Agenda packet — Santee City Council, November 13, 2024 (part 2 of 2)

yards and temporary accessory structures have been identified below as “New” or “Existing to be revised”. A full strikeout and underlined “redline” version of the text, which indicates all the proposed changes, is attached to the Council Agenda Statement.

DEFINITIONS:

Proposed Front Yard Accessory Structure “Subordinate, non-habitable open detached or attached structure within the front yard or exterior side yard. Front yard residential accessory structures would include, but not be limited to, covered patios, carports, pergolas, gazebos, arbors, and similar ornamental structures not used for storage.”
Existing to be revised Temporary Structure “an accessory structure (shade only) without any foundation, footing or anchoring and which is removed when the designated time period, activity, or use for which the temporary structure was erected has ceased.”
LOCATION:

New Any front yard accessory structure shall not encroach into the public right-ofway or block vehicular access to the garage.

SETBACKS:

New Front setback: A carport over the existing driveway shall provide a minimum five-foot setback from the front property line. Other allowed front yard accessory structures shall provide a minimum ten-foot setback from the front property line.

New Side setback: All front yard accessory structures shall provide a minimum five-foot setback from the exterior and interior side property lines.

HEIGHT:

New Front yard accessory structures shall not exceed a maximum 16 feet in height or the roofline of the single-story residence, whichever is lower.

SIZE:

New Front yard accessory structures shall not exceed a maximum of 170 square feet.

Staff Report, November 13, 2024
Accessory Structures

Page 3 ends

NUMBER OF STRUCTURES:

New A total of two front yard accessory structures are permitted in the front and exterior side yards combined.

SEPARATION DISTANCE:

New The minimum distance between front yard accessory structures is five feet.

ANCHORING:

New Structures must be adequately anchored and bolted to ensure stability and prevent displacement. Weighted anchoring is not permitted.

MATERIALS:

New Structures shall be well maintained. Any torn, bent or dilapidated structure shall be replaced or removed.

PAVING:

New Front yard accessory structures are exempt from the paving requirements in SMC Section 13.10.060.

D. RECOMMENDATION
Staff requests that City Council:

1. Open, conduct, and close the public hearing on the Ordinance amending Title 13; and

2. Introduce and conduct the first reading of that Ordinance; and

3. Set and conduct the second reading for December 11, 2024. - 1 -
ORDINANCE NO. ________

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF SANTEE, CALIFORNIA, AMENDING TITLE 13 OF THE
SANTEE MUNICIPAL CODE, “ZONING” REGARDING

ACCESSORY STRUCTURES IN THE FRONT YARD
WHEREAS, the City of Santee, California (“City”) is a municipal corporation, duly organized under the constitution and laws of the State of California; and WHEREAS, two City Council workshops were held in 2023 and 2024 and City Council directed staff to update the Santee Municipal Code (“SMC”) to allow accessory structures in the front and exterior side yards; and
WHEREAS, on November 13, 2024, the City Council held a duly-noticed public hearing to consider the Ordinance, including: (1) the public testimony and agenda reports prepared in connection with the Ordinance, (2) the policy considerations discussed therein, and (3) the consideration and recommendation by the City Council; and WHEREAS, the City Council scheduled and held a second reading of proposed revisions to Title 13 on December 11, 2024; and
WHEREAS, all legal prerequisites to the adoption of the Ordinance have occurred.

NOW, THEREFORE, the City Council of the City of Santee does ordain as follows:

SECTION 1. Incorporation. The recitals above are each incorporated by reference and adopted as findings by the City Council.

SECTION 2. CEQA. The amendment of the Santee Municipal Code, as set forth in the attached Ordinances, is not a project subject to the California Environmental Quality Act (CEQA), pursuant to State CEQA Guidelines section 15378, as it is an administrative activity of government and the Ordinances do not have the potential to result in either a direct or reasonably foreseeable indirect physical change in the environment. Even if the amendments are considered a project under CEQA, they are exempt from CEQA review pursuant to State CEQA Guidelines section 15061(b)(3) as the Ordinances do not have the potential to result in either a direct or reasonably foreseeable indirect physical change in the environment.

SECTION 3. General Plan. The City Council hereby finds that the adoption of the Ordinance is consistent with the General Plan as a matter of law under Government Code section 66314(c).

