be equipped with approved emergency pathway lighting. Emergency lights shall be placed at each exit sign location, stairway landing, and other approved location. Exit lights shall be self powered or have battery back-up power. Emergency lighting shall be identified on the building plans for review and approval by the Fire Department.

12. Fire Resistant Construction Shall Be As Follows:
a. Roof covering: Wood roofs are prohibited. Roofs shall have a Class A roof covering or a Class A roof assembly. For roof coverings where the profile allows a space between the roof covering and roof decking, 27 RESOLUTION NO. 069 - 2008
the space at the eave ends shall be firestopped to preclude entry of flames or embers.
b. Protection of eaves: Eaves and soffits shall be protected on the underside by materials approved for a minimum of 1-hour fireresistance-rated construction. Fascias are required and must be protected on the backside by materials approved for a minimum of 1 hour-rated-construction or 2-inch nominal dimension lumber. The Fire Chief may allow less fire-resistive eave protection for the elevation(s) of the structures that do not directly front or face the wildland area.

No exposed wood rafter tails are allowed on elevations that front the wild land.
c. Gutters and downspouts: Gutters and downspouts shall be constructed of noncombustible material.
d. Exterior Walls: Exterior walls of buildings or structures shall be constructed with materials approved for minimum of 1-hour fireresistance-rated construction on the exterior side or constructed with approved noncombustible materials.
e. Unenclosed underfloor protection: Buildings or structures shall have all underfloor areas enclosed to the ground with exterior walls constructed with materials approved for a minimum of 1-hour fireresistance-rated construction. f. Appendages and projections: Unenclosed accessory structures attaches to buildings with habitable spaces and projections, such as decks, shall be a minimum of 1-hour fire-resistive-rated construction.

When the attached structure is located and constructed so that the structure or any portion thereof projects over a descending slope surface greater than 10%, the area below the structure shall have all underfloor areas enclosed to within 6 inches of the ground with materials approved for a minimum of 1-hour fire-resistance-rated construction.
g. Exterior glazing: Exterior windows facing the wildland shall be multilayered, tempered glass. Other exterior windows on the structures shall be tempered glass, multilayered glazed panels, glass block, or have a fire protection rating of not less than 20 minutes. h. Exterior doors: Exterior doors shall be approved noncombustible construction, solid core wood not less than 1 % inches thick, or have a fire protection rating of not less than 20 minutes. This also applies to vehicle access doors.
i. Vents: Attic ventilation openings, foundation or underfloor vents, and other ventilation openings in vertical exterior walls and vents through roofs shall not exceed 144 square inches each. Such vents shall be 28 RESOLUTION NO. 069 - 2008
covered with noncombustible corrosion-resistant mesh with openings not to exceed � inch. Attic ventilation openings shall not be located in soffits, in eave overhangs, between rafters at eaves, or in other overhang areas. Gable-end and dormer vents shall be located at least 10 feet from property lines. Underfloor ventilation shall be located as close to grade as practical.

I. The following items are required as a deferred submittal until after Building Permit issuance for applicable buildings or structures:

1. All applicable plans are subject to plan check fees and review by the Fire Department.

2. All buildings are required to be constructed with approved automatic fire sprinkler systems installed by a licensed fire sprinkler contractor. The automatic fire sprinkler system shall be designed and installed per NFPA 13.

The "Villas" fire sprinkler systems shall be designed using NFPA 130. A preliminary fire protection design plan shall be coordinated with the Fire Department to determine general fire protection design issues such as the number of fire sprinkler systems and location of fire department connections.

Once the preliminary design issues are approved, separate plans shall be submitted to the Fire Department for approval of all automatic fire sprinkler systems prior to installation. All automatic fire sprinkler systems are required to be monitored by an approved central station monitoring company. A Potter, "SASH-120" Horn/Strobe (or equivalent) shall be placed at approved locations on each building for indication of fire sprinkler activation.

3. A manual/automatic fire alarm system is required for Buildings 1, 2, 3, 4, & 6.

Separate plans shall be submitted to the Fire Department for any fire alarm system(s) or devices for approval prior to installation. The fire alarm control panel or a remote keypad for the system shall be located in the fire riser rooms as appropriate. Plans & documentations for the fire alarm system shall include, manufacturer cut sheets for all fire alarm devices, California State Fire Marshal Listing sheets for all appropriate devices, plans showing locations of all devices, line diagram & point to point diagram of the alarm system and complete battery & voltage drop calculations for the system.

J. During construction of each applicable phase (Phase I and II), the applicant shall:

1. Comply with all applicable sections of the Municipal Code, Land Development Manual, and Public Works Standards of the City of Santee.

2. A City-approved monitoring biologist shall be on-site during initial vegetation removal of Diegan Coastal Sage Scrub (DCSS) and Non-native Grassland (NNG) habitat and during project construction within 500 feet of habitat to ensure compliance with all conservation measures.
29 RESOLUTION NO. 069 - 2008

3. Install temporary orange construction fencing to delineate the limit of grading prior to the start of grading operations. No work, temporary or otherwise, shall occur beyond the limit of grading impact.

4. Provide a minimum 26' wide, clear area (no parking), all-weather, paved (or other approved surface) emergency access roadway for the site prior to the delivery of combustible construction materials.

5. Any construction trailer located on the project site to provide a job office during construction of the project shall:
a. Comply with applicable Fire and Building codes.
b. Install one 2A 1 OBC fire extinguisher inside the structure mounted so that the bottom of the extinguisher is 4 feet above the floor. Install an arrow sign above the extinguisher so that the bottom of the sign is mounted 6 feet above the floor.

6. Should a temporary sales office/trailer be utilized on site, the following conditions shall apply:
a. Prior to the issuance of a building permit for the sales office:
1) Comply with applicable Fire and Building Codes.
2) Obtain approval of a site plan showing landscaping, parking, vehicular and pedestrian access, and trap fencing, if
applicable, for the sales office from the Planning Division and the Fire Department.
3) Obtain approval from the Planning Division for the hours of operation of the temporary sales trailer and length of
anticipated operation until the project is completed.
4) Obtain all necessary building permits, complete all inspections, and obtain final approval by the Fire Department and
Development Services Department.
5) Install a minimum of one 2A 1 OBC fire extinguisher inside the temporary sales trailer.
6) Maintain a minimum clearance/access of 26-feet for purposes of fire and emergency access to the satisfaction of the Fire Department.
30 RESOLUTION NO. 069 - 2008
7) All disabled access requirements to the temporary sales trailer shall be provided to the satisfaction of the Building Division of the Department of Development Services.
8) Flags, pennants, or other on-site advertising shall comply with the Sign Regulations of the Municipal Code. Note: Flags are permitted in conjunction with any approved residential
subdivision sales office, subject to the following limitations:
a) Each flag must be affixed to a standard implanted into the ground. Flags shall be no higher than 18 feet above existing grade.
b) Maximum flag size shall be 3 feet by 5 feet and flags shall be maintained in good condition. Torn or worn
flags shall be replaced.
c) Flag Poles must be located outside the public right-ofway. d) The proposed temporary project entry signage may be a maximum of 32 square feet in area.
9) Sidewalks and streets which provide parking and access to the sales office shall be cleared of dirt and construction debris. b. Upon establishment of the temporary office/sales trailer, the following conditions shall apply:
1) The parking, sidewalks and streets that serve the sales trailer shall be maintained free of dirt and construction debris. 2) Within 72 hours of obtaining occupancy for the first permanent building, the temporary sales office/sales trailer shall be removed from the subject property.
3) The temporary office/sales trailer shall be used only for transactions involving the Lantern Crest Senior Retirement Community.

7. The applicant shall comply at all times with the following work hour requirements:
31 RESOLUTION NO. 069 - 2008
a. No site work, building construction, or related activities, including equipment mobilization will be permitted to start on the project prior to 7:00 am and all work for the day shall be completed by 7:00 pm, no exceptions.
b. No work is permitted on Sundays or City Holidays.
c. No deliveries, including equipment drop off and pick-up, shall be made to the project except between the hours of 8:00 am and 6:00 pm, Monday through Saturday, excluding Sundays and City Holidays.

Deliveries of emergency supplies or equipment necessary to secure the site or protect the public are permitted.
c. If the applicant fails or is unable to enforce compliance with their contractors, subcontractors and material suppliers regarding the specified work hours, additional reduction of work hours may be imposed by the Department of Development Services. In addition, the City will issue administrative fines up to $1,000 per occurrence for violation of work hour schedule restrictions.

In addition to the above, the applicant shall erect one or more signs stating the work hour restrictions. Signs shall be installed as may be required, in the vicinity of the project construction trailer if a job site trailer is used, or at such other locations as may be deemed appropriate by the Department of Development Services. The sign shall be a minimum of 24" x 36" and shall be weather proofed. The sign content shall be provided by the Department of Development Services.

8. Trench work when required within City streets shall be completed within two weeks of the initial start date, including placement of the final trench patch.

Trench plates or temporary pavement placement shall be installed at the end of each work day. Advance warning signs on lighted barricades notifying the public of trench plates and or the uneven pavement shall placed and maintained until permanent pavement repairs are made. The maximum length of time including weekends and holidays that trench plates may remain on the street is 72 hours after which temporary or permanent asphalt paving shall be placed.

9. All slopes in excess of 3:1 shall be permanently landscaped prior to occupancy of any unit or within 6 months of substantial completion of grading operations, whichever is earlier.

10. Plant new trees in and within 10 feet of the public right-of-way with root control barriers.
32 RESOLUTION NO. 069 - 2008

11. Blasting is not permitted as a part of this project, however, should blasting be required, and no other method of excavation, rock breaking, or earth movement is practical as determined by the Director of Development Services, the following conditions shall apply:
a. The applicant shall obtain the necessary planning approval to mitigate for any potential impacts from blasting operation. Approval from outside governing agencies may be required, in addition to the filing of a minor revision to the Conditional Use Permit and further CEQA review. No blasting shall occur prior to issuance of a blasting permit. b. The applicant shall provide a site specific blasting report to assess, control, and monitor noise and ground vibration from blasting. The blasting report shall be prepared by an expert in the field of blasting, familiar with local land conditions, and that has experience with projects of this scope to the satisfaction of the Director of Development Services.
c. The blasting report will be subject to independent third party review to be paid for by the applicant. The applicant shall place a cash deposit with the Department of Development Services in an amount satisfactory to the Director of Development Services to cover the cost of the review. All recommended measures identified in the approved study shall be incorporated into the project design. The report shall be reviewed and accepted by the Director of Development Services prior to issuance of a blasting permit.
d. All blasting operations shall comply with Chapter 15.20 of the Santee Municipal Code.
e. A pre-blast survey of the surrounding property shall be conducted to the satisfaction of the Director of Development Services prior to any rock blasting. Blasting shall only be done at locations, levels and times approved by the Director of Development Services. f. Public Notification of Blasting Schedule for residents within 1,000 feet of blasting - The property owner shall give a monthly blasting schedule in writing to residences within 1,000 feet of potential blast locations. The notice shall disclose the anticipated blasting schedule and provide a contact phone number for the blasting contractor.

Unscheduled changes to the blasting schedule will require the blasting schedule to be reissued no less than (24) hours prior to blasting
g. Blasting activities within the project boundary line shall occur between 8:00 a.m. and 5:00 p.m. Monday through Friday. No blasting shall be allowed on weekends or on specific holidays as referenced in the City Noise Ordinance (Chapter 8.12.290).
33 RESOLUTION NO. 069 - 2008
h. Blasting operations shall be limited to minor blasting within 600 feet of residences. Minor blasting means a blasting operation that meets all of the following criteria: quantity of rock to be blasted does not exceed 100 cubic yards per shot, bore hole diameter does not exceed two inches, hole depth does not exceed 12 feet, maximum charge weight does not exceed eight pounds of explosive per delay, and the initiation of each charge will be separated by at least 10 milliseconds. i. A Monitoring Program shall be implemented to monitor blasting noise activities for compliance with the City's Noise Ordinance. Monitoring shall consist of one full day every two weeks until blasting is completed or moves beyond 600 feet from residential homes. j. Explosives shall be transported to the Site only when permitted and specifically approved by the Fire Chief.
k. The transport, storage, and use of any hazardous materials shall be done under strict Fire Code requirements. Applicant shall apply for and obtain permits as required by the Fire Chief.

12. The following air quality control measures shall be implemented:
a. All unpaved construction areas shall be sprinkled with water or other acceptable San Diego Air Pollution Control District (APCD) dust control agents during dust-generating activities to reduce dust emissions. Additional watering or acceptable APCD dust control agents shall be applied during dry weather or windy days until dust emissions are not visible.
b. Trucks hauling dirt and debris shall be covered to reduce windblown dust and spills.
c. On dry days, dirt or debris spilled onto paved surfaces shall be swept up immediately to reduce re-suspension of particulate matter caused by vehicle movement. Approach routes to construction sites shall be cleaned daily of construction-related dirt in dry weather. d. On-site stockpiles of excavated material shall be covered or watered. e. Water rock materials undergoing rock-crushing processing at sufficient frequency. Automatic water or mist or sprinkler system should be installed in areas of rock crushing and conveyor belt systems.
f. Abide by all conditions of approval for dust control required by the San Diego APCD.
34 RESOLUTION NO. 069 - 2008
g. Use low pollutant-emitting construction equipment.
h. Equip construction equipment with pre-chamber diesel engines (or equivalent) together with proper maintenance and operation to reduce emissions of nitrogen oxide, to the extent available and feasible. i. Use electrical construction equipment, to the extent feasible. j. The City of Santee reserves the right to shut grading activity down should winds exceeding 25 mph cause noticeable and prolonged fugitive dust conditions in the area.

13. Cease all grading operations if archaeological resources are discovered during grading on the site. Grading operations shall not resume until the resources are evaluated by an archaeologist, working through the City Planner, and any mitigation recommended by the archaeologist is completed to the satisfaction of the Director of Development Services. Any expenses resulting from this requirement shall be borne by the applicant.

K. Prior to obtaining occupancy for any building or structure within Phase I or Phase 11, the applicant shall comply with the following:

1. Comply with all applicable sections of the Municipal Code, Land Development Manual, and Public Works Standards of the City of Santee.

2. Repair or replace failed or inadequate pavement to the centerline of the street on Graves Avenue along the property frontage to the satisfaction of the Director of Development Services.

3. Applicant consents to annexation of the property under development to the Santee Roadway Lighting District and agrees to waive any public notice and hearing of the transfer. Prior to occupancy of any building, applicant shall pay the necessary annexation costs and upon installation of any street lights required for the development, pay the necessary street light energizing and temporary operating costs.

4. All public improvements along Graves Avenue shall be completed to the satisfaction of the Director of Development Services. These improvements include, but are not limited to, street widening, pedestrian facilities, and installation of a bus turnout along the property frontage of Graves Avenue.

Improvements to be completed prior to issuance of the first occupancy shall include the following:
a. Construct a 44-foot wide driveway to include a 12-foot wide dedicated left turn lane, a 12-foot wide right/through lane, a 14-foot wide inbound lane and a 6-foot wide median. The alignment of the driveway shall match the Sky Ranch design for the intersection. The 35 RESOLUTION NO. 069 - 2008
driveway design consists of a San Diego Regional Standard G-17, modified to the satisfaction of the Director of Development Services.

Curb radius shall be a minimum of 20 feet.
b. Provide a bus turnout on the east side of Graves Avenue to the satisfaction of the Director of Development Services. The bus turnout shall be 12 feet wide and 180 feet long. Provide an 80-foot entering taper and a 50-foot exiting taper. Show dedication of right-of-way as necessary to provide a 10-foot parkway behind the bus turnout. c. Provide public improvements on the east side of Graves Avenue to include a minimum paved width of 28 feet from centerline, and a minimum paved width of 40 feet from centerline at the bus turnout.

Provide concrete curb and gutter, drainage facilities, sidewalks, fire hydrants, pedestrian ramps at curbs, landscaping and install streetlights in accordance with City of Santee standards.

5. Place all new utilities required to serve the project underground. No overhead facilities or extension of overhead facilities is permitted. The applicant shall remove the existing wooden utility pole and underground the services located at the northwest corner of the intersection of Prospect and Graves Avenues.