SECTION 4. Code Amendment. Section 13.10.50A of the Santee Municipal Code is hereby amended and restated to read in its entirety as provided in Exhibit “A-1,” attached hereto and incorporated herein by reference.

SECTION 5. Effective Date. This Ordinance takes effect 30 days after its adoption. - 2 -
SECTION 6. Publication. The City Clerk is directed to certify to the adoption of this Ordinance and post or publish this Ordinance as required by law.

SECTION 7. Custodian of Records. The custodian of records for this Ordinance is the City Clerk and the records comprising the administrative record are located at City Clerk’s office located at 10601 Magnolia Avenue, Santee, CA 92071 or by email at [email protected].

SECTION 8. Severability. If any provision of this Ordinance or its application to any person or circumstance is held to be invalid by a court of competent jurisdiction, such invalidity has no effect on the other provisions or applications of the Ordinance that can be given effect without the invalid provision or application, and to this extent, the provisions of this Ordinance are severable. The City Council declares that it would have adopted this Ordinance irrespective of the invalidity of any portion thereof.

INTRODUCED AND FIRST READ at a Public Hearing held at a Regular Meeting of the City Council of the City of Santee, California, on the 13th day of November, and thereafter ADOPTED at a Regular Meeting of the City Council held on this 11th day of December 2024, by the following vote to wit:

AYES:

NOES:

ABSENT:

APPROVED
________________________________

JOHN MINTO, MAYOR
ATTEST:
__________________________________

JAMES JEFFRIES, CITY CLERK
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EXHIBIT A-1
Updated Accessory Structure Regulations
(follows this page)

13.04.140 Definitions
"Structure, front yard residential" means a subordinate, non-habitable open detached or attached structure within the front yard or exterior side yard. Front yard residential accessory structures would include, but not be limited to, covered patios, carports, pergolas, arbors, and similar ornamentals structures not used for storage.” "Structure, temporary" means an accessory structure (shade only) without any foundation or footings and which is removed when the designated time period, activity, or use for which the temporary structure was erected has ceased.

13.10.050 Special development criteria.

The special development criteria set forth in this section are intended to provide minimum standards for residential development.

A. Attached and Detached Residential Accessory Structures.

1. Attached and detached residential accessory structures (including, but not limited to, unenclosed patio covers, cabanas, garages, carports, and storage buildings) may encroach in a required interior side yard or rear yard, except as required in Table 13.10.040A, subject to the following limitations:
a. Height. The maximum height for accessory structures is 16 feet (one story). b. Rear Yard Setback. Attached or detached residential accessory structures or additions may be located five feet from the rear property line, excluding eave overhang.
c. Side Yard Setback. Attached or detached residential accessory structures may be located five feet from the side interior property line, excluding eave overhang.

Attached and detached residential accessory structures may not encroach into required exterior side yard setbacks.
d. Front Yard and ExteriorCorner Side Yard. Enclosed attached and detached accessory structures shall comply with the minimum front and exterior side yard setbacks in Table 13.10.040.A. No detached enclosed residential accessory structure shall be placed in front of the main structure. Front yard accessory structures shall comply with subsection B.
e. Size. The maximum allowable gross floor area for all detached residential accessory structures in conjunction with an existing single-family residence shall not exceed 50% of the living area of the primary residence. A 400-square-foot detached garage is permitted in all cases if a garage does not currently exist on site. f. Additional Standards for Accessory Structures. The following items may be allowed in an accessory structure, such as a garage, workshop, cabana, or similar structure, with recording of a City-approved deed restriction:
i. Wet bar/kitchen.
ii. Wash basin (sink and drain).
iii. Bathroom.

2. Sea cargo containers are prohibited.

B. Front Yard Accessory Structures.

1. Structures within the front yard or exterior side yards (including but not limited to, covered patios, carports, pergolas, arbors, and similar ornamentals structures not used for storage, subject to the following limitations:
a. Height. The maximum height shall not exceed 16 feet or the roofline of the singlestory residence, whichever is lower. b. Setbacks. A carport over the existing driveway shall provide a minimum five-foot setback from the front property line. Other allowed front yard accessory structures shall provide a minimum ten-foot setback from the front property line.