6. All fire lanes shall be measured and designated as follows: Fire lane width shall be measured curb to curb (or edge of pavement to edge of pavement) and shall extend vertically from grade to the highest point of any structures or obstacles constructed adjacent to the fire lane. No building elements, balconies, drains, projections, or any other object shall encroach into this clear space. All fire lanes shall be identified by painting curbs red with whitestenciled letters indicating "NO PARKING - FIRE LANE" every 30 feet along all portions of the fire lane. Additionally, signs shall be installed on the edge of the curb indicating the same. Placement of the signs shall be every 75 feet (or other approved spacing), placed in between the curb stenciling.

Exact placement shall be approved by the Fire Department prior to installation.

7. Provide an illuminated directory map at the entrance of the complex. The directory shall be approximately 12 square feet ( or other approved size) and show the layout of building(s), hydrant locations, and FDC locations. The exact design and location for directory placement shall be approved by the Fire Department prior to installation.

8. Submit a landscape bond to the City project planner in the amount equal to the cost of installation of all landscaping and irrigation improvements. The bond shall be held by the City for one ( 1) year from the date of occupancy of the final applicable building or longer if landscaping has not been well established. The bond shall not be released if the slopes do not have 100 percent coverage pursuant to the Municipal Code.
36 RESOLUTION NO. 069 - 2008

9. The swimming pool and plaza shall be completed prior to occupancy of any habitable building and made available for use to prospective residents unless other timing is approved by the Director of Development Services.

10. Post permanent information signs every 200 feet along the western and northern boundary of the open space area stating, "Sensitive Environmental Resources; Disturbance Beyond this Point is Restricted by Easement." The signs shall be at least six by nine inches, be constructed of a corrosionresistant material, and stand at least three feet above ground.

11. Install an approximately four-foot high decorative split-rail fence to delineate the boundary between the MSCP Santee Subarea Plan Preserve and the onsite development and existing single family residential uses located north of the site. A fencing plan shall be submitted and approved by the Director of Development Services for the additional 3.66 acres of open space to be added to the MSCP Subarea Plan Preserve prior to occupancy of any Phase II building. Fencing shall be designed and constructed with an approved fireresistant material. Non-combustible fencing may be required. In any case, the connection point and closest five (5) ft. of fencing shall be noncombustible.

L. Prior to obtaining occupancy of applicable buildings or structures, the applicant shall comply with the following:

1. Prior to occupancy of any Villa unit, the applicant shall provide public improvements on Sunset Trails including realignment of the roadway as shown on the approved site plan. Improvements shall include a paved width of 26 feet, concrete curb and gutter on the south side, and a 4-foot level parkway on the south side. The applicant shall provide asphalt pavement as necessary to provide a smooth transition from the improvements on Sunset Trails to adjacent residential driveways as deemed necessary by the Director of Development Services. Overhead utilities along Sunset Trails shall be relocated and services extended as required for the above street improvement. Improvements shall begin at Graves Avenue and continue to the easterly (Phase I) project driveway.

2. Prior to occupancy of any Villa unit, the applicant shall provide drainage improvements along Sunset Trails to the satisfaction of the Director of Development Services. This shall include, but not be limited to; removing the existing concrete ditch and replacing with concrete curb and gutter along the south side to convey runoff. The existing Type "F" inlet shall be converted to a Type "G" inlet.

In addition, the existing headwall located on the Sunset Trails Apartments property shall be removed and replaced with a cleanout structure and connected to the proposed drainage system with underground reinforced concrete pipe. This area on the apartment complex property shall be backfilled, paved with asphalt, and striped to match the existing parking lot.

The applicant shall obtain a letter of permission from the property owner to 37 RESOLUTION NO. 069 - 2008
complete this work. The applicant shall copy the City of all correspondences with the adjoining applicant in regard to attempting to obtain permission to construct the parking lot improvements.

Should the adjacent property owner of the Sunset Trails Apartments refuse or unreasonably withhold permission to perform said work as determined by the Director of Development Services, the applicant shall demonstrate the ability to convey drainage without overflowing from the existing headwall. The applicant shall, at a minimum, provide a new headwall on-site and install additional underground storage as necessary to ensure flooding of downstream properties will not occur. The design shall be to the satisfaction of the Director of Development Services.

3. The applicant shall underground any existing overhead facilities on-site.

Prior to occupancy of any villa unit, the applicant shall make an in-lieu cash deposit towards the future under grounding of the existing overhead utility facilities adjacent to the project. Adjacent facilities are defined as existing overhead facilities in the abutting half street and may include extension of the undergrounding to either side of the project to the nearest existing utility pole.

The deposit amount shall be determined by multiplying the length of developed property frontage on Sunset Trails, (Approximately 370 feet) by an appropriate cost per linear foot to underground in effect at the time of occupancy as determined by the Director of Development Services. The current deposit rate is $ 315/linear foot. The applicant may underground overhead facilities adjacent to the project to the satisfaction of the Director of Development Services in lieu of paying the above fee.

4. Prior to occupancy of any Villa unit in Phase II, the applicant shall provide public improvements on Sunset Trails including realignment. Improvements shall include a paved width of 26 feet, concrete curb and gutter on the south side, and a 4-foot level parkway on the south side. The applicant shall provide asphalt pavement as necessary to provide a smooth transition from the improvements on Sunset Trails to adjacent residential driveways as deemed necessary by the Director of Development Services. Overhead utilities along Sunset Trails shall be relocated and services extended as required for the above street improvement. Improvements shall begin at Graves Avenue and continue to the easterly (Phase II) project driveway.

5. The architect shall submit written verification that all buildings do not exceed 55 feet in height, and that all architectural features and appurtenances, including bell tower features, do not exceed 15 feet in height above the maximum permitted building height.

6. Construct all on-site improvements as shown on the approved precise grading, improvement, landscape and irrigation plans, prior to the occupancy of the applicable unit, to the satisfaction of the Director of Development Services. Improvements required to support each building shall be in place prior to occupancy including, but not limited to, parking facilities, on-site hardscape, landscaping, functional irrigation, decorative exterior features, 38 RESOLUTION NO. 069 - 2008
signage, striping, fire lanes, hydrants, lighting, trash enclosures, and public facilities.

7. Installed parking lot and drive aisle lighting fixtures shall be less than 15 feet in height, shielded, and directed away from adjacent residential uses, motorists on adjacent roadways, and the MSCP Santee Subarea Plan Preserve pursuant to Sections 17 .24.030(A)(7) and 17 .30.030(8) of the Santee Municipal Code.

8. With the exception of the villas, address numbers shall be placed near the roofline of all structures visible from the street or fire lane. Numbers shall be block style, 15" in height, black in color (or other approved color), in contrast with their background. Address numbers shall also be illuminated for nighttime visibility. A Potter, "SASH-120" Horn/Strobe (or equivalent) shall be located on each building for indication of fire sprinkler activation. Exact location and color of address numbers shall be approved by the Fire Department prior to installation.

9. Villa address numbers shall be placed near the front door of each unit visible from the street or private drive. Numbers shall be block style, 4" in height minimum, black in color (or other approved color), in contrast with their background.

10. All double detector check valve assembly/Fire Department Connection (RPDA/FDC) devices shall be painted red with 2" white-stenciled identification numbers/letters indicating the building served. Each assembly shall be equipped with a chain and breakaway locks for security. The mechanism for monitoring the control valves of each RPDA/FDC device for tampering shall be approved by the Fire Department.

11. The automatic fire sprinkler systems shall be installed, approved and placed in service for all buildings.

12. The manual/automatic fire alarm system(s) shall be installed, tested and approved prior to occupancy for Buildings 1, 2, 3, 4, & 6.

13. Fire extinguishers in all buildings shall be placed in cabinets inspected and approved prior to occupancy.

14. Emergency lighting shall be inspected and approved by the Fire Department prior to installation.

15. All cooking facilities are required to be protected by hood and duct fire protection systems. Separate plans are to be submitted to the Fire Department for approval prior to installation. Exact locations of manual pull station(s) and "K" rated fire extinguishers are to be determined by the Fire Department prior to installation. The system(s) is required to be inspected, tested and approved prior to occupancy.
39 RESOLUTION NO. 069 - 2008

16. All rooms or areas that have an occupant load of greater than 50 shall have a permanent engraved, carved or embossed sign indicating "Occupant Load" (and the number of people allowed in the room or area). Exact design, occupant load number and sign placement shall be approved by the Fire Department prior to instal lation.

17. An AutoCAD site-plan drawing shall be provided electronical ly to the Fire Department for emergency response mapping. The site plan shal l show all fire access roadways/driveways, buildings, address numbers, fire hydrants, fire sprinkler connections, and other details as required. Please contact the Fire Department for exact details to be submitted for your project.

18. Knox Boxes are required for emergency fire access to the buildings. Knox Boxes shall be installed at the front entrances, riser rooms or other required location(s). Knox Box appl ications may be obtained from the Fire Department. Approval of the number and exact mounting location shall be determined by the Fire Department prior to installation.

19. The limits of the defensible space shall be identified by the util ization of steel survey stakes, painted brown with inverted chevrons (similar to the Sky Ranch development). The stakes shall also have a steel tag permanently attached indicating "Defensible Space Limit". The stakes shal l be placed at the limit of the defensible space every 75' on center and at all pivot and/or transition points as the site requires.

20. Obtain final clearance for occupancy by signature on the final inspection request form from the Building Division, Fire Department and the Planning and Engineering Divisions of the Department of Development Services.

21. If applicable, the pool equipment room shall be labeled with approved NFPA 704 signage for use, handl ing or storage of chorine or other pool chemicals (hazardous materials). Exact location of sign age to be approved by the Fire Department prior to instal lation.

M. Upon occupancy of all permitted buildings within each appl icable phase (Phase I and Phase II), the fol lowing conditions shall apply:

1. All required landscaping shal l be adequately watered and maintained in a healthy and thriving condition, free from weeds, trash, and debris.

2. The appl icant shal l not plant, seed, or otherwise introduce invasive exotic plant species to these landscaped areas. Exotic Plant species to be avoided include those species on Lists A and B of the Invasive Plant Council's list of "Exotic Pest Plants of Greatest ecological Concern in Cal ifornia as of October 1999."

3. All groundcover installed pursuant to an approved landscape plan shal l provide 100 percent coverage within nine (9) months of planting or additional landscaping, to be approved by the Director, shal l be required in order to 40 RESOLUTION NO. 069 - 2008
meet this standard.

4. The parking areas and driveways shall be well maintained.

5. All garages shall be used for vehicle parking.

6. All light fixtures shall be designed and adjusted to reflect light downward, away from any road or street, and away from any adjoining premises, and shall otherwise conform to the requirements of Title 17 of the Santee Municipal Code.

7. All materials and equipment shall be stored within an enclosed structure to the satisfaction of the Director of Development Services.

8. Control valves on each double detector check valve assembly/Fire Department Connection (RPDA/FDC) device shall be monitored for tamper of the valves.

9. The facility operator shall contract with a waste hauler licensed by the appropriate licensing agency to properly transport and dispose of hazardous waste generated by the project.

10. The 12.91 acres of on-site habitat and 3.66 acres of future off-site habitat shall be maintained in perpetuity as a biological habitat preserve and maintained in accord with the Habitat Management Plan.

11. The applicant, future owner(s), and facility operator(s) shall take no action to reduce the extent or habitat quality of the area covered by the conservation easement(s). Should damage occur to the preserve, either from natural causes or human action, corrective action shall be taken by the applicant or the designated preserve manager to restore the site in accordance with the Habitat Management Plan.

12. The biological habitat preserve shall be maintained in accord with the Habitat Management Plan.

13. The applicant agrees not to oppose the inclusion of all conserved open space, at the City's discretion, into the MSCP Santee Subarea Plan Preserve, as permanent open space.

SECTION 5: The Applicant shall keep itself and all contractors, subcontractors, staff, and employees fully informed of and in compliance with all local, state and federal laws, rules and regulations regulating water quality that may impact, or be implicated by the work or improvements, including without limitation, all applicable provisions of the Federal Water Pollution Control Act (33 U.S.C. §§ 1300); the California Porter-Cologne Water Quality Control Act (Cal Water Code §§ 13000-14950); the City's ordinances regulating discharges of storm water or pollutants, as that term is used in the Porter-Cologne Water Quality Control Act; and any and all regulations, policies, or permits issued by the City, or any other municipality, drainage district, or other local agency with jurisdiction over the project site. 41 RESOLUTION NO. 069 - 2008
The Applicant hereby agrees to indemnify, hold harmless and defend (with counsel selected by the City) the City, its officials, officers, agents, employees and authorized volunteers from and against any and all claims, demands, losses or liabilities of any kind or nature, including enforcement actions brought by regulatory agencies, arising out of or in connection with the proposed improvements which the City, its officials, officers, agents, employees and authorized volunteers may sustain or incur for noncompliance with any of the above listed water quality laws, regulations or permits.

The Applicant warrants that all contractors, employees and subcontractors shall have sufficient skill and experience to perform the work assigned to them without impacting water quality in violation of the laws, regulations and policies described above. The Applicant further warrants that it, its employees, contractors and subcontractors will receive adequate training, as determined by the City, regarding the requirements of the laws, regulations and policies described above as they may relate to the work or improvements.

SECTION 6: The terms and conditions of this Conditional Use Permit P0?-12 shall be binding upon the permittee and all persons, firms and corporations having an interest in the property subject to this Conditional Use Permit P0?-12 and the heirs, executors, administrators, successors and assigns of each of them, including municipal corporations, public agencies and districts.

SECTION 7: This Conditional Use Permit P0?-12 expires on August 27, 2011 at 5:00 p.m. unless prior to that date substantial construction has commenced prior to its expiration, or unless a time extension is approved. The City Council expressly grants to the Director of Development Services the authority to extend the expiration date of this approval pursuant to Section 17.04.090.B of the Santee Municipal Code, when a request for an extension is filed 60 days prior to the original expiration date.

SECTION 8: Pursuant to Government Code Section 66020, the 90 day approval period in which the applicant may protest the imposition of any fees, dedications, reservations, or exaction imposed pursuant to this approval, shall begin on August 27, 2008.

SECTION 9: The applicant shall defend, indemnify, and hold harmless the City of Santee and its officers, employees and agents from any claim, action, or proceeding against the City and/or its officers, employees or agents to attack or set aside, void, or annul the approval of the City of Santee concerning this Resolution or any action relating to or arising out of its approval.

SECTION 10: The City of Santee Municipal Code, Chapter 1.14, provides for the issuance of Administrative citations for Municipal Code violations. Should non-compliance with said terms and conditions of this Development Review Permit or any violation of the Municipal Code that includes the City's Storm Water Ordinance, the City has the right to issue administrative citations containing an assessment of civil fines for each violation and collect administrative fines for violations.

SECTION 11: The City of Santee hereby notifies the applicant that State Law (SB 1535) authorizes the County Clerk to collect a documentary handling fee for the processing of CEQA documents. In order to comply with State Law, the applicant shall remit to the City of Santee Department of Development Services, within two (2) working days of the 42 RESOLUTION NO. 069 - 2008
effective date of this approval (the "effective date" being the end of the appeal period, if applicable), a certified check payable to the "County Clerk" in the amount of $ 1,926.75.

This fee includes an authorized County administrative fee of $50. Failure to remit the required fee in full within the time specified above will result in notification to the State that a fee was required but not paid, and could result in State imposed penalties and recovery under the provisions of the Revenue and Taxation Code. In addition, Section 21089 (b) of the Public Resources Code, and Section 711.4 (c) of the Fish and Game Code, provide that no project shall be operative, vested, or final until the required filing fee is paid.

ADOPTED by the City Council of the City of Santee, California, at a Regular Meeting thereof held this 2ih day of August, 2008, by the following roll call vote to wit:

AYES: JONES, MINTO, VOEPEL
NOES: NONE
DISQUALIFIED: DALE, RYAN
ABSENT: NONE
Attachment: Exhibit A - Mitigation and Monitoring Program 43 RESOLUTION NO. 069 - 2008
EXHIBIT "A"

MITIGATION AND MONITORING PROGRAM

FOR THE LANTERN CREST SENIOR RETIREMENT COMMUNITY GENERAL PLAN

AMENDMENT, REZONE, AND CONDITIONAL USE PERMIT
(GPA07-03, R07-02, P07-1 2, AND AEIS07-29)
Section 21081.6 of the Public Resources Code requires that public agencies "adopt a reporting or monitoring program for the changes which it has adopted or made a condition of project approval in order to mitigate or avoid significant effects on the environment. The reporting or monitoring program shall be designated to ensure compliance with during project implementation." This mitigation monitoring program has been prepared in conformance with Section 21081.6 of the Public Resources Code.

Non-compliance with any of these conditions, as identified by City staff or a designated monitor, shall result in the issuance of a Cease and Desist Order for all construction activities. The order shall remain in effect until compliance is assured. Non-compliance situations that may occur subsequent to project construction will be addressed on a caseby-case basis and may be subject to penalties according to the City of Santee Municipal Code. When phasing of development has been established, it may be necessary for this Monitoring Program to be amended, with City approval.

1. BIOLOGY
Project mitigation is tied to respective phases of the project. Should the project be approved, Phase 1 would be allowed to go forward immediately. Implementation of Phase II would be contingent upon the applicant's compliance with the mitigation requirements triggered with this Phase. Specifically, Phase II is contingent upon the acquisition of 3.66 acres of off-site mitigation within the Rattlesnake Mountain Subunit.

A. Impact: The proposed project would have the following impacts that would be significant without mitigation:

1. Occupied Diegan Coastal Sage Scrub (DCSS): The proposed project would impact 5.12 acres of DCSS, which is assumed to be occupied by Coastal California Gnatcatchers, a federally-listed Threatened Species, based on the results of prior surveys.

2. Non-native Grassland (NNG): The proposed project would impact 7.70 acres of NNG.

3. Nesting Migratory Birds: The site contains shrubs and other habitat that could be used by nesting migratory birds. Removal of vegetation could impact nesting migratory birds if clearing takes place between January 15 and August 31 (for species likely to occur on the site, including tree-nesting raptors ).

4. Secondary Wildlife Impacts: The project could have the following additional secondary or indirect impacts to wildlife:
44 RESOLUTION NO. 069 - 2008
a. Fugitive Dust: Fugitive dust from the construction may impact adjacent sensitive habitats.
b. Vegetation Removal: Vegetation removal activities during project construction may impact adjacent sensitive habitats.
c. Introduced Landscape Species: Introduction of invasive plant species by the project could have secondary wildlife impacts if these species are spread from the project to the adjacency of proposed MSCP preserve land. d. Human Activity: Increased human activity into the open space area after occupancy could potentially degrade the habitat and disturb/kill native wildlife species.
e. Light Trespass: Increased lighting on native surrounding habitat during normally dusk, night, or pre-dawn hours could provide nocturnal predators an advantage over their prey. This has a potential to reduce native wildlife in the surrounding area.

B. Mitigation: Implementation of the following mitigation measures would reduce potentially significant direct and indirect impacts to biological resources, as described above, to below a level of significance:

1. Occupied DCSS Mitigation: For the impact to 5.12 acres of occupied DCSS, a mitigation ratio of 2 to 1 (10.24 acres) has been applied for the impact to the resource. The proposed open space on the east side of the site contains

11.06 acres of DCSS, of which 3.14 acres is designated to others for mitigation purposes under an open space/conservation easement. Therefore, a total of

7.92 acres of DCSS is available on-site for mitigation. These 7.92 acres of DCSS would be conserved and managed consistent with the City of Santee MSCP Draft Subarea Plan. The project is conditioned to secure the remaining

2.32 acre-credits of gnatcatcher-occupied DCSS off-site in a mitigation bank approved by the City and/or Trustee Agencies prior to issuance of a grading permit for any phase. Should credits be unavailable, the applicant may purchase occupied DCSS habitat outside a bank, so long as the habitat expands the Preserve system. The project is conditioned to require recordation of a conservation easement for the long-term preservation of all open space areas and mitigation lands prior to issuance of a grading permit for each phase. A Habitat Management Plan and Management and Funding Agreement for the long-term management of the open space areas and mitigation lands shall also be approved by the City and/or Trustee Agencies prior to issuance of the grading permit for each phase.

The City is currently in the process of preparing its Multiple Species Conservation Program Subarea Plan. If the project proposes grading prior to adoption of the Santee Subarea Plan, the project would be required to borrow from the County of San Diego's 4( d) rule 5 percent coastal sage scrub take allowance or obtain a permit for an individual project pursuant to Section 10 of the Endangered Species Act. The proposed take under the County of San 45 RESOLUTION NO. 069 - 2008
Diego's 5 percent allowance is consistent with the Natural Communities Conservation Program (NCCP) Guidelines which guides the take of habitat during the interim period. It is noted that there is a temporary hold on the County's ability to process 4(d) interim take permits which will remain in effect until the County and the Trustee Agencies have finalized the NCCP Planning Agreement for the North County Multiple Species Conservation Program.

2. NNG Mitigation: For the impact to 7.70 acres of NNG, a mitigation ratio of

0.5: 1 (3.85 acres) has been applied for the impact to the resource. The proposed open space on the east side of the site contains 1 .69 acres of NNG, of which 0.13 acre is designated to others for mitigation purposes under an open space/conservation easement. Therefore, a total of 1.56 acres of NNG is available on-site for mitigation. These 1.56 acres of NNG would be conserved and managed consistent with the City of Santee MSCP Draft Subarea Plan. The project is conditioned to secure 2.29 acres of NNG off-site in a mitigation bank approved by the City and/or Trustee Agencies prior to issuance of a grading permit for any phase. Should credits be unavailable, the applicant may purchase NNG habitat outside a bank, so long as the habitat expands the Preserve system. The project is also conditioned to require recordation of a conservation easement for the long-term preservation of all open space areas and mitigation lands prior to issuance of a grading permit for each phase. A Habitat Management Plan and Management and Funding Agreement for the long-term management of the open space areas and mitigation lands shall be approved by the City and/or Trustee Agencies prior to issuance of a grading permit for each phase.

3. Nesting Migratory Birds Mitigation: Vegetation removal and construction within the survey area should take place outside the nesting migratory bird breeding season of January 15 to August 31 . If removal of habitat and/or construction activities adjacent to nesting habitat cannot be avoided during the breeding season, a pre-construction clearance survey shall be required to determine the presence of nesting migratory birds on or within 100 feet of the construction area, Federally- or State-listed birds (e.g., coastal California gnatcatcher) on or within 300 feet of the construction area, and nesting raptors within 500 feet of the construction area.

The pre-construction survey must be conducted within 10 calendar days prior to the start of construction, the results of which must be submitted to the City for review and approval prior to initiating any construction activities. If nesting birds are detected by the City-approved biologist, the following buffers shall be established: (1 ) no work within 100 feet of a non-listed nesting migratory bird nest; (2) no work within 300 feet of a listed bird nest; and (3) no work within 500 feet of a raptor nest. If an active nest is located, the nest area shall be flagged and the appropriate buffer zone delineated and flagged or otherwise marked. No work shall occur within this buffer area until a qualified biologist determines that the fledglings are independent of the nest. The City may reduce these buffer widths upon advice of the City-approved biologist depending on site-specific conditions (e.g., the width and type of screening 46 RESOLUTION NO. 069 - 2008
vegetation between the nest and proposed activity) or the existing ambient level of activity (e.g., existing level of human activity within the buffer distance).

4. Secondary Wildlife Impact Mitigation:
a. Dust: Areas where the proposed conserved open space falls within the likely dust drift radius of grading, vegetation removal, revegetation, construction and transport activities shall be periodically sprayed with water to reduce the spread of dust into adjacent sensitive habitat areas. b. Vegetation Removal: A City-approved monitoring biologist shall be on-site during initial vegetation removal of DCSS and NNG habitat and during project construction within 500 feet of habitat to ensure compliance with all conservation measures. The biologist must be knowledgeable of gnatcatcher and local biology ecology. The biologist shall perform the following duties:
i. Monitor all vegetation clearing/grubbing and project construction activities in DCSS and NNG habitat to be impacted and within 500 feet of habitat to be avoided.
ii. Oversee installation of and inspect the fencing and erosion control measures a minimum of once per week and daily during all rain events to ensure that any breaks in the fence or erosion control measures are repaired immediately.
iii. Train all contractors and construction personnel on the biological resources associated with the proposed project and ensure that training is implemented by construction personnel. At a minimum, training shall include:
- The purpose for resource protection;
- A description of the gnatcatcher and other sensitive species and their habitat(s);
- The required avoidance and minimization measures to be implemented during project construction to conserve the gnatcatcher and other sensitive species;
- Environmentally responsible construction practices; and - The protocol to resolve conflicts that may arise at any time during the construction process.
iv. Halt work, if necessary, to ensure the proper implementation of species and habitat protection measures.
47 RESOLUTION NO. 069 - 2008
c. Introduced Landscape Species: Because of the adjacency of proposed MSCP preserve land, only non-invasive species (preferably native e species from local stock) shall be used in landscaping on the project site.

The project is conditioned to prohibit planting, seeding, or otherwise introducing invasive exotic plant species to these landscaped areas. Exotic Plant species to be avoided include those species on Lists A and B of the Invasive Plant Council's list of "Exotic Pest Plants of Greatest ecological Concern in California as of October 1999."
d. Human Activity: A detailed fencing and signage plan shall be submitted for City approval prior to issuance of a grading permit. Signage and fencing shall be installed along the western and northern boundary of the open space area. The fencing shall be a non-combustible (or 1-hour) split rail design and a maximum of four feet in height. Permanent information signs shall be posted every 200 feet stating, "Sensitive Environmental Resources; Disturbance Beyond this Point is Restricted by Easement." The signs shall be at least six by nine inches, be constructed of a corrosion-resistant material, and stand at least three feet above ground. e. Light Trespass: All project lighting shall conform to the City of Santee Municipal Code requirements for minimizing light trespass to the maximum extent practicable. All parking lot lights shall be a maximum of 15 feet in height and all project lighting shall be fully shielded and designed to reflect away from adjacent habitat.

C. Monitoring:

Responsibility:

Inspection:

Financial:

2. TRAFFIC
Applicant/City
City of Santee Department of Development Services
Applicant
A. Impact: The Circulation Element of the General Plan encourages a Level of Service (LOS) of "C" as a threshold for an efficient circulation system and does not allow approval of a project where an intersection LOS would drop to LOS E or F after mitigation. The Traffic Study prepared for the project by Darnell & Associates indicates that the proposed project would generate approximately 900 Average daily trips (ADTs) with 36 morning peak hour trips and 72 afternoon peak hour trips. All roadway segments, freeway segments, and freeway ramp intersections within the study area would operate at acceptable levels of service with Phase I and the total project in existing-plus-project, near term cumulative, and future traffic conditions. With the exception of the Graves Avenue and Prospect Avenue intersection, all roadway intersections would also operate at acceptable levels of service with Phase I and the total project in existing-plusproject, near term cumulative, and future traffic conditions. The project would result in a significant, but mitigable, impact to the Graves Avenue and Prospect Avenue intersection with Phase I and the total project in existing-plus-project, near term cumulative, and future traffic conditions.
48 RESOLUTION NO. 069 - 2008
B. Mitigation: The applicant shall provide evidence that a fair share contribution has been made to the City towards improvements to the Prospect Avenue/Graves Avenue intersection. Improvements shall include signalization and construction of the westbound travel lanes, and associated coordination with traffic signals at Prospect Avenue/SR-67 and Prospect Avenue/Magnolia Avenue to achieve acceptable levels of service.

C. Monitoring:

Responsibility:

Inspection:

Financial:

Applicant
City of Santee Department of Development Services
Applicant
49 RESOLUTION NO._______
1 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTEE, CALIFORNIA,

APPROVING AND ADOPTING AN ADDENDUM TO MITIGATED NEGATIVE DECLARATION (AEIS07-29) TO ALLOW AN ADDITIONAL 72 UNITS AND A MAXIMUM BUILDING HEIGHT OF 82 FEET AT THE LANTERN CREST

CONGREGATE CARE FACILITY
APPLICANT: M. GRANT REAL ESTATE, INC. (MICHAEL GRANT)
(RELATED CASE FILES: APPLICANT: SANTEE SENIOR RETIREMENT

COMMUNITIES, LLC (MICHAEL GRANT))
WHEREAS, on August 27, 2008, the City Council adopted Resolution No. 069- 2008, adopting a Mitigated Negative Declaration (AEIS07-29; State Clearinghouse No. 2008071057) and approving Conditional Use Permit P07-12 for the development of the 360-unit Lantern Crest Congregate Care Facility (Project) on a 26.5-acre vacant parcel of land located at 300 Lantern Crest Way in the Dual R-14/NC (Medium High Density Residential/ Neighborhood Commercial) Zones, R-22 (High Density Residential) Zone, and P/OS (Park/Open Space) Zone; and
WHEREAS, on December 9, 2022 the applicant submitted a complete application for a Major Revision MJR2022-2 to the Project and an accompanying Density Bonus application (DB2022-1) to allow an additional 72 units and a maximum building height of 82 feet at the facility (Revised Project); and
WHEREAS, under Public Resources Code section 21067, and section 15367 of the State CEQA Guidelines (tit. 14, Cal. Code Regs., § 15000 et seq.), the City is the lead agency for the Revised Project; and
WHEREAS, a Supplemental Environmental Checklist Form was prepared to evaluate whether any supplemental or subsequent environmental review is required for the Revised Project. City staff concluded that none of the circumstances described in Public Resources Code section 21166 or State CEQA Guidelines section 15162 have occurred, and thus no supplemental or subsequent environmental review is required; and

WHEREAS, an Addendum to the adopted Mitigated Negative Declaration has been prepared to address any minor technical changes or additions to the Project under State CEQA Guidelines section 15164; and

WHEREAS, City Council has reviewed the Addendum and adopted Mitigated Negative Declaration, along with the information in the Supplemental Environmental Checklist Form, prior to taking action on the Revised Project. The Addendum reflects the independent judgement and analysis of the City Council and complies with all requirements of the Public Resources Code and the State CEQA Guidelines; and WHEREAS, the City Council conducted a duly-noticed public hearing on February 22, 2023, to review the Project, the Addendum to the Mitigated Negative Declaration, and RESOLUTION NO._______
2 all other relevant information contained in the administrative record for the Revised Project; and
WHEREAS, as contained herein, the City Council has endeavored in good faith to set forth the basis for its decision on the Project; and WHEREAS, all of the findings and conclusions made by the City Council pursuant to this Resolution are based upon the oral and written evidence presented to it as a whole and the entirety of the administrative record for the Revised Project and the Project, which are incorporated herein by this reference, and not based solely on the information provided in this Resolution; and
WHEREAS, prior to taking action, the City Council has heard, been presented with, reviewed and considered all of the information and data in the administrative record, including but not limited to the Mitigated Negative Declaration, the Addendum, and the Supplemental Environmental Checklist Form; and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

NOW, THEREFORE BE IT RESOLVED by the City Council of the City of Santee, California, as follows:

SECTION 1. RECITALS. The City Council hereby finds that the foregoing recitals are true and correct and are incorporated herein as substantive findings of this Resolution.

SECTION 2. COMPLIANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. As the decision-making body for the Revised Project, the City Council has reviewed and considered the information contained in the Mitigated Negative Declaration, the Addendum to the Mitigated Negative Declaration and Supplemental Environmental Checklist Form, any comments received, other documents contained in the administrative record for the Project and the Revised Project, and all other written and oral evidence presented to the City Council for the Revised Project (collectively, the “Record”). The City Council finds that the Addendum and the Supplemental Environmental Checklist Form contains a complete, objective, and accurate reporting of the environmental impacts associated with the Revised Project and reflects the independent judgment and analysis of the City Council. The City Council further finds that the Addendum has been completed in compliance with CEQA and the State CEQA Guidelines.

SECTION 3. FINDINGS ON ADDENDUM. The City Council finds that the City was the lead agency for the project and is the lead agency for the Revised Project. Based on substantial evidence in light of the whole Record and pursuant to State CEQA Guidelines section 15162, the Revised project would not result in substantial changes to the Project, no substantial changes have occurred with respect to the circumstances under which the Revised Project is undertaken and there is no new information of substantial importance which was not known and could not have been known at the time the Mitigated Negative Declaration was adopted showing the Revised Project would have new significant effects.

The project specific mitigation measures identified in the Supplemental Environmental Checklist Form/Addendum and the Mitigation Monitoring and Reporting Program have RESOLUTION NO._______
3 been incorporated into the Revised Project. no new mitigation measures are required to mitigate environmental impacts associated with the Revised Project.

SECTION 4. ADOPTION OF THE ADDENDUM. The Addendum to the previously adopted Mitigated Declaration is hereby approved and adopted.