All front yard accessory structures shall provide a minimum five-foot setback from the exterior and interior side property lines.
c. Size. The maximum allowable gross floor area shall not exceed 170 square feet for each structure.
d. Number of Structures. A total of two structures are permitted in the front and exterior side yards combined.
e. Separation Distance. The minimum distance between front yard accessory structures is five feet.
f. Anchoring. Structures must be adequately anchored and bolted to ensure stability and prevent displacement. Weighted anchoring is not permitted. g. Materials. Structures shall be well maintained. Any torn, bent or dilapidated structure shall be replaced or removed.
h. Paving. Front yard accessory structures are exempt from the paving requirements in SMC Section 13.10.060.
i. Garage Access: Posts shall not block vehicular access to the garage. j. Structures shall meet the California Building Standards Code and the Fire Code.

C. Temporary Structures.

1. Structures shall be well maintained. Any torn, bent or dilapidated structure shall be replaced or removed.

2. Foundation, footing, or anchoring are not permitted.

DB. Projections into Yards.

1. Eaves, roof projections, awnings, and similar architectural features may project into required yards a maximum distance of two feet, provided such appendages are supported only at, or behind, the building setback line.

2. Fireplace chimneys, bay windows, balconies, fire escapes, exterior stairs and landings and similar architectural features and equipment for pools and air conditioning may project into required yards a maximum distance of two feet, provided such features shall be at least three feet from a property line. Equipment must be screened with materials and colors that blend with the building design.

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

4. Projections Over a Slope. If a structure is constructed such that it projects over a slope, and the structure is visible from a public street, the underside of the structure shall either be enclosed or landscaping shall be provided to screen the structure from public view to the satisfaction of the Director.

5. Two-story additions may encroach a maximum of five feet into the required rear yard setback if the Director determines that the encroachment is necessary for a continuation and extension of the architectural design, style, and function of the structure.

EC. Projections Above Height Limits. Except as provided for in Chapter 13.34, flues, chimneys, antennas, elevators, other mechanical equipment, utility, and mechanical features may exceed the height limit of the base district in Table 13.10.040A by no more than 15 feet, provided such feature shall not be used for habitable space and appropriate screening is provided as determined by the Director. Architectural appurtenances to churches and other religious institutions involving a steeple, or cross combination thereof, and clock towers, may exceed the maximum height of the base district if it is determined through the development review permit or conditional use permit process that architectural compatibility and appropriate building scale are achieved and maintained.

FD. Variable Front Yard Provisions. Front setbacks required by the base district may be averaged on the interior lots within a new single-family detached or detached condominium subdivision. Additions to single-family homes in established residential subdivisions shall be allowed to build to the preestablished front yard setback of the subdivision without the need for a variance.

GE. Fences, Walls and Hedges. The following provisions regarding fences, walls and hedges shall apply to all residential districts.

1. Fences, walls, hedges, or similar view obstructing structures or plant growth that reduce visibility and the safe ingress and egress of vehicles or pedestrians shall not exceed a height of three and one-half feet in the front yard. A combination of solid and open fences (e.g., wrought iron, chain link, Plexiglas) not exceeding six feet in height may be located in a required front yard or visibility clearance area, provided such fences are constructed with at least 90% of the top two and one-half feet of their vertical surface open, and nonview-obscuring.

2. Fences or walls, not exceeding six feet in height, may be located in a required exterior side yard, rear, or interior side yard. Walls required by the City for noise mitigation may be up to eight feet in height and may be located within the exterior side yard setback or rear setback adjacent to a street. The noise wall shall be designed such that it does not reduce visibility and the safe ingress and egress of vehicles or pedestrians.

3. A visibility clearance area shall be required on lots adjacent to an alley, driveway or street in which nothing shall be erected, placed, planted or allowed to grow exceeding three and one-half feet in height. Such area shall consist of a triangular area measured along the face of curb bounded by the alley, driveway, or street rightof-way lines of such lots and a line joining points along said alley, driveway, or street lines from the point of intersection as shown in the Visibility Area diagram below.

The distance may be reduced if the Director determines that the reduced distance would not create a public health and safety hazard. The distance may be increased if the Director determines that a greater distance is required to maintain public health and safety.

4. Outdoor recreation court fences not exceeding 12 feet in height shall be located five feet from any rear or side property lines, except when adjacent to outdoor recreation courts on adjacent properties.