SECTION 5. NOTICE OF DETERMINATION. Staff is directed to file a Notice of Determination with the San Diego County Clerk within five (5) working days of adoption of the Addendum. The City of Santee hereby notifies the applicant that in order to file the Notice of Determination, the applicant shall remit to the City of Santee Department of Development Services, within two (2) working days of the effective date (as defined in Section 7 below) of this approval, a certified check payable to the "County Clerk, County of San Diego" in the amount of $50.

SECTION 6. LOCATION AND CUSTODIAN OF RECORDS. The documents and materials associated with Project and the Revised Project that constitute the record of proceedings on which these findings are based are located at Santee City Hall, 10601 Magnolia Avenue, Building #3, Santee, CA 92071. The City Clerk is the custodian of the record of proceedings.

SECTION 7. EFFECTIVE DATE. This Resolution shall become effective immediately upon its adoption.

ADOPTED by the City Council of Santee, California, at a Regular meeting held this 22nd day of February 2023, by the following vote:

AYES:

NOES:

ABSENT:

APPROVED:

JOHN W. MINTO, MAYOR
ATTEST:
____

ANNETTE ORTIZ, CMC, CITY CLERK
Addendum to Adopted
Mitigated Negative Declaration for the
Legacy at Lantern Crest Project
Santee, California
Prepared for
City of Santee
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 10119
November 9, 2022
Addendum to Adopted Mitigated Negative Declaration
Legacy at Lantern Crest Project
i

TABLE OF CONTENTS

1. Project Title ....................................................................................................................................1

2. Lead Agency Name and Address .............................................................................................1

3. Contact Person and Phone Number ........................................................................................1

4. Project Location ............................................................................................................................1

5. Project Applicant/Sponsor’s Name and Address ..................................................................1

6. General Plan Designation ...........................................................................................................1

7. Zoning .............................................................................................................................................1

8. Statement of Environmental Findings ..................................................................................... 2

9. Previous Environmental Document ......................................................................................... 2

10. Original Project Description ...................................................................................................... 2

11. Revised Project Description ....................................................................................................... 3

12. Project Site Existing Conditions and Surrounding Land Use(s) ........................................ 4

13. Other Required Agency Approvals or Permits Required ................................................... 4

14. New Significant Environmental Effects or Substantially More Severe Environmental Effects Compared to Those Identified in the Previous CEQA Document ...................................................................................................................... 4

15. Determination ............................................................................................................................... 5

15.1 Aesthetics ..............................................................................................................................11

15.2 Agriculture Resources.......................................................................................................13

15.3 Air Quality ............................................................................................................................15

15.4 Biological Resources ........................................................................................................ 23

15.5 Cultural Resources............................................................................................................ 26

15.6 Energy................................................................................................................................... 28

15.7 Geology and Soils............................................................................................................. 33

15.8 Greenhouse Gas Emissions............................................................................................ 36

15.9 Hazards and Hazardous Materials .............................................................................. 39

15.10 Hydrology and Water Quality....................................................................................... 43

15.11 Land Use and Planning ................................................................................................... 47 Addendum to Adopted Mitigated Negative Declaration
Legacy at Lantern Crest Project
ii
TABLE OF CONTENTS (cont.)

15.12 Mineral Resources ............................................................................................................ 48

15.13 Noise..................................................................................................................................... 49

15.14 Population and Housing................................................................................................. 60

15.15 Public Services ....................................................................................................................61

15.16 Recreation ........................................................................................................................... 63

15.17 Transportation ................................................................................................................... 64

15.18 Tribal Cultural Resources................................................................................................ 66

15.19 Utilities and Service Systems ......................................................................................... 67

15.20 Wildfire................................................................................................................................. 70

15.21 Mandatory Findings of Significance............................................................................ 73

16.0 Mitigation, Monitoring, and Reporting Program ............................................................... 75

17.0 Checklist References ................................................................................................................. 76

FIGURES
1: Regional Location ............................................................................................................................................. 7 2: Project Location on USGS Map ....................................................................................................................8 3: Project Location on Aerial Photograph .....................................................................................................9 4: Site Plan.............................................................................................................................................................. 10 5: Airport Land Use Compatibility Plan Safety Zones ............................................................................. 42 6: Construction Noise Contours..................................................................................................................... 52 7: Vehicle Traffic Noise Contours .................................................................................................................. 55 8: HVAC Noise Contours .................................................................................................................................. 58 TABLES
1: Air Quality Impact Analysis Trigger Levels.............................................................................................. 17 2: Summary of Maximum Construction Emissions ...................................................................................18 3: Summary of Maximum Build-out Operational Emissions................................................................. 20 4: Off-site Construction Vehicle Fuel Consumption................................................................................ 29 5: On-site Construction Equipment Fuel Consumption......................................................................... 29 6: Vehicle Fuel/Electricity Consumption...................................................................................................... 30 7: Operational Electricity and Natural Gas Use......................................................................................... 32 8: Construction Noise Levels............................................................................................................................ 51 9: Traffic Parameters .......................................................................................................................................... 53 10: Vehicle Traffic Noise Levels......................................................................................................................... 54 Addendum to Adopted Mitigated Negative Declaration
Legacy at Lantern Crest Project
iii
TABLE OF CONTENTS (cont.)
11: Off-site Traffic Noise Level with and without Project......................................................................... 56 12: HVAC Noise Levels .........................................................................................................................................57 13: Cumulative Project List................................................................................................................................. 74

APPENDICES
A: Air Quality Model Results (California Emissions Estimator Model Output Files), RECON Environmental, Inc., August 30, 2022
B: Energy Use Calculations, RECON Environmental, Inc., August 30, 2022 C: Sustainable Santee Checklist, RECON Environmental, September 1, 2022 D: Determination of No Hazard to Air Navigation, Federal Air Administration, July 21, 2022 E: Storm Water Management Plan Amendment 12, REC Consultants, Inc., July 13, 2022 F: Drainage Study Addendum, REC Consultants, Inc., Revised June 1, 2022 G: Noise Modeling Results (SoundPLAN Output Files and FHWA RD-77-108 Calculations), RECON Environmental, Inc., September 8, 2022
Addendum to Adopted Mitigated Negative Declaration
Legacy at Lantern Crest Project

CITY OF SANTEE

ADDENDUM TO ADOPTED MITIGATED NEGATIVE DECLARATION

1. Project Title
The Legacy at Lantern Crest

2. Lead Agency Name and Address
City of Santee
10601 Magnolia Avenue
Santee, CA 92071

3. Contact Person and Phone Number
Michael Coyne, AICP
Principal Planner
City of Santee
(619) 258-4100 x160
[email protected]

4. Project Location
300 Lantern Crest Way, Santee, CA 92071
Assessor’s Parcel Number 384-142-15, -16, -17, -18, and -19

5. Project Applicant/Sponsor’s Name and Address
Santee Senior Retirement Communities, LLC: M. Grant Corporation Manager: Michael Grant, President
110 Town Center Parkway
Santee, CA 92071

6. General Plan Designation
Existing: High Density Residential (R-22)
Proposed: High Density Residential (R-22)

7. Zoning
Existing: High Density Residential (R-22)
Proposed: High Density Residential (R-22)
All reports and documents referenced in this Initial Study are on file with the City of Santee, Department of Development Services, 10601 Magnolia Avenue, Santee, CA 92071. Telephone Addendum to Adopted Mitigated Negative Declaration
Legacy at Lantern Crest Project

Number: (619) 258-4100, ext. 167. A digital copy is available from the City website:
http://cityofsanteeca.gov/services/project-environmental-review.

8. Statement of Environmental Findings
An Initial Study was prepared by the City of Santee (City), Department of Development Services to evaluate the potential effects of the project on the environment. As Lead Agency under the California Environmental Quality Act (CEQA), and based on the findings contained in the attached Initial Study, the City has determined that the project would not have any new impacts not identified in the Mitigated Negative Declaration previously adopted in 2008 for the Lantern Crest Senior Congregate Care Facility Project (previously approved project), a proposed a senior care facility, and all potential impacts would remain less than significant or mitigated to less than significant.

The City also finds that the Initial Study reflects the City’s independent judgment.

The location and custodian of the documents and any other materials which constitute the record of proceedings upon which the City bases its determination to adopt this Addendum are as follows:

City of Santee, Development Services Department, Planning and Zoning Services Division, 10601 Magnolia Avenue, Santee California, Custodian: Michael Coyne, Senior Planner.

9. Previous Environmental Document
The property that is subject to this supplemental review consists of phases 4 and 5 of the proposed development that was evaluated under the Lantern Crest Senior Congregate Care Facility Project (previously approved project) Mitigated Negative Declaration adopted by the City Council on August 27, 2008. The previously approved project proposed a three-story, 360-unit senior congregate care facility. The adopted Mitigated Negative Declaration determined that all environmental impacts would be less than significant or mitigated to a level less than significant.

10. Original Project Description
The previously approved project proposed a 360-unit senior care facility consisting of six buildings ranging from one to four stories in height in the City of Santee, California, east of the intersection of Graves Avenue and Prospect Avenue (Assessor’s Parcel Number 384-142-15, -16, -17, -18, and -19).

The senior care facility would consist of 470,272 square feet of building floor area, 247 parking spaces, and associated driveways, landscaping, and retaining walls. The senior care facility was proposed to be developed on a 13.78-acre portion of the site, while the remaining 12.91 acres of the site was conserved as open space. In conjunction with the original approval, the 12.91 acres open space has been dedicated, and management of the open space has been funded by an endowment in perpetuity. Management of the 12.91 acres of open space is currently being performed by the Urban Corps of San Diego. Primary access to the project site would be provided at the intersection of Graves Avenue and Prospect Avenue. The project paid its fair share of costs associated with the construction of a new signalized intersection and related improvements to Graves Avenue.

Additionally, improvements on Sunset Trails have been completed to provide new curb, gutter, and paving along a 30-foot-wide segment from Graves Avenue adjacent to the northern border of Sunset Trails Apartments to provide a secondary access for the project. Relocation of an existing fence and three power poles to the south, outside of the existing access easement, have also been completed Addendum to Adopted Mitigated Negative Declaration
Legacy at Lantern Crest Project

as part of the improvements to Sunset Trails. A new bus stop has been added on the west side of Graves Avenue, while the previous requirement for a bus turnout on the east side of Graves Avenue was eliminated.

The previously approved project included a General Plan Amendment (GPA07-03) and zone reclassification (R07-02) to change the land use and zoning designations from Medium High Density Residential (R-14) to High Density Residential (R-22). Other required project approvals included a Conditional Use Permit (P07-12) to allow for the proposed the 360-unit senior care facility on the

13.78-acre development portion of the site. The previously approved project was evaluated in the previously adopted Initial Study/Mitigated Negative Declaration (IS/MND) that evaluated impacts associated with development of 360 senior apartments.

11. Revised Project Description
The Legacy at Lantern Crest Project (revised project) would develop Building 4 of the previously approved project. Completed phases of the previously approved project have developed 227 senior units, and an additional 133 senior units may be developed per the original project approval. The applicant is now seeking a Major Modification for the following:
• Increase the density from 360 units to 432 units, which represents a 20 percent increase (72 units) consistent with State Guidelines that allow for a 20 percent density bonus for senior housing projects.
• Increase the height of Building 4 from four stories with a basement to five stories with a basement.

The Major Modification would allow the project to add an additional floor to the two buildings that have not been constructed yet. Building 4 would be constructed as a five-story with basement, 107-unit senior care facility. The proposed 107 senior care units would be less than the remaining 133 units that are allowed under the original project approval. The phase 5 building would be constructed at a later date and is not evaluated in this document. No changes are proposed to the design of the phase 5 building, which may utilize the density bonus allowed by this application for a Major Modification.

The revised project would not alter the development footprint that was evaluated in the previously adopted IS/MND. Mass grading has been completed and approved by the City for phases 4 and 5 of the previously approved project, and the revised project would not require any additional earthwork within undisturbed soil. Building 4 would be constructed within the 13.78-acre portion of the site identified for development on the senior care facility under the previously approved project and would not encroach into the designated 12.91-acre open space/conservation easement. Building 4 would extend southeast from the other buildings that have already been constructed under the previously approved project. The revised project would improve pedestrian connectivity by constructing internal sidewalks that would connect to sidewalks constructed during completed phases of the previously approved project, which in turn connect to existing sidewalks located on both sides of Graves Avenue and Prospect Avenue. All internal sidewalk ramps would be compliant with the Americans with Disabilities Act (ADA). The revised project would include 107 parking spaces, 11 of which would be electric vehicle parking spaces. Figure 1 presents the revised project’s regional Addendum to Adopted Mitigated Negative Declaration
Legacy at Lantern Crest Project

location, Figure 2 presents the revised project’s specific location on U.S. Geological Survey map, Figure 3 presents the project location on an aerial photograph, and Figure 4 presents the proposed site plan.

The revised project would be consistent with the General Plan Amendment (GPA07-03) and zone reclassification (R07-02) approved under the previously approved project that changed the land use and zoning designations from Medium High Density Residential (R-14) to High Density Residential (R-22). The City would issue a revised Conditional Use Permit that would permit the proposed development of 107 senior care units and related services.

12. Project Site Existing Conditions and Surrounding Land Use(s) Existing conditions within surrounding land uses would be the same as under the previously approved project. Changes within the project site consist of construction of completed phases of the previously approved plans, including the completion of grading for the footprint of Buildings 4 and

5. Existing multi-family residential is located west of the revised project site, while existing singlefamily residential is located south of the revised project site. The State Route 67 (SR-67) and State Route 52 (SR­52) interchange is located approximately 0.15 mile west of the project site. Open space habitat is located to north and east of the revised project site. Non­residential uses, including industrial parks, are located west of the project site, which are buffered from the site by the SR-67 and SR-52 interchange and roadways.

13. Other Required Agency Approvals or Permits Required General Construction Permit (San Diego Regional Water Quality Control Board)

14. New Significant Environmental Effects or Substantially More Severe Environmental Effects Compared to Those Identified in the Previous CEQA Document The subject areas checked below were determined to be new significant environmental effects or to be previously identified effects that have a substantial increase in severity either due to a change in project, change in circumstances or new information of substantial importance, as indicated by the checklist and discussion on the following pages.

Aesthetics Agriculture and Forestry
Resources
Air Quality
Biological Resources Cultural Resources Energy
Geology/Soils Greenhouse Gas Emissions Hazards & Hazardous Materials
Hydrology/Water Quality Land Use/Planning Mineral Resources Noise Population/Housing Public Services
Recreation Transportation Tribal Cultural
Resources
Utilities/Service Systems Wildfire Mandatory Findings of Significance
Addendum to Adopted Mitigated Negative Declaration
Legacy at Lantern Crest Project

15. Determination
No substantial changes are proposed in the project and there are no substantial changes in the circumstances under which the project will be undertaken that will require major revisions to the previous approved ND or MND or certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. Also, there is no "new information of substantial importance" as that term is used in CEQA Guidelines Section 15162(a)(3).

Therefore, the previously adopted ND or MND or previously certified EIR adequately discusses the potential impacts of the project without modification.

No substantial changes are proposed in the project and there are no substantial changes in the circumstances under which the project will be undertaken that will require major revisions to the previous approved ND or MND or certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. Also, there is no "new information of substantial importance" as that term is used in CEQA Guidelines Section 15162(a)(3).

Therefore, the previously adopted ND, MND or previously certified EIR adequately discusses the potential impacts of the project; however, minor changes require the preparation of an ADDENDUM.

X
Substantial changes are proposed in the project or there are substantial changes in the circumstances under which the project will be undertaken that will require major revisions to the previous ND, MND or EIR due to the involvement of significant new environmental effects or a substantial increase in the severity of previously identified significant effects. Or, there is "new information of substantial importance," as that term is used in CEQA Guidelines Section 15162(a)(3). However, all new potentially significant environmental effects or substantial increases in the severity of previously identified significant effects are clearly reduced to below a level of significance through the incorporation of mitigation measures agreed to by the project applicant. Therefore, a SUBSEQUENT MND is required.

Substantial changes are proposed in the project or there are substantial changes in the circumstances under which the project will be undertaken that will require major revisions to the previous environmental document due to the involvement of significant new environmental effects or a substantial increase in the severity of previously identified significant effects. Or, there is "new information of substantial importance," as that term is used in CEQA Guidelines Section 15162(a)(3). However, only minor changes or additions or changes would be necessary to make the previous EIR adequate for the project in the changed situation. Therefore, a SUPPLEMENTAL EIR is required.

Addendum to Adopted Mitigated Negative Declaration
Legacy at Lantern Crest Project

Substantial changes are proposed in the project or there are substantial changes in the circumstances under which the project will be undertaken that will require major revisions to the previous environmental document due to the involvement of significant new environmental effects or a substantial increase in the severity of previously identified significant effects. Or, there is "new information of substantial importance," as that term is used in CEQA Guidelines Section 15162(a)(3). Therefore, a SUBSEQUENT EIR is required. 02/17/2023
Signature Date
Michael Coyne, Principal Planner City of Santee
Printed Name and Title For
FIGURE 1
Regional Location
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Los Penasquitos
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San Diego
National
Wildlife Ref uge
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Wilderness
Mission Tr ails
Regional Park
Batiquitos Lagoon
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El
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Reservoir
San Vicente
Reservoir
Sweetwater
Reservoir
Lower Otay
Reservoir

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STATION

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Barona
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Bonita
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Casa de
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Eucalyptus
Hills
Fairbanks
Ranch
Granite
Hills
Harbison
Canyon
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Lakeside
La Presa
Ramona
Rancho San
Diego
Rancho
Santa Fe
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Winter
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S A N D I E G O

C O U N T Y

M E X I C O
Imperial
Beach
Lemon
Grove
Chula Vista
San Diego
El Cajon
Encinitas
La Mesa
Poway
San
Marcos
Carlsbad
Nati onal
City
Santee
Coronado
Escondido
Solana
Beach
Del Mar
kj
Los Penasquitos
Canyon Presv
San Diego
National
Wildlife Ref uge
Ot ay
Wilderness
Mission Tr ails
Regional Park
Batiquitos Lagoon
Lake Hodges
El
Capitan
Reservoir
San Vicente
Reservoir
Sweetwater
Reservoir
Lower Otay
Reservoir

USMC AIR

STATION

MIRAMAR
Cleveland
National
Forest
D u l z u r a C r e e k
S a n t a Y s a b e l C r e e k
O t a y R i v e r
E s c o n d i d o C r e e k
S
w e e t w a t e r R i v e r
S a n D i e g o
R i v e r
Jamul Indian
Village
Sycuan
Reservation
Barona
Reservation
Bonita
Bostonia
Casa de
Oro-Mount
Helix
Crest
Eucalyptus
Hills
Fairbanks
Ranch
Granite
Hills
Harbison
Canyon
Jamul
Lakeside
La Presa
Ramona
Rancho San
Diego
Rancho
Santa Fe
Spring
Valley
Winter
Gardens
UV163
UV282
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
Imperial
Beach
Lemon
Grove
Chula Vista
San Diego
El Cajon
Encinitas
La Mesa
Poway
San
Marcos
Carlsbad
Nati onal
City
Santee
Coronado
Escondido
Solana
Beach
Del Mar
0 Miles 5 [
M:\JOBS6\10119\common_gis\MXD\fig1.mxd 09/08/2022 bma
LOS

ANGELES

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SAN DIEGO
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FIGURE 2
Project Location on USGS Map
Map Source: USGS 7.5 minute topographic map series, El Cajon quadrangle, 1996, El Cajon Land Grant 0 Feet 2,000 [
Project Boundary
M:\JOBS6\10119\common_gis\MXD\fig2_USGS.mxd 09/08/2022 bma FIGURE 3
Project Location on Aerial Photograph

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Image Source: NearMap (flown April 2022)
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FIGURE 4
Site Plan
0 Feet 40
Addendum to Adopted Mitigated Negative Declaration
Legacy at Lantern Crest Project

15.1 Aesthetics
Would the project:

Issue
New Potentially
Significant
Impact
New
Mitigation is
Required
No New
Impact/
No Impact
Reduced
Impact
a. Have a substantial adverse effect on
a scenic vista?
b. Substantially damage scenic
resources, including but not limited
to, trees, rock outcroppings, and
historic buildings within a state scenic
highway?
c. 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?
d. Create a new source of substantial
light or glare that would adversely
affect day or nighttime views in the
area?
Sources: City of Santee General Plan–Community Enhancement Element; Santee Municipal Code. a. No New Impact/No Impact. The previously adopted IS/MND determined that the previously approved project was designed to use the natural Rattlesnake Mountain ridgeline as a backdrop for the proposed structures, consistent with the City’s General Plan (General Plan) Community Enhancement Element policy 14.5. Similarly, graded cut slopes would be revegetated with fire resistant native or non-invasive plant species consistent with General Plan Community Enhancement Element policy 15.1, and proposed buildings were sited in a manner that would retain outward views and preserve vistas of the Rattlesnake Mountain ridgeline. Therefore, the previously approved project would not have a substantial adverse effect on a scenic vista, and impacts would be less than significant.

The revised project has been sited consistent with the design evaluated in the previously adopted IS/MND. Although the revised project would add an additional floor to Building 4 consistent with the 20 percent density bonus allowed by the City, the increase in the main roof height from 55 feet above average grade to 75 feet above average grade would not result in a substantive change with respect to scenic vistas. The revised project’s increase in height of approximately 20 feet for the main structure would not be noticeably different in relation to other buildings that have already been Addendum to Adopted Mitigated Negative Declaration
Legacy at Lantern Crest Project

constructed under the previously approved project, and Building 4 has been sited in a manner that would retain outward views and preserve vistas of the Rattlesnake Mountain ridgeline. Therefore, impacts would be less than significant. The revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects with respect to a scenic vista. No new impact would occur. b. No New Impact/No Impact. The previously adopted IS/MND did not identify any impacts associated with a scenic highway. There are no designated or eligible state scenic highways within the City of Santee. The closest state scenic highway segment is located along SR-52, which is located approximately 4 miles west of the project site and would not be visible from the scenic highway segment. As described in Section 15.5.a below, no historic structural resources have been historically located or are currently located on the project site. The footprint of the previously approved project was subsequently graded, which included the footprint of Building 4. Therefore, impacts would be less than significant. The revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects with respect to scenic resources. No new impact would occur.
c. No New Impact/No Impact. The previously adopted IS/MND determined that the previously approved project utilized a Spanish Mission design that would be consistent in character with surrounding residential uses. Similarly, the previously approved project utilized adequate setbacks in a manner consistent with the existing visual character of the surrounding residential uses and conserved 12.91-acre of the property as an open space/conservation easement. Therefore, the previously approved project would not substantially degrade the existing visual character or quality of public views of the site and its surroundings, and impacts would be less than significant.

Building 4 would utilize the Spanish Mission design consistent in character with surrounding residential uses and other buildings that have already been constructed under the previously approved project. Building 4 would utilize the same setbacks documented in the previously approved project and would be integrated architecturally with the other buildings that have already been constructed under the previously approved project. Furthermore, the revised project would not encroach into the designated 12.91-acre open space/conservation easement. Therefore, impacts would be less than significant. The revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects with respect degrading the existing visual character or quality of the site and its surroundings. No new impact would occur.
d. No New Impact/No Impact. The previously adopted IS/MND determined that the previously approved project did not propose the introduction of large, uninterrupted expanses of glass and/or any other highly reflective material. Similarly, the previously approved project utilized walls, fencing, buildings, and landscaping to minimize light trespass into adjacent residential properties and roadways from vehicle headlights. Therefore, the previously approved project would not create a new source of substantial light or glare that would adversely affect day or nighttime views in the area, and impacts would be less than significant.

Consistent with the previously approved project’s design, the revised project does not propose the introduction of large, uninterrupted expanses of glass and/or any other highly reflective material.

The project would minimize light trespass by shielding and directing light in a manner that would Addendum to Adopted Mitigated Negative Declaration
Legacy at Lantern Crest Project

minimize glare on adjacent properties or motorists consistent with the requirements of Section

13.30.030(B) of the Santee Municipal Code. Light associated with vehicle trips generated by the revised project would be similar in character to what is currently generated by vehicles traveling along the existing roadway network after dark. Therefore, impacts would be less than significant. The revised would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects with respect to creating a new source of substantial light or glare that would adversely affect day or nighttime views in the area. No new impact would occur.

15.2 Agriculture Resources
In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and City Assessment Model (1997) prepared by the California Department of Conservation as an optional model to use in assessing impacts on agricultural land and farmland. Would the project:

Issue
New Potentially
Significant
Impact
New
Mitigation
is Required
No New
Impact/
No Impact
Reduced
Impact
a. Convert Prime Farmland, Unique
Farmland, or Farmland of Statewide
Importance (Farmland), as shown on
the maps prepared pursuant to the
Farmland Mapping and Monitoring
Program of the California Resources
Agency, to non-agricultural use?
b. Conflict with existing zoning for
agricultural use, or a Williamson Act
Contract?
c. Conflict with existing zoning for, or
cause rezoning of, forest land (as
defined in Public Resources Code
Section 12220[g]), timberland (as
defined by Public Resources Code
Section 4526), or timberland zoned
Timberland Production (as defined by
Government Code Section 51104[g])?
d. Result in the loss of forest land or
conversion of forest land to non-forest
use?
e. Involve other changes in the existing
environment, which, due to their
location or nature, could result in
conversion of Farmland to nonagricultural use or conversion of forest land to non-forest use?
Addendum to Adopted Mitigated Negative Declaration
Legacy at Lantern Crest Project

Sources: City of Santee General Plan–Land Use Element; City of Santee Zoning Ordinance; Department of Conservation–Farmland Mapping and Monitoring Program. a. No New Impact/No Impact. The previously adopted IS/MND did not identify any impacts associated with the loss of farmland. The revised project would not alter the development footprint that was evaluated in the previously adopted IS/MND and the footprint of the previously approved project was subsequently graded, which included the footprint of Building 4. The Department of Conservation “California Important Farmland Finder” classifies the project site as “grazing land” and surrounding properties as a mix of “urban and built up land” or “grazing land” (State of California Department of Conservation 2016). Therefore, the revised project would not result in the conversion of agricultural land or any Prime Farmland, Unique Farmland, or Farmland of Statewide Importance to a non-agricultural use. The revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects with respect to the conversion for farmland. No new impact would occur. b. No New Impact/No Impact. The previously adopted IS/MND did not identify any impacts associated with conflicts with existing zoning for agricultural use or a Williamson Act Contract. The revised project would not alter the development footprint that was evaluated in the previously adopted IS/MND. The project site and surrounding properties are not zoned for agricultural uses and are not subject to a Williamson Act contract or an agricultural preserve. Therefore, the revised project would not conflict with existing zoning for agricultural use or a Williamson Act Contract. The revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects with respect to conflicts with a Williamson Act contract or agricultural preserve. No new impact would occur. c. No New Impact/No Impact. The previously adopted IS/MND did not identify any impacts associated with conflicts with existing zoning for forest land, timberland, or timberland zoned Timberland Production. The revised project would not alter the development footprint that was evaluated in the previously adopted IS/MND, which does not contain any land zoned for forest land, timberland, or timberland production as defined by Public Resources Code Section 4526 or Government Code Section 51104(g). The revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects with respect to existing zoning for forestland. No new impact would occur. d. No New Impact/No Impact. The previously adopted IS/MND did not identify any impacts associated with the loss of forest land or conversion of forest land to non-forest use. The revised project would not alter the development footprint that was evaluated in the previously adopted IS/MND, which does not contain any forest land. The revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects with respect to conversion of forestland. No new impact would occur. e. No New Impact/No Impact. The previously adopted IS/MND did not identify any impacts associated with the conversion of Farmland to non-agricultural use or conversion of forest land to non-forest use. The revised project would not alter the development footprint that was evaluated in the previously adopted IS/MND, which does not contain any agricultural uses or forest land.

Furthermore, there are no agricultural uses or forest land in the vicinity of the project site. Therefore, the revised project would not result in conversion of farmland or forest land. The revised project Addendum to Adopted Mitigated Negative Declaration
Legacy at Lantern Crest Project

would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects with respect to conversion of farmland. No new impact would occur.

15.3 Air Quality
Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project:

Issue
New Potentially
Significant
Impact
New
Mitigation is
Required
No New
Impact/
No Impact
Reduced
Impact
a. Conflict with or obstruct
implementation of the applicable air
quality plan?
b. Result in a cumulatively considerable
net increase of any criteria pollutant
for which the project region is
non­attainment under an applicable
federal or state ambient air quality
standard?
c. Expose sensitive receptors to
substantial pollutant concentrations?
d. Result in other emissions such as
those leading to odors adversely
affecting a substantial number of
people?
Sources: Project Description, City of Santee General Plan–Land Use Element; Air Quality Model Results (California Emissions Estimator Model [CalEEMod] Output Files) prepared by RECON Environmental, Inc. (RECON; August 30, 2022, Appendix A); San Diego Air Pollution Control District (SDAPCD) Rules 20.1, 20.2, 20.3 (SDAPCD 2016); Office of Environmental Health Hazard Assessment (OEHHA) Air Toxics Hot Spots Program Guidance Manual for the Preparation of Risk Assessments (OEHHA 2015); California Air Resources Board (CARB) Air Quality and Land Use Handbook (CARB 2005); and University of California, Davis Institute of Transportation Studies Transportation Project-Level Carbon Monoxide Protocol (U.C. Davis Institute of Transportation Studies 1997).
a. No New Impact/No Impact. The previously adopted IS/MND did not address whether the previously approved project would conflict with or obstruct implementation of the applicable air quality plan. Following the California Clean Air Act, California was divided geographically into 15 air basins for managing the state air resources on a regional basis. Areas within each air basin are considered to share the same air masses, and therefore have similar ambient air quality. The project site is located within the San Diego Air Basin (SDAB). Stationary sources of air emissions within each air basin are regulated by regional air quality districts, of which the revised project is located within the jurisdiction of the SDAPCD.

Addendum to Adopted Mitigated Negative Declaration
Legacy at Lantern Crest Project

Air districts are tasked with regulating emissions such that air quality in the basin does not exceed national or California ambient air quality standards (NAAQS and CAAQS); where NAAQS and CAAQS represent the maximum levels of background pollution considered safe, with an adequate margin of safety, to protect the public health and welfare. NAAQS and CAAQS have been established for six common pollutants of concern known as criteria pollutants, which include ozone, carbon monoxide (CO), sulfur dioxide (SO2), nitrogen dioxide (NO2), lead (Pb), and respirable particulate matter (particulate matter less than 10 microns [PM10] and less than 2.5 microns [PM2.5]).

The SDAB is currently classified as a federal and state non-attainment area for ozone, and as a state non-attainment area for PM10, and PM2.5. The SDAPCD prepared an air quality plan, the 2016 Regional Air Quality Strategy (RAQS), to identify feasible emission control measures intended to progress toward attaining NAAQS and CAAQS for ozone. Reducing ozone concentrations is achieved by reducing the precursors to the photochemical formation of ozone (volatile organic compounds and oxides of nitrogen [NOX]).

The growth forecasting for the RAQS is based in part on the land uses established by local general plans. Thus, if a project is consistent with land use designated in the local general plan, it can normally be considered consistent with the RAQS. Projects that propose a different land use than is identified in the local general plan may also be considered consistent with the RAQS if the proposed land use is less intensive than the current land use designation. For projects that propose a land use that is more intensive than the current zoning designation, detailed analysis is required to assess conformance with the RAQS.

The project site is designated as High Density Residential (R-22). The revised project would be consistent with this land use and zoning designation, and therefore would not result in an exceedance of the growth forecasting used to develop the RAQS. Additionally, as discussed in Section 15.3.b below, emissions would not exceed the project-level significance thresholds.

Consequently, the project would not result in an increase in emissions that are not already accounted for in the RAQS. Therefore, the revised project would not obstruct or conflict with implementation of the RAQS, and impacts would be less than significant. The revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects with respect to conflicts with air quality plans. No new impact would occur. b. No New Impact/No Impact. The previously adopted IS/MND determined that the previously approved project would not result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non­attainment under an applicable federal or state ambient air quality standard, and impacts would be less than significant. As discussed in Section 15.3.a above, NAAQS and CAAQS have been established for six criteria pollutants (ozone, CO, SO2, NO2, lead, and particulate matter). The City has not adopted air quality significance thresholds for these pollutants, and the SDAPCD does not provide specific numeric thresholds for determining the significance of air quality impacts under the CEQA Guidelines. However, the SDAPCD does specify air quality impact analysis “trigger” levels for criteria pollutant emissions associated with new or modified stationary sources (SDAPCD Rules 20.1, 20.2, and 20.3). The SDAPCD does not consider these trigger levels to represent adverse air quality impacts; rather, if these trigger levels are exceeded by stationary sources associated with a project, the SDAPCD requires an air quality analysis to determine if a significant air Addendum to Adopted Mitigated Negative Declaration
Legacy at Lantern Crest Project

quality impact would occur. This analysis uses SDAPCD trigger levels shown in Table 1 as air quality impact screening levels.