5. Barbed wire, concertina wire, or similar security devices are not allowed in residential zones.

6. Walls constructed next to a mobility element street shall be constructed with decorative materials to the satisfaction of the Director. Anti-graffiti surfaces shall be provided pursuant to Chapter 7.16.

HF. Swimming Pools, Spas and Recreational Courts.

1. Swimming pools, spas, tennis courts, basketball courts, or similar paved outdoor recreational courts, shall not be located in any required front yard, and shall be located no closer than three feet from any rear, side or corner side property line.

2. Outdoor lighting poles and fixtures are permitted not to exceed 12 feet in height.

Any such lighting shall be designed to project light downward and shall not create glare on adjacent properties.

IG. Mobile Home Parks. For mobile home park development provisions, refer to Chapter

13.22. JH. Use of Required Yards.

1. Street Yards. Except as otherwise permitted, a street yard shall be used only for landscaping, pedestrian walkways, driveways, or off-street parking.

2. Rear and Interior Side Yards. Except as otherwise permitted, these yards shall be used only for landscaping, pedestrian walkways, driveways, off-street parking or loading, recreational activities or similar accessory activities.

KI. Lights. All public parking areas shall be adequately lighted. All lighting shall be designed and adjusted to reflect light away from any road or street, and away from any adjoining premises. All lights and illuminated signs shall be shielded or directed so as to not cause glare on adjacent properties or to motorists.
(Ord. 566 § 3, 2019; Ord. 591 § 2, 2021; Ord. 599 § 2, 2022; Ord. 611 § 2, 2023; Ord. 615, 6/26/2024)

60139.00151\42780924.1
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STAFF REPORT

PUBLIC HEARING AND INTRODUCTION AND FIRST READING OF AN

ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTEE, CALIFORNIA, AMENDING SANTEE MUNICIPAL CODE TITLE 13 (ZONING) REGARDING

ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS TO

COMPLY WITH RECENT CHANGES IN STATE LAW AND FINDING THE ACTION TO BE STATUTORILY EXEMPT FROM CEQA UNDER SECTION 21080.17 OF THE PUBLIC RESOURCES CODE (CASE FILE ZOA-2024-0003)

CITY COUNCIL MEETING
November 13, 2024
INTRODUCTION:

The ordinance proposed for City Council consideration will amend and restate Section 13.10.045 of the Santee Municipal Code (“SMC”) to comply with recent changes to state law that impose new limits on local authority to regulate Accessory Dwelling Units (“ADUs”) and Junior Accessory Dwelling Units (“JADUs”). Both Assembly Bill (AB) 2533 and Senate Bill (SB) 1211 take effect January 1, 2025. To remain valid, the City’s ADU ordinance must comply with requirements imposed by AB 2533 and SB 1211. Adopting the proposed ordinance ensures that the City’s ADU ordinance will be valid under AB 2533 and SB 1211.

This item does not address whether ADUs that are approved under this ordinance will be subject to the Mitigation Fee Act. At the September 25, 2024 City Council meeting, Council directed that the issue of ADU impact fees be brought back in connection with Council’s consideration of the Comprehensive Development Impact Fee Nexus Study, the discussion of which is ongoing. Currently, therefore, approved ADUs measuring 750 square feet or more will be subject to payment of development impact fees in an amount based upon the ADU’s square footage in proportion to the square footage of the associated residential dwelling in accordance with state law. Council may provide direction to waive or modify these fees at any time.

BACKGROUND AND ANALYSIS:

In 2024, the California Legislature approved, and the Governor signed into law, two new bills — AB 2533 and SB 1211 — that further amend state ADU law as summarized below.

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Government Code section 65854 requires the planning commission or, as here, a City Council that carries out the functions of a planning commission, to hold a public hearing on amendments to a zoning ordinance, including regulations relating to the use of buildings, structures, and land. Accordingly, Council must conduct a public hearing on the proposed Ordinance Amending Title 13. Notice of this hearing was published in the East County Californian, a newspaper of general circulation within the City of Santee at least ten days prior to the original hearing date of November 13, 2024, as required (Gov Code §§ 65090 and 65854).

Revisions required of SMC Section 13.10.045 are attached.