Table 1
Air Quality Impact Analysis Trigger Levels
Pollutant
Emission Rate
(pounds per hour)
Emission Rate
(pounds per day)
Emission Rate
(tons per year)
NOX 25 250 40
SOX 25 250 40
CO 100 550 100
PM10 -- 100 15
Lead -- 3.2 0.6
ROG1 -- 250 --
PM2.5 -- 67 10
SOURCE: SDAPCD, Rules 20.1, 20.2, 20.3 (SDAPCD 2016).
1 The reactive organic gases (ROG) threshold is based on federal General Conformity de minimis levels for ozone precursors.

The revised project would result in short-term emissions from construction and long-term emissions associated with project operation. Construction and operational emissions associated with the revised project were modeled using CalEEMod version 2020.4.0 (see Appendix A), which incorporates current air emission data. Planning methods, protocol, modeling methodology, and assumptions are summarized below.

Construction Emissions
Construction-related activities are temporary, short-term sources of air emissions. Sources of construction-related emissions include the following:
• fugitive dust from grading activities;
• equipment exhaust;
• off-gassing from architectural coatings (paints, etc.) and paving; and • vehicle trips by workers, delivery trucks, and material-hauling trucks.

Construction-related pollutants result from dust raised during grading, emissions from construction vehicles, and chemicals used during construction. Fugitive dust emissions vary greatly during construction and are dependent on the amount and type of activity, silt content of the soil, and the weather. Vehicles moving over paved and unpaved surfaces, demolition, excavation, earth movement, grading, and wind erosion from exposed surfaces are all sources of fugitive dust.

Construction operations are subject to the requirements established in Regulation 4, Rules 52, 54, and 55 of the SDAPCD’s rules and regulations. The revised project would also be required to comply with SDAPCD Rule 67.0.1, which places volatile organic compounds (VOC) content limits on architectural coatings. The current Rule 67.0.1 became effective January 1, 2022. As stated in the revised rule, “this rule is applicable to any person who manufactures, blends or repackages, supplies, sells, markets, offers for sale, applies, or solicits the application of any architectural coating for use within San Diego County.” Therefore, the current Rule 67.0.1 is applicable to the revised project and would be implemented by the project through regulatory compliance. The revised VOC content limit Addendum to Adopted Mitigated Negative Declaration
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for general flat and non-flat coatings is 50 grams per liter, and the VOC content limit for traffic marking coatings is 100 grams per liter. Since the revised project would be required by SDAPCD Rules and Regulations to comply with these limits, the use of these coatings is substantiated for project construction.

Heavy-duty construction equipment is usually diesel powered. In general, emissions from diesel-powered equipment contain more NOX, SOX, and particulate matter than gasoline-powered engines. However, diesel-powered engines generally produce less CO and less ROG than do gasoline-powered engines. Standard construction equipment includes tractors/loaders/backhoes, rubber-tired dozers, excavators, graders, cranes, forklifts, rollers, paving equipment, generator sets, welders, cement and mortar mixers, and air compressors.

Due to the project changes, emissions were calculated for the revised project using CalEEMod.

Primary inputs are the numbers of each piece of equipment and the length of each construction stage. Specific construction phasing and equipment parameters are not available at this time.

However, CalEEMod can estimate the required construction equipment when project-specific information is unavailable. The estimates are based on surveys, performed by the South Coast Air Quality Management District and the Sacramento Metropolitan Air Quality Management District, of typical construction projects which provide a basis for scaling equipment needs and schedule with a project’s size. Air emission estimates in CalEEMod are based on the duration of construction phases; construction equipment type, quantity, and usage; grading area; season; and ambient temperature, among other parameters. Construction is anticipated to start in the first quarter of 2023 and last for 24 months. However, emissions were modeled assuming that construction activities would begin in November 2022, which provides a conservative analysis, since statewide regulations result in construction fleets that become cleaner over time.

Table 2 shows the total projected construction maximum daily emission levels for each criteria pollutant. The CalEEMod output files for construction emissions for the revised project are contained in Appendix A. Similar to the determination in the previously adopted MND, maximum daily construction emissions would be below significance thresholds for all criteria pollutants.

Table 2
Summary of Maximum Construction Emissions
(pounds per day)
ROG NOX CO SOX PM10 PM2.5
Site Preparation 3 33 20 <1 21 12
Grading 2 23 16 <1 8 4
Building Construction 2 16 20 <1 2 1
Paving 1 10 15 <1 1 <1
Architectural Coatings 25 1 2 <1 <1 <1
Maximum Daily Emissions 25 33 20 <1 21 12
Significance Threshold 250 250 550 250 100 67
SOURCE: Appendix A
Standard dust control measures would be implemented during construction of the revised project in accordance with mandatory SDAPCD rules and regulations. Fugitive dust emissions were Addendum to Adopted Mitigated Negative Declaration
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calculated using CalEEMod default values, and did not consider the required SDAPCD dust control measures. Thus, the emissions shown in Table 2 are conservative.

Similar to the requirements for the previously approved project, the applicant for the revised project would implement standard construction measures in order to comply with mandatory SDAPCD rules and regulations (Rules 50, 51, 52, 54, and 55) for controlling emissions from fugitive dust and fumes:
• Water the grading areas a minimum of twice daily to minimize fugitive dust. • Provide sufficient erosion control to prevent washout of silty material onto public roads. • Cover haul trucks or maintain at least 12 inches of freeboard to reduce blow-off during hauling.
• Periodically sweep up dirt and debris spilled onto paved surfaces to reduce re­suspension of particulate matter caused by vehicle movement. Clean approach routes to construction sites of construction-related dirt.

Furthermore, all construction equipment would be subject to the CARB In-Use Off-Road DieselFueled Fleets Regulation. This regulation, which applies to all off-road diesel vehicles 25 horsepower or greater, limits unnecessary idling to 5 minutes, requires all construction fleets to be labeled and report to CARB, bans Tier 0 equipment and phases out Tier 1 and 2 equipment (thereby replacing fleets with cleaner equipment), and requires that fleets comply with Best Available Control Technology requirements.

Consequently, construction emissions under the revised project would be well below these limits, and the revised project would implement standard construction measures in order to comply with SDAPCD rules and regulations and CARB’s In-Use Off-Road Diesel-Fueled Fleets Regulation, and thereby would not result in regional emissions that would exceed the NAAQS or CAAQS or contribute to existing violations. Therefore, construction of the revised project would not result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment, and impacts would be less than significant. No new impact would occur.

Operational Emissions
Operation of the revised project would result in long-term emissions from mobile, energy, and area sources. Mobile emissions for the revised project were calculated based on the vehicle type and the trip rate for each land use. Based on San Diego Association of Governments (SANDAG) trip generation rates, the project would generate 2.5 trips per unit for a total of 268 trips (SANDAG 2002).

Vehicle emission factors and fleet mix were based on regional averages from the CARB Emission Factors 2017 model. Default trip length and vehicle emission factors were used. Area emissions include emissions from the use of landscaping equipment, consumer products (aerosols, cleansers, etc.), and architectural coatings (e.g., paint). Energy emissions are related to the combustion of natural gas. Area and energy sources were calculated based on regional use factors.

Table 3 provides a summary of the operational emissions generated by the revised project.

CalEEMod output files for operation of the revised project are contained in Appendix A.

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Table 3
Summary of Maximum Build-out Operational Emissions
(pounds per day)
Emissions Sources ROG NOX CO SOX PM10 PM2.5
Area Sources 4 <1 9 <1 <1 <1
Energy Sources <1 <1 <1 <1 <1 <1
Mobile Sources 1 1 8 <1 2 1
Total 5 1 17 <1 2 1
Significance Threshold 250 250 550 250 100 67
SOURCE: Appendix A
Note: Totals may vary due to independent rounding.

As shown in Table 3, operation of the revised project would not exceed the applicable regional emissions thresholds, and thereby would not result in regional emissions that would exceed the NAAQS or CAAQS or contribute to existing violations. Therefore, operation of the revised project would not result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment, and impacts would be less than significant. The revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects with respect to increasing emissions of criteria pollutants. No new impact would occur.
c. No New Impact/No Impact. The previously adopted IS/MND determined that the previously approved project would not expose sensitive receptors to substantial pollutant concentrations, and impacts would be less than significant. A sensitive receptor is a person in the population who is more susceptible to health effects due to exposure to an air contaminant than is the population at large.

Examples of sensitive receptor locations in the community include residences, schools, playgrounds, childcare centers, churches, athletic facilities, retirement homes, and long-term health care facilities.

Residential and senior care land uses in the vicinity of the revised project are also considered to be sensitive receptors and surround the project site.

Diesel Particulate Matter–Construction
Construction of the revised project would result in short-term diesel exhaust emissions from on-site heavy-duty equipment. Construction of the revised project would result in the generation of diesel exhaust diesel particulate matter (DPM) emissions from the use of off-road diesel equipment required for site grading and excavation, paving, and other construction activities and on-road diesel equipment used to bring materials to and from the project site.

Generation of DPM from construction projects typically occurs in a single area for a short period.

According to the OEHHA, health risk assessments, which determine the exposure of sensitive receptors to toxic emissions, should be based on a 30-year exposure period; however, such assessments should be limited to the period/duration of activities associated with the project (OEHHA 2015). Thus, if the duration of proposed construction activities near any specific sensitive receptor were a year, the exposure would be three percent of the total exposure period used for health risk calculation.

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Based on the size of the revised project and the short duration of construction (24 months), DPM generated by project construction is not expected to create conditions where the probability is greater than 10 in 1 million of contracting cancer for the maximally exposed individual or to generate ground-level concentrations of non-carcinogenic toxic air contaminants that exceed a hazard index greater than 1 for the maximally exposed individual. Additionally, with on­going implementation of U.S. Environmental Protection Agency and CARB requirements for cleaner fuels; off-road diesel engine retrofits; and new, low-emission diesel engine types, the DPM emissions of individual equipment would be substantially reduced over the years as construction of the revised project continues. Furthermore, the revised project would implement standard construction measures in order to comply with mandatory SDAPCD rules and regulations and CARB’s In-Use Off-Road Diesel-Fueled Fleets Regulation. Additionally, the following standard Best Management Practices (BMPs) would be implemented in accordance with mandatory state rules and regulations:
• The construction fleet shall use any combination of diesel catalytic converters, diesel oxidation catalysts, diesel particulate filters and/or utilize California Air Resources Board/U.S.

Environmental Protection Agency Engine Certification Tier 3 or better, or other equivalent methods approved by the CARB.
• The engine size of construction equipment shall be the minimum size suitable for the required job.
• Construction equipment shall be properly tuned and maintained in accordance with the manufacturer’s specifications.
• Per CARB’s Airborne Toxic Control Measure 13 (California Code of Regulations Chapter 10 Section 2485), the applicant shall not allow idling time to exceed 5 minutes unless more time is required per engine manufacturers’ specifications or for safety reasons.

Construction would be short-term, construction emissions would be well less than applicable thresholds (see Table 2), and BMPs would be implemented that would further reduce emissions.

Therefore, construction of the revised project would not expose sensitive receptors to substantial pollutant concentration, and impacts would be less than significant. No new impact would occur.

Diesel Particulate Matter–Freeway
CARB has provided guidelines for the siting of land uses near heavily traveled roadways. The CARB guidelines indicate that siting new sensitive land uses within 500 feet of a freeway or urban roads with 100,000 or more vehicles per day should be avoided when possible (CARB 2005). The revised project would not place sensitive receptors within 500 feet of a roadway carrying 100,000 vehicles per day. The project site is more than 500 feet east of SR-67 and SR-52. Therefore, once operational, the revised project would not expose sensitive receptors to substantial concentrations of DPM, and impacts would be less than significant. No new impact would occur.

Carbon Monoxide Hot Spots
A CO hot spot is an area of localized CO pollution that is caused by severe vehicle congestion on major roadways, typically near intersections. CO hot spots have the potential to violate state and federal CO standards at intersections, even if the broader basin is in attainment for federal and state Addendum to Adopted Mitigated Negative Declaration
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levels. The California Department of Transportation (Caltrans) Project-Level Carbon Monoxide Protocol (U.C. Davis Institute of Transportation Studies 1997) indicates that CO hot spots occur nearly exclusively at signalized intersections operating at level of service (LOS) E or F. Accordingly, the Project-Level Carbon Monoxide Protocol recommends detailed air quality dispersion modeling for projects that may worsen traffic flow at any signalized intersections operating at LOS E or F.

Due to increased requirements for cleaner vehicles, equipment, and fuels, CO levels in the state have dropped substantially. All air basins are attainment or maintenance areas for CO. Therefore, more recent screening procedures based on more current methodologies have been developed. The Sacramento Metropolitan Air Quality Management District developed a screening threshold in 2011, which states that any project involving an intersection experiencing 31,600 vehicles per hour or more will require detailed analysis. Additionally, the Bay Area Air Quality Management District developed a screening threshold in 2010, which states that any project involving an intersection experiencing 44,000 vehicles per hour would require detailed analysis. This analysis conservatively assesses potential CO hot spots using the Sacramento Metropolitan Air Quality Management District screening threshold of 31,600 vehicles per hour.

The two major roadways in the vicinity of the project site are Graves Avenue and Prospect Avenue.

Based on the traffic volumes on roadways in the vicinity of the project (SANDAG 2022), year 2025 daily traffic volumes in the vicinity of the project site would range from 6,800 to 8,400 average daily trips (ADT) on Graves Avenue and 5,100 to 18,400 ADT on Prospect Avenue. Based on Caltrans peak hour traffic counts on SR-52 and SR-67 in the City, the peak hour traffic volumes are less than 10 percent of the daily traffic volume (Caltrans 2020). Thus, peak hour volumes on Graves Avenue and Prospect Avenue would be less than 840 and 1,840, respectively. The peak hour intersection volumes are projected to be well below 31,600 vehicles per hour. Therefore, the revised project is not anticipated to result in a CO hot spot, and project impacts related to CO hot spots would be less than significant. The revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects with respect to pollutant emissions near sensitive receptors. No new impact would occur. d. No New Impact/No Impact. The previously adopted IS/MND determined that the previously approved project would result in other emissions such as those leading to odors adversely affecting a substantial number of people, and impacts would be less than significant. The revised project would develop a senior care facility. This use is not associated with the generation of objectionable odors.

During construction, the use of fuels, including diesel, would generate some nuisance odors. Odors generated during construction would be temporary, intermittent, and disperse quickly, and would not affect a substantial number of people. Therefore, the revised project would not result in other emissions such as those leading to odors adversely affecting a substantial number of people, and impacts would be less than significant. The revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects with respect to release of odors. No new impact would occur.

Addendum to Adopted Mitigated Negative Declaration
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15.4 Biological Resources
Would the project:

Issue
New Potentially
Significant
Impact
New
Mitigation is
Required
No New
Impact/
No Impact
Reduced
Impact
a. Have substantial adverse effects,
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 California Department of
Fish and Wildlife (CDFW) or U.S. Fish
and Wildlife Service (USFWS)?
b. Have a substantial adverse effect on
any riparian habitat or other sensitive
natural community identified in local
or regional plans, policies, and
regulations or by the CDFW or
USFWS?
c. Have a substantial adverse effect on
state or federally protected wetlands
(including, but not limited to, marsh,
vernal pool, coastal, etc.) through
direct removal, filling, hydrological
interruption, or other means?
d. 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?
e. Conflict with any local policies or
ordinances protecting biological
resources, such as tree preservation
policy or ordinance?
Addendum to Adopted Mitigated Negative Declaration
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Issue
New Potentially
Significant
Impact
New
Mitigation is
Required
No New
Impact/
No Impact
Reduced
Impact
f. Conflict with the provisions of an
adopted Habitat Conservation Plan,
Natural Community Conservation
Plan, or other approved local,
regional, or state habitat conservation
plan?
Sources: City of Santee General Plan–Conservation Element; City of Santee Draft Multiple Species Conservation Program Subarea Plan.
a. No New Impact/No Impact. The previously adopted IS/MND documented that the previously approved project would impact 5.12 acres of Diegan coastal sage scrub and 7.70 acres of non-native grassland. The previously adopted IS/MND documented that construction of the previously approved project may impact nesting migratory birds if grubbing, clearing, or construction were to occur during the breeding period. The footprint of the previously approved project was subsequently graded, which included the footprint of Building 4. Biological mitigation measures documented in the previously adopted IS/MND were implemented during grading of the previously approved project as described below:
• Consistent with MM-BIO-1: Occupied DCSS Mitigation, the project applicant mitigated impacts to 5.12 acres of Diegan coastal sage scrub at a 2:1 ratio through preservation of 10.24 acres of Diegan coastal sage scrub. The previously approved project preserved 12.91 acres of the project site as an open space/conservation easement, which possessed 11.06 acres of Diegan coastal sage scrub. Of this total, 3.14 acres had previously been set aside as mitigation for a separate project, and the remaining 7.92 acres were utilized as mitigation for the previously approved project. The remaining mitigation requirement of 2.32 acres of Diegan coastal sage scrub was secured at an off-site mitigation bank. Therefore, the project applicant has satisfied the requirements of MM-BIO-1: Occupied DCSS Mitigation. • Consistent with MM-BIO-2: NNG Mitigation, the project applicant mitigated impacts to 7.70 acres of non-native grassland at a 0.5:1 ratio through preservation of 3.85 acres of non-native grassland. The previously approved project preserved 12.91 acres of the project site as an open space/conservation easement, which possessed 1.69 acres of Non-native grassland. Of this total, 0.13 acre had previously been set aside as mitigation for a separate project, and the remaining 1.56 acres were utilized as mitigation for the previously approved project. The remaining mitigation requirement of 2.29 acres of non-native grassland was secured at an off-site mitigation bank. Therefore, the project applicant has satisfied the requirements of MM-BIO-2: NNG Mitigation.
• Consistent with MM-BIO-3: Nesting Migratory Birds Mitigation, the project applicant conducted nesting bird surveys and complied with all necessary requirements prior to grading of the previously approved project, which included the footprint of Building 4.

Addendum to Adopted Mitigated Negative Declaration
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• Consistent with MM-BIO-4: Secondary Wildlife Impact Mitigation, the project applicant implemented all required measures to avoid secondary impacts on adjacent wildlife during grading of the previously approved project, which included the footprint of Building 4.

The revised project would not alter the development footprint that was evaluated in the previously approved IS/MND, and would not encroach into the designated 12.91-acre open space/conservation easement. Grading for the footprint of Building 4 has been completed, and mitigation for impacts to Diegan coastal sage scrub and non-native grassland have been secured. Therefore, MM-BIO-1:

Occupied DCSS Mitigation, MM-BIO-2: NNG Mitigation, MM-BIO-3: Nesting Migratory Birds Mitigation, and MM-BIO-4: Secondary Wildlife Impact Mitigation would not be required to be carried through to the revised project. Therefore, the revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects with respect to 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.

No new impact would occur.
b. No New Impact/No Impact. The previously adopted IS/MND did not identify any impacts on riparian habitat. The revised project would not alter the development footprint that was evaluated in the previously adopted IS/MND, and would not encroach into the designated 12.91-acre open space/conservation easement and impacts would be less than significant. The revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects with respect to riparian habitat or other sensitive natural community. No new impact would occur.
c. No New Impact/No Impact. The previously adopted IS/MND did not identify any impacts on wetlands. The revised project would not alter the development footprint that was evaluated in the previously adopted IS/MND, and would not encroach into the designated 12.91-acre open space/conservation easement and impacts would be less than significant. The revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects with respect to having a substantial adverse effect on state or federally protected wetlands. No new impact would occur. d. No New Impact/No Impact. The previously adopted IS/MND did not identify any impacts related to wildlife corridors or native wildlife nursery sites. The revised project would not alter the development footprint that was evaluated in the previously adopted IS/MND, and would not encroach into the designated 12.91-acre open space/conservation easement. Furthermore, grading for the footprint of Building 4 has been completed, and the revised project would not require removal of any additional natural vegetation and impacts would be less than significant. The revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects with respect to 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. No new impact would occur.
e. No New Impact/No Impact. The previously adopted IS/MND did not identify any conflicts with local policies or ordinances protecting biological resources, such as tree preservation policy or Addendum to Adopted Mitigated Negative Declaration
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ordinance. The revised project would not alter the development footprint that was evaluated in the previously adopted IS/MND, and would not encroach into the designated 12.91-acre open space/conservation easement. Furthermore, grading for the footprint of Building 4 has been completed, and the revised project would not require removal of any additional natural vegetation.

Therefore, impacts would be less than significant. The revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects with respect to conflicting with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance. No new impact would occur. f. No New Impact/No Impact. The City does not have an adopted Habitat Conservation Plan. As part of a phased development process for the Lantern Crest Ridge development (which includes the revised project discussed herein), a Lantern Crest Ridge Open Space Preserve has been established that would permanently conserve a total of 19.31 acres of land as Open Space. The preserve is located in the City of Santee within the Rattlesnake Mountain Subunit of the City’s Draft Subarea Plan. The preserve is split into two portions, with one being 12.91 acres and the other 6.40 acres. The previously approved project contributed the 12.91­acre portion of the preserve through dedication of the open space/conservation easement portion of the project site. Project lighting along the boundary would be minimized and directed downwards in order to avoid affecting the adjacent 12.91­acre portion of the preserve. The revised project would not alter the development footprint that was evaluated in the previously adopted IS/MND, and would not encroach into the designated 12.91-acre open space/conservation easement. Furthermore, grading for the footprint of Building 4 has been completed, and the revised project would not require removal of any additional natural vegetation.

Therefore, impacts would be less than significant. The revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects with respect to any conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan. No new impact would occur.

15.5 Cultural Resources
Would the project:

Issue
New Potentially
Significant
Impact
New
Mitigation is
Required
No New
Impact/
No Impact
Reduced
Impact
a. Cause a substantial adverse change in
the significance of an historical
resource pursuant to §15064.5?
b. Cause a substantial adverse change in
the significance of an archaeological
resource pursuant to §15064.5?
c. Disturb human remains, including
those interred outside of formal
cemeteries?
Sources: City of Santee General Plan–Conservation Element.

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a. No New Impact/No Impact. The previously adopted IS/MND did not identify any impacts associated with historic resources. The revised project would not alter the development footprint that was evaluated in the previously adopted IS/MND, and grading for the footprint of Building 4 has been completed. The project site was previously vacant and no structures were demolished prior to project grading. Therefore, no impacts to historical resources would have occurred. The revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects with respect to causing a substantial adverse change in the significance of an historical resource pursuant to §15064.5. No new impact would occur.
b. No New Impact/No Impact. The previously adopted IS/MND determined that the previously approved project was not located within an area identified in the Conservation Element of the General Plan as an area potentially possessing significant archaeological resources. Although no known archaeological resources were located on the project site, the previously approved project was conditioned to cease grading operations if archaeological resources were discovered until the resources are evaluated by an archaeologist and mitigation recommended by the archaeologist could be completed. The previously adopted IS/MND determined that this condition would ensure that the previously approved project would not cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5, and impacts would be less than significant.

The revised project would not alter the development footprint that was evaluated in the previously adopted IS/MND. Grading for the footprint of Building 4 has been completed, and the revised project would not require any additional earthwork within undisturbed soil that could impact archaeological resources. Therefore, impacts would be less than significant. The revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects with respect to causing a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5. No new impact would occur. c. No New Impact/No Impact. The previously adopted IS/MND did not identify any impacts associated with human remains. The revised project would not alter the development footprint that was evaluated in the previously adopted IS/MND. Grading for the footprint of Building 4 has been completed, and the revised project would not require any additional earthwork within undisturbed soil that could impact human remains. Therefore, impacts would be less than significant. Therefore, the revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects with respect to the disturbance of human remains, including those interred outside of formal cemeteries. No new impact would occur.

Addendum to Adopted Mitigated Negative Declaration
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15.6 Energy
Would the project:

Issue
New Potentially
Significant
Impact
New
Mitigation is
Required
No New
Impact/
No Impact
Reduced
Impact
a. Result in potentially significant
environmental impacts due to
wasteful, inefficient, or unnecessary
consumption of energy resources,
during project construction or
operation?
b. Conflict with or obstruct a state or
local plan for renewable energy or
energy efficiency?
Sources: Energy Use Calculations prepared by RECON (August 30, 2022, Appendix B), Air Quality Model Results (CalEEMod Output Files) prepared by RECON (see Appendix A), EMission FACtor (EMFAC) 2021, CARB OFF-ROAD Model, CARB Tier 3 In-Use Off-Road Diesel Engine Standards, California Green Building Standards Code (CALGreen) and the California Energy Code (Title 24, Part 6 of the California Code of Regulations).

Energy use was not specifically analyzed within the previously adopted IS/MND. Energy use was not listed as a specific environmental category requiring impact analysis in 2008 when the previously adopted IS/MND was prepared, and was subsequently added to Appendix G of the CEQA Guidelines.

The analysis below specifically analyzes potential impacts associated with energy use under the revised project.
a. No New Impact/No Impact.

Construction-Related Energy Use
During construction, energy use would occur in two general categories: fuel use from vehicles used by workers commuting to and from the construction site, and fuel use by vehicles and other equipment to conduct construction activities. The construction equipment and worker trips required for the revised project were determined as a part of the Air Quality Modeling prepared for the project (see Appendix A). Heavy-duty construction equipment is usually diesel powered.

As described in Section 15.17.a below, project construction activities would temporarily contribute additional vehicle trips on the local circulation system, and would generate up to 14 daily worker trips during an approximately 24-month period. Deliveries of construction materials would periodically generate up to eight additional vehicle trips. Fuel consumption associated with on-road worker trips and delivery trips were calculated using the total trips, trip lengths calculated in the Air Quality Modeling, and EMFAC2021 fuel consumption rates (see Appendix B). Fuel consumption associated with on-site construction equipment was calculated using the equipment quantities and phase lengths calculated in the air quality and greenhouse gas (GHG) modeling and CARB Addendum to Adopted Mitigated Negative Declaration
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OFF-ROAD model (see Appendix B). Off-site and on-site fuel consumption that would occur over the entire construction period is summarized in Tables 4 and 5, respectively.

Table 4
Off-site Construction Vehicle Fuel Consumption
Trip Type
Total Vehicle
Miles
Traveled
Total Fuel Consumption
(gallons)
Electricity
Consumption
Gasoline Diesel kWh
Workers 569,776 22,191 818 70,677
Deliveries 226 -- 1,302 --
Hauling 8,580 -- 49,348 --
Total 578,582 22,191 51,468 70,677
Table 5
On-site Construction Equipment Fuel Consumption
Phase
Phase
Length
(Days) Equipment Amount
Total Usage
Hours
Total Diesel Fuel
Consumption
(gallons)
Site
Preparation 17 Rubber Tired Dozers 3 408 2,092
Tractors/Loaders/Backhoes 4 544 1,018
Grading 35
Excavator 1 280 877
Grader 1 280 1,114
Rubber Tired Dozer 1 280 1,436
Tractors/Loaders/Backhoes 3 840 1,572
Building
Construction 401
Crane 1 2,807 9,668
Forklifts 3 9,624 20,155
Generator Set 1 3,208 4,503
Tractors/Loaders/Backhoes 3 8,421 15,759
Welder 1 3,208 3,818
Paving 35
Paver 2 560 1,561
Paving Equipment 2 560 1,361
Rollers 2 560 893
Architectural
Coatings 35 Air Compressor 1 210 214
TOTAL 66,041
Consistent with federal requirements, all equipment was assumed to meet CARB Tier 3 In-Use Off-Road Diesel Engine Standards. There are no known conditions in the project area that would require nonstandard equipment or construction practices that would increase fuel-energy consumption above typical rates. Therefore, the revised project would not result in the use of excessive amounts of fuel or other forms of energy during construction, and impacts would be less than significant during construction. No new impacts would occur.

Addendum to Adopted Mitigated Negative Declaration
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Operation-Related Energy Use
During operation, energy use would be associated with transportation-related fuel use (gasoline, diesel fuel, and electric vehicles), and building-related energy use (electricity and natural gas).

Transportation-Related Energy Use
Buildout of the revised project and occupation by residents would result in transportation energy use. Trips by individuals traveling to and from the project site would result from use of passenger vehicles or public transit. Passenger vehicles would be mostly powered by gasoline, with some fueled by diesel or electricity. Public transit would be powered by diesel or natural gas, and could potentially be fueled by electricity. Based on SANDAG trip generation rates, the project would generate 2.5 trips per unit for a total of 268 trips (SANDAG 2002). Vehicle emission factors and fleet mix were based on regional averages from the CARB EMFAC2021 model. Based on CalEEMod Air Quality Modeling, the revised project would generate 800,892 annual vehicle miles traveled (VMT) which equals approximately 2,194 daily VMT. Total gasoline and diesel fuel consumption was calculated using EMFAC2021 fuel consumption rates and fleet data for light duty autos, light-duty trucks, light heavy-duty trucks, and motorcycles. The results are summarized in Table 6.

Table 6
Vehicle Fuel/Electricity Consumption
Gasoline Diesel Electric Plug-In Hybrid Total
VMT 2,051 51 59 34 2,194
Fuel Consumed (gallons) 52,733 959 0 921 54,613
Electricity Consumer (kWh) 0 0 152 112 263
kWh = kilowatt hour
An existing bus route is located at the corner of Prospect Avenue and Graves Avenue immediately adjacent to the project site. This bus route connects to a regional shopping center and trolley transit center located approximately 1.5 miles northwest of the project site. The proximity of regional shopping and local bus routes would help reduce VMT generated by the revised project. In addition, project fuel consumption would decline over time beyond initial operational year of the revised project as a result of continued implementation of increased federal and state vehicle efficiency standards. There is no component of the revised project that would result in unusually high vehicle fuel use during operation. Therefore, operation of the revised project would not create a land use pattern that would result in wasteful, inefficient, or unnecessary use of energy, and impacts would be less than significant. No new impact would occur.

Non-Transportation-Related Energy Use
Non-transportation energy use would be associated with electricity and natural gas. The Renewables Portfolio Standard (RPS) promotes diversification of the state’s electricity supply and decreased reliance on fossil fuel energy sources. Renewable energy includes (but is not limited to) wind, solar, geothermal, small hydroelectric, biomass, anaerobic digestion, and landfill gas. Originally adopted in 2002 with a goal to achieve a 20 percent renewable energy mix by 2020 (referred to as the “Initial RPS”), the goal has been accelerated and increased by Executive Orders (EOs) S-14-08 and S-21-09 Addendum to Adopted Mitigated Negative Declaration
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to a goal of 33 percent by 2020. In April 2011, Senate Bill (SB) 2 (1X) codified California’s 33 percent RPS goal. SB 350 (2015) increased California’s renewable energy mix goal to 50 percent by year 2030.

SB 100 (2018) further increased the standard set by SB 350 establishing the RPS goal of 44 percent by the end of 2024, 52 percent by the end of 2027, and 60 percent by 2030. Once operational, the revised project would be served by San Diego Gas & Electric (SDG&E). As of 2020, SDG&E had a 39 percent procurement of renewable energy (CPUC 2021).

The California Code of Regulations, Title 24, is referred to as the California Building Code. It consists of a compilation of several distinct standards and codes related to building construction, including plumbing, electrical, interior acoustics, energy efficiency, handicap accessibility, and so on. Of particular relevance to GHG reductions are the California Building Code’s energy efficiency and green building standards as outlined below.

Title 24, Part 11 of the California Code of Regulations is CALGreen. Beginning in 2011, CALGreen instituted mandatory minimum environmental performance standards for all ground-up new construction of commercial and low-rise residential buildings, state-owned buildings, schools, and hospitals. It also includes voluntary tiers (I and II) with stricter environmental performance standards for these same categories of residential and non-residential buildings. Local jurisdictions must enforce the minimum mandatory requirements and may adopt CALGreen with amendments for stricter requirements.