AB 2533 – Unpermitted ADUs and JADUs
Subject to limited exceptions, existing state law prohibits a city from denying a permit to legalize an unpermitted ADU that was constructed before January 1, 2018, if the denial is based on the ADU not complying with applicable building, state or local ADU standards. One exception allows a city to deny a permit to legalize an ADU if the city makes a written finding that correcting the violation is necessary to protect the health and safety of the public or the occupants of the structure.

AB 2533 changes this by: (1) expanding the above prohibition to also include JADUs; (2) moving the construction-cutoff date from January 1, 2018, to January 1, 2020; and (3) replacing the above exception with a requirement that local agencies find that correcting the violation is necessary to comply with the standards specified in Health and Safety Code section 17920.3 (Substandard Buildings). (See amended Gov. Code, § 66332(a)–(f).)
SB 1211 – Replacement Parking Requirements; Multifamily ADUs Replacement Parking
Existing state law prohibits the City from requiring off-street parking spaces to be replaced when a garage, carport or covered parking structure is demolished in conjunction with the construction of, or conversion to, an ADU.

SB 1211 amends this prohibition to now also prohibit a city from requiring replacement parking when an uncovered parking space is demolished for or replaced with an ADU. (See amended Gov. Code, § 66314(d)(11).) Multifamily ADUs
SB 1211 further defines livable space in connection with converted ADUs inside a multifamily dwelling structure. Existing state law requires the City to ministerially

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approve qualifying building-permit applications for ADUs within “portions of existing multifamily dwelling structures that are not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages ….” The term “livable space” is not defined by existing state ADU law.

SB 1211 changes this by adding a new definition: “‘Livable space’ means a space in a dwelling intended for human habitation, including living, sleeping, eating, cooking, or sanitation.” (See amended Gov. Code, § 66313(e).) SB 1211 also increases the number of detached ADUs that lots with an existing multifamily dwelling can have. Existing state law allows a lot with an existing or proposed multifamily dwelling to have up to two detached ADUs.

Under SB 1211, a lot with an existing multifamily dwelling can have up to eight detached ADUs, or as many detached ADUs as there are primary dwelling units on the lot, whichever is less. (See amended Gov. Code, § 66323(a)(4)(A)(ii).) SB 1211 does not alter the number of ADUs that a lot with a proposed multifamily dwelling can have — the limit remains at two. (See amended Gov. Code, § 66323(a)(4).)
ENVIRONMENTAL REVIEW:

Under California Public Resources Code section 21080.17, CEQA does not apply to the adoption of an ordinance by a city or county implementing the provisions of Article 2 of Chapter 13 of Division 1 of Title 7 of the California Government Code, which is California’s ADU law and which also regulates JADUs, as defined by section 66313. Therefore, the adoption of the proposed ordinance is statutorily exempt from CEQA in that it implements state ADU law.

RECOMMENDATION:

Staff requests the City Council:

1. Open, conduct, and close the Public Hearing on the Ordinance amending Title 13

2. Introduce and conduct the First Reading of the Ordiance

3. Set and conduct the second reading for December 11, 2024

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ATTACHMENT 1
REDLINED VERSION OF AMENDED AND RESTATED § 13.10.045
Santee Municipal Code § 13.10.045 - Accessory dwelling units A. Purpose. The purpose of this section is to allow and regulate accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) in compliance with Chapter 13 of Division 1 of Title 7 of the California Government Code. Sections 65852.2 and 65852.22.

B. Effect of Conforming. An ADU or JADU that conforms to the standards in this section will not be:

1. Deemed to be inconsistent with the City's general plan and zoning designation for the lot on which the ADU or JADU is located.

2. Deemed to exceed the allowable density for the lot on which the ADU or JADU is located.

3. Considered in the application of any local ordinance, policy, or program to limit residential growth.

4. Required to correct a nonconforming zoning condition, as defined in subsection (C)(910) below. This does not prevent the City from enforcing compliance with applicable building standards in accordance with Health and Safety Code Section 17980.12.

C. Definitions. As used in this section, terms are defined as follows:

1. "Accessory dwelling unit" or "ADU" means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. An accessory dwelling unit also includes the following:
a. An efficiency unit, as defined by Section 17958.1 of the California Health and Safety Code; and
b. A manufactured home, as defined by Section 18007 of the California Health and Safety Code.

2. "Accessory structure" means a structure that is accessory and incidental to a dwelling located on the same lot.