The revised project would, at a minimum, be required to comply with the mandatory measures included in the current 2019 Energy Code (California Code of Regulations, Title 24, Part 6) and the 2019 CALGreen standards. The mandatory standards require:
• Solar on single- and multi-family residential buildings; • Outdoor water use requirements as outlined in local water efficient landscaping ordinances or current Model Water Efficient Landscape Ordinance standards, whichever is more stringent;
• Requirements for water conserving plumbing fixtures and fittings; • 65 percent construction/demolition waste diverted from landfills; • inspections of energy systems to ensure optimal working efficiency; • low-pollutant emitting exterior and interior finish materials such as paints, carpets, vinyl flooring, and particle boards;
• dedicated circuitry to facilitate installation of electric vehicle charging stations in newly constructed attached garages for single-family and duplex dwellings; and • installation of electric vehicle charging stations for at least three percent of the parking spaces for all new multi-family developments with 17 or more units.

Addendum to Adopted Mitigated Negative Declaration
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Similar to the compliance reporting procedure for demonstrating Energy Code compliance in new buildings and major renovations, compliance with the CALGreen operational water reduction requirements must be demonstrated through completion of water use reporting forms for new low-rise residential and non-residential buildings. The water use compliance form must demonstrate a 20 percent reduction in indoor water use by either showing a 20 percent reduction in the overall baseline water use as identified in CALGreen or a reduced per­plumbing-fixture water use rate.

Electricity and natural gas service to the project site is provided by SDG&E. Once operational, the proposed residential units would use electricity and natural gas to run various appliances and equipment, including space and water heaters, air conditioners, ventilation equipment, lights, and numerous other devices. Generally, electricity use is higher in the warmer months due to increased air conditioning needs, and natural gas use is highest when the weather is colder as a result of high heating demand. Residential uses would likely require the most energy use in the evening as people return from work. As a part of the Air Quality Modeling prepared for the revised project (see Appendix A), CalEEMod was used to estimate the total operational electricity and natural gas consumption associated with the revised project. Table 7 summarizes the anticipated operational energy and natural gas use.

Table 7
Operational Electricity and Natural Gas Use
Total Use
Electricity 452,102 kWh/Year
Natural Gas 778,537 kBTU/Year
kWh = kilowatt hour; kBTU = 1,000 British thermal units Buildout of the revised project would result in an increase of operational electricity and natural gas usage when compared to the existing condition. The revised project would be required to meet the mandatory energy requirements of 2019 CALGreen and the California Energy Code (Title 24, Part 6 of the California Code of Regulations) and would benefit from the efficiencies associated with these regulations as they relate to building heating, ventilating, and air conditioning mechanical systems, water-heating systems, and lighting. The revised project would include solar panels. Furthermore, electricity would be provided to the revised project by SDG&E, which currently has an energy mix that includes 39 percent renewables and is on track to achieve 60 percent by 2030 as required by RPS. Therefore, there are no project features that would support the use of excessive amounts of energy or would create unnecessary energy waste, or conflict with any adopted plan for renewable energy efficiency, and impacts would be less than significant. No new impact would occur. b. No New Impact/No Impact. The applicable state plans that address renewable energy and energy efficiency are CALGreen, the California Energy Code, and RPS. As discussed in Section 15.6.a above, the revised project would be required to meet the mandatory energy requirements of 2019 CALGreen and the 2019 California Energy Code. Therefore, the revised project would not conflict with or obstruct implementation of CALGreen and the California Energy Code, or with SDG&E’s implementation of RPS, and impacts would be less than significant. No new impact would occur.

Addendum to Adopted Mitigated Negative Declaration
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15.7 Geology and Soils
Would the project:

Issue
New Potentially
Significant
Impact
New
Mitigation is
Required
No New
Impact/
No Impact
Reduced
Impact
a. Directly or indirectly cause potential
substantial adverse effects, including
the risk of loss, injury, or death
involving:

(i) Rupture of a known earthquake
fault, as delineated on the most
recent Alquist-Priolo Earthquake
Fault Zoning Map issued by the
State Geologist for the area or
based on other substantial
evidence of a known fault?
(ii) Strong seismic ground shaking?
(iii) Seismic-related ground failure,
including liquefaction?
(iv) Landslides?
b. Result in substantial soil erosion or the
loss of topsoil?
c. 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?
d. 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?
e. 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?
Addendum to Adopted Mitigated Negative Declaration
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Issue
New Potentially
Significant
Impact
New
Mitigation is
Required
No New
Impact/
No Impact
Reduced
Impact
f. Directly or indirectly destroy a unique
paleontological resource or site or
unique geologic feature?
Source(s): City of Santee General Plan–Safety Element; City of Santee Municipal Code. a(i). No New Impact/No Impact. The previously adopted IS/MND did not identify any impacts associated with fault rupture. The revised project would not alter the development footprint that was evaluated in the previously adopted IS/MND. No known Alquist-Priolo Earthquake Fault Zones or active faults traverse the project site. The nearest known active fault is part of the Rose Canyon fault zone, located approximately 14 miles west of the project site. Therefore, the risk of fault rupture is low, and impacts related to the exposure of people or structures to rupture of a known earthquake fault would be less than significant. The revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant. No new impact would occur.
a(ii). No New Impact/No Impact. The previously adopted IS/MND determined that adherence to the recommendations identified in the Geotechnical Investigation would ensure that impacts associated with seismic ground shaking would be less than significant. The project site is located in a seismically active southern California region, and therefore could be subject to strong seismic ground shaking.

As described in Section 15.7.a(i) above, the nearest known active fault is part of the Rose Canyon fault zone, located approximately 14 miles west of the project site. However, the revised project would not alter the development footprint that was evaluated in the previously adopted IS/MND, and grading for the footprint of Building 4 has been completed consistent with the requirements of the Geotechnical Investigation completed for the previously approved project (Construction Testing and Engineering, Inc. 2008). Furthermore, the revised project would be constructed consistent with the requirements of the Geotechnical Investigation completed for the previously approved project and the seismic requirements of the California Building Code. Compliance with these requirements would ensure that impacts would be less than significant. Therefore, the revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects with respect to exposing people or structures to potential adverse effects from strong seismic ground shaking, and impacts would be less than significant. No new impact would occur.
a(iii). No New Impact/No Impact. The previously adopted IS/MND determined that adherence to the recommendations identified in the Geotechnical Investigation would ensure that impacts associated with liquefaction would be less than significant. The revised project would not alter the development footprint that was evaluated in the previously adopted IS/MND, and grading for the footprint of Building 4 has been completed consistent with the requirements of the Geotechnical Investigation completed for the previously approved project. Furthermore, the revised project would be constructed consistent with the requirements of the Geotechnical Investigation completed for the previously approved project and the seismic requirements of the California Building Code.

Compliance with these requirements would ensure that cause potential substantial adverse effects involving seismic-related ground failure, including liquefaction, and impacts would be less than Addendum to Adopted Mitigated Negative Declaration
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significant. Therefore, impacts would be less than significant. The revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effect. No new impact would occur.
a(iv). No New Impact/No Impact. The previously adopted IS/MND determined that adherence to the recommendations identified in the Geotechnical Investigation would ensure that impacts associated with landslides would be less than significant. The revised project would not alter the development footprint that was evaluated in the previously adopted IS/MND, and grading for the footprint of Building 4 has been completed consistent with the requirements of the Geotechnical Investigation completed for the previously approved project. Furthermore, the revised project would be constructed consistent with the requirements of the Geotechnical Investigation completed for the previously approved project and the seismic requirements of the California Building Code.

Compliance with these requirements would ensure that the revised project would not cause potential substantial adverse effects involving landslides, and impacts would be less than significant. Therefore, the revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effect. No new impact would occur. b. No New Impact/No Impact. The previously adopted IS/MND determined that impacts associated with soil erosion would be less than significant. The revised project would not alter the development footprint that was evaluated in the previously adopted IS/MND, and grading for the footprint of Building 4 has been completed consistent with the requirements of the Geotechnical Investigation completed for the previously approved project. The project site does not contain steep slopes, and the applicant would be required to prepare a landscape plan and/or erosion control plan consistent with the requirements of Santee Municipal Code Sections 15.58.130 and 15.58.140. The landscape plan and/or erosion control plan would include measures that prevent erosion by minimizing runoff that can potentially carry soil off-site. Therefore, the revised project would not result in substantial soil erosion or loss of topsoil, and impacts would be less than significant. Therefore, the revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effect. No new impact would occur. c. No New Impact/No Impact. The previously adopted IS/MND did not identify any impacts associated with expansive soils. The revised project would not alter the development footprint that was evaluated in the previously adopted IS/MND, and grading for the footprint of Building 4 has been completed consistent with the requirements of the Geotechnical Investigation completed for the previously approved project. Furthermore, the revised project would be constructed consistent with the requirements of the Geotechnical Investigation completed for the previously approved project and the seismic requirements of the California Building Code. Compliance with these requirements would ensure that the revised project would not be subject to on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse, and impacts would be less than significant.

Therefore, impacts would be less than significant. The revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effect. No new impact would occur.
d. No New Impact/No Impact. The previously adopted IS/MND determined that adherence to the recommendations identified in the Geotechnical Investigation would ensure that impacts associated with expansive soil would be less than significant. The revised project would not alter the Addendum to Adopted Mitigated Negative Declaration
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development footprint that was evaluated in the previously adopted IS/MND, and grading for the footprint of Building 4 has been completed consistent with the requirements of the Geotechnical Investigation completed for the previously approved project. Furthermore, the revised project would be constructed consistent with the requirements of the Geotechnical Investigation completed for the previously approved project and the seismic requirements of the California Building Code.

Compliance with these requirements would ensure that the revised project would not create substantial direct or indirect risks to life or property associated with expansive soil, and impacts would be less than significant. Therefore, impacts would be less than significant. The revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effect. No new impact would occur. e. No New Impact/No Impact. The previously adopted IS/MND did not identify any impacts associated with soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems. The revised project does not propose the use of septic tank or alternative wastewater disposal system. The Padre Dam Municipal Water District would provide wastewater service for the revised project. Therefore, impacts would be less than significant. The revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effect. No new impact would occur. f. No New Impact/No Impact. The previously adopted IS/MND did not identify any impacts associated with paleontological resources. The revised project would not alter the development footprint that was evaluated in the previously adopted IS/MND. Grading for the footprint of Building 4 has been completed, and the revised project would not require any additional earthwork within undisturbed soil that could impact paleontological resources. Therefore, impacts would be less than significant. The revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects with respect to directly or indirectly destroying a unique paleontological resource or site or unique geologic feature. No new impact would occur.

15.8 Greenhouse Gas Emissions
Would the project:

Issue
New Potentially
Significant
Impact
New
Mitigation is
Required
No New
Impact/
No Impact
Reduced
Impact
a. Generate greenhouse gas emissions,
either directly or indirectly, that may
have a significant impact on the
environment?
b. Conflict with an applicable plan, policy
or regulation adopted for the purpose
of reducing the emissions of
greenhouse gases?
Sources: Sources: Climate Change Scoping Plan (CARB 2008); CARB 2017 Scoping Plan Update (CARB 2017); 2019 California Energy Code; CEQA and Climate Change, Evaluating and Addressing Addendum to Adopted Mitigated Negative Declaration
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Greenhouse Gas Emissions from Projects Subject to the California Environmental Quality Act (California Air Pollution Control Officers [CAPCOA] 2008); and Sustainable Santee Plan (Santee 2019). a. No New Impact/No Impact. The previously adopted IS/MND determined that the previously approved project would not generate greenhouse gas emissions, that would be considered significant. Since the adoption of the previous MND, the City adopted the Sustainable Santee Plan on January 8, 2020, which provides guidance for the reduction of GHG emissions within the City. The Sustainable Santee Plan provides policy direction and identifies actions the City and community will take to reduce GHG emissions consistent with State goals and targets. State GHG emissions reduction targets proposed and/or codified by EO S-3-05, Assembly Bill (AB) 32, EO B-30-15, and SB 32 include achieving 1990 emission levels by 2020 (which the state has achieved); 40 percent below 1990 levels by 2030; and 80 percent below 1990 levels by 2050. The Sustainable Santee Plan would also work to achieve a per-capita GHG emission level by 2030 in conformance with SB 32 and the CARB 2017 Scoping Plan (CARB 2017).

The Sustainable Santee Plan Project Consistency Checklist (Checklist) is intended to be a tool for development projects to demonstrate consistency with the Sustainable Santee Plan, which is a qualified GHG emissions reduction plan in accordance with CEQA Guidelines Section 15183.5. The Checklist has been developed as part of the Sustainable Santee Plan implementation and monitoring process and supports the achievement of individual GHG reduction measures as well as the City’s overall GHG reduction goals. Additionally, the Checklist supports the City’s sustainability goals and policies that encourage sustainable development and aim to conserve and reduce the consumption of resources, such as energy and water, among others. Projects that meet the requirements of the Checklist are considered consistent with the Sustainable Santee Plan and would have a less than significant contribution to cumulative GHG impacts (i.e., the revised project’s incremental contribution to cumulative GHG effects is not cumulatively considerable), pursuant to CEQA Guidelines Sections 15064(h)(3), 15130(d), and 15183(b).

The previous IS/MND was adopted by the City Council on August 27, 2008. Therefore, the previously approved project was not subject to the Sustainable Santee Plan. However, the revised project is subject to the requirements of the Sustainable Santee Plan. Therefore, GHG impacts associated with the revised project were analyzed by determining consistency with the Sustainable Santee Plan through completion of the Checklist.

The project-specific Checklist is included in Appendix C. The revised project would be consistent with the existing High Density Residential (R-22) General Plan and land use zoning designations, and therefore would be consistent with the land use assumptions used in the Sustainable Santee Plan. As demonstrated in the Checklist, the revised project would implement all applicable GHG reduction measures related to energy efficiency, solid waste, and clean energy required by the City’s Sustainable Santee Plan. Specifically, the revised project would be consistent with the following goals:
• Increase Energy Efficiency (Goal 2): The revised project would implement all feasible and applicable CALGreen Tier 2 Building Standards. The CALGreen Tier 2 measures that would be implemented by the revised project are related to planning and design, energy efficiency, water efficiency and conservation, material conservation and resource efficiency, and environmental quality. The revised project would also include a solar photovoltaic (PV) system. Refer to the Checklist in Appendix C.

Addendum to Adopted Mitigated Negative Declaration
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• Decrease GHG Emissions through a Reduction in VMT (Goal 6): Access to the project site would be provided via Graves Avenue at the intersection of Prospect Avenue. An existing bus stop is located immediately adjacent to the project site at the intersection. The bus stop is served by the San Diego Metropolitan Transit System bus route 833 that runs along Graves Avenue, Magnolia Avenue, and Mission Gorge Road to the Santee Town Center, which is served by the Sycuan Green Line Trolley. The previously approved project, including the revised project, provides a shuttle to take residents to regional shopping and medical appointments. The revised project would improve pedestrian connectivity by constructing internal sidewalks that would connect to sidewalks constructed during completed phases of the previously approved project, which in turn connect to existing sidewalks located on both sides of Graves Avenue and Prospect Avenue. All internal sidewalk ramps would be ADA compliant. The revised project would also include electric vehicle parking. Furthermore, the revised project would not generate additional VMT beyond what was anticipated under the previously approved project.
• Electric Vehicles (Goal 7): The revised project would include 107 parking spaces, 11 of which would be electric vehicle parking spaces.
• Solid Waste (Goal 9): The revised project would reduce waste at landfills by providing on­site recycling storage per CALGreen. The revised project would also implement a construction waste management plan.
• Clean Energy (Goal 10): The revised project would include the installation of a solar PV system.

Based on the revised project’s consistency with the City’s Sustainable Santee Plan demonstrated in the Checklist, the revised project’s contribution of GHGs to cumulative statewide emissions would be less than cumulatively considerable. Therefore, the revised project would not generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment, and impacts would be less than significant. The revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects with respect to GHG emissions. No new impacts would occur. b. No New Impact/No Impact. The previously adopted IS/MND did not identify any conflicts with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases. As described in Section 15.8.a above, the revised project would be consistent with the existing General Plan and land use zoning designations, and therefore would be consistent with the land use assumptions used in the Sustainable Santee Plan. As demonstrated in the Checklist, the revised project would implement all applicable GHG reduction measures related to energy efficiency, solid waste, and clean energy required by the City’s Sustainable Santee Plan. Therefore, the revised project would not conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of GHGs, and impacts would be less than significant. Therefore, impacts would be less than significant. The revised project would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects. No new impact would occur.

Addendum to Adopted Mitigated Negative Declaration
Legacy at Lantern Crest Project