3. "Attached accessory dwelling unit" means an attached ADU that shares at least one wall with the primary dwelling.

4. "Complete independent living facilities" means permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated.

5. "Detached accessory dwelling unit" means a detached ADU that does not share any wall with the primary dwelling.

6. "Efficiency kitchen" means a kitchen that includes each of the following:
a. A cooking facility with appliances.
b. A food preparation counter and storage cabinets that are of a reasonable size in relation to the ADU.size of the ADU or JADU.

7. "Junior accessory dwelling unit" or "JADU" means a residential unit that satisfies all of the following:
a. It is no more than 500 square feet in size.
b. It is contained entirely within an existing or proposed single-family residence. An enclosed use within the residence, such as an attached garage, is considered to be a part of and contained within the single-family residence.
c. It includes its own separate sanitation facilities or shares sanitation facilities with the existing or proposed single-family residence.
d. Contains its own separate bathroom or, if it does not include a separate bathroom, contains an interior entrance to the main living area of the existing or proposed single-family residence.
e. Contains an exterior entrance that is separate from the main entrance to the proposed or existing single-family residence.
f. It includes an efficiency kitchen, as defined in subsection (C)(6) above.

8. “Livable space” means a space in a dwelling intended for human habitation, including living, sleeping, eating, cooking, or sanitation.

9. "Living area" means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure.

9.10. "Nonconforming zoning condition" means a physical improvement on a property that does not conform with current zoning standards.

10.11. "Passageway" means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the ADU or JADU.

11.12. "Proposed dwelling" means a dwelling that is the subject of a permit application and that meets the requirements for permitting.

12.13. "Public transit" means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.

13.14. "Tandem parking" means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another.

D. General Provisions. The following requirements apply to all ADUs and JADUs that are approved under subsections (F) and (G) below.

1. Zoning.
a. An ADU or JADU subject only to the limited requirements in subsection (F) below may be created on a lot in a residential or mixed-use zone. b. An ADU or JADU subject to the requirements in subsection (G) below may be created on a lot that is zoned to allow single-family dwelling residential use or multifamily dwelling residential use.
c. In accordance with Government Code section 66333(a), a JADU may only be created on a lot zoned for single-family residences.

2. Fire Sprinklers. Fire sprinklers are required in an ADU if sprinklers are required in the primary residence. The construction of an ADU does not trigger a requirement for fire sprinklers to be installed in the existing primary dwelling.

3. Rental Term. No ADU or JADU may be rented for a term that is shorter than 30 days. This prohibition applies regardless of when the ADU or JADU was created.

4. No Separate Conveyance. An ADU or JADU may be rented, but, except as otherwise provided in Government Code Section 65852.2666341, no ADU or JADU may be sold or otherwise conveyed separately from the lot and the primary dwelling (in the case of a single-family lot) or from the lot and all of the dwellings (in the case of a multifamily lot).

5. Building and Safety.
a. Subject to subsection (D)(5)(b) below, all ADUs and JADUs must comply with all local building code requirements.
b. Construction of an ADU does not constitute a Group R occupancy change under the local building code, as described in Section 310 of the California Building Code, unless the building official or Code Compliance officer makes a written finding based on substantial evidence in the record that the construction of the ADU could have a specific, adverse impact on public health and safety. Nothing in this subsection (D)(5)(b) prevents the City from changing the occupancy code of a space that was uninhabitable space or that was only permitted for nonresidential use and was subsequently converted for residential use in accordance with this section.

6. Owner Occupancy.
a. An ADUs created under this section on or after January 1, 2020 are not subject to an is not subject to any owner-occupancy requirement. b. Unless applicable law requires otherwise, all ADUs that are permitted on or after January 1, 2025 are subject to an owner-occupancy requirement. A natural person with legal or equitable title to the property must reside on the property as the person's legal domicile and permanent residence. cb. As required by state law, all JADUs are subject to an owner-occupancy requirement. A natural person with legal or equitable title to the property must reside on the property, in either the primary dwelling or JADU, as the person's legal domicile and permanent residence. However, the owneroccupancy requirement of this paragraph does not apply if the property is entirely owned by another governmental agency, land trust, or housing organization. As required by Government Code Section 65852.22(a)(3), a deed restriction meeting the requirements of Government Code Section 65852.22(a)(3) must be recorded and filed.

7. Height.
a. Except as otherwise provided by subsections (D)(7)(b) and (D)(7)(c) below, a detached ADU created on a lot with an existing or proposed single family or multifamily dwelling unit may not exceed 16 feet in height. b. A detached ADU may be up to 18 feet in height if it is created on a lot with an existing or proposed single family or multifamily dwelling unit that is located within one-half mile walking distance of a major transit stop or a high quality transit corridor, as those terms are defined in Section 21155 of the Public Resources Code, and the ADU may be up to two additional feet in height (for a maximum of 20 feet) if necessary to accommodate a roof pitch on the ADU that is aligned with the roof pitch of the primary dwelling unit.
c. A detached ADU created on a lot with an existing or proposed multifamily dwelling that has more than one story above grade may not exceed 18 feet in height.
d. An attached ADU may not exceed the maximum height limit for the applicable zone, as provided in the table below.

Residential
District HL R-1 R-1A R-2 R-7 R-14 R-22 R-30
Maximum
Height
35 feet (two
stories)
35 feet (two
stories)
35 feet (two
stories)
35 feet (two
stories)
35 feet
(three
stories)
45 feet (four
stories)
55 feet (five
stories)
55 feet (five
stories)
e. For purposes of this subsection (D)(7), height means the vertical distance, excluding foundations or understructures or basements, between the elevation of the finished floor level and the peak of the structure. For purposes of this subsection (D)(7), "finished floor level" means the uppermost surface of a floor without any applied finishes, typically the screed finish of a concrete slab or foundation. Multiple finished floor levels may exist in a building or complex of buildings on a site depending on topographical conditions, however the height calculation shall be based on the maximum length between a finished floor level of a structure and the highest point of that structure (see diagram below).

E. Action on Building Permit Application.

1. Applications to create an ADU or JADU in accordance with this section will be considered and approved ministerially, without discretionary review or a hearing.

2. The City must approve or deny an application to create an ADU or JADU within 60 days from the date that the City receives a complete application. If the City has not approved or denied the completed application within 60 days, the application is deemed approved unless either:
a. The applicant requests a delay, in which case the 60-day time period is tolled for the period of the requested delay, or
b. When an application to create an ADU or JADU is submitted with a permit application to create a new single-family or multifamily dwelling on the lot, the City may delay acting on the permit application for the ADU or JADU until the City acts on the permit application to create the new single-family or multifamily dwelling, but the application to create the ADU or JADU will still be considered ministerially without discretionary review or a hearing.

3. If the City denies an application to create an ADU or JADU, the City must provide the applicant with comments that include, among other things, a list of all the defective or deficient items and a description of how the application may be remedied by the applicant. Notice of the denial and corresponding comments must be provided to the applicant within the 60-day time period established by subsection (E)(2) above.

4. A demolition permit for a detached garage that is to be replaced with an ADU is reviewed with the application for the ADU and issued at the same time.

F. ADUs and JADUs Subject to Limited Requirements.

1. If an ADU or JADU complies with each of the general requirements in subsection D above, it is allowed with only a building permit in the following scenarios:
a. Converted on Lot with Single-Family Residence. One ADU as described in this subsection (F)(1)(a) and one JADU on a lot with a proposed or existing single-family residence on it, where the ADU or JADU:
i. Is either: within the space of a proposed single-family residence; within the existing space of an existing single-family residence; or (in the case of an ADU only) within the existing space of an accessory structure, plus up to 150 additional square feet if the expansion is limited to accommodating ingress and egress. ii. Has exterior access that is independent of that for the single-family residence.
iii. Has side and rear setbacks sufficient for fire and safety, as dictated by applicable building and fire codes.
iv. The JADU complies with the requirements of Government Code Section 65852.2266333 through 66339, including, but not limited to, recording a deed restriction in accordance with subsection (a)(3) thereof.
b. Limited Detached or Attached on Lot with Single-Family Residence. One detached or attached, new-construction ADU on a lot with a proposed or existing single-family residence (in addition to any JADU that might otherwise be established on the lot under subsection (F)(1)(a) above), if the ADU satisfies the following limitations:
i. The side- and rear-yard setbacks are at least four feet. ii. The total floor area is 800 square feet or smaller. iii. The peak height does not exceed the applicable height limit provided in subsection (D)(7) above.
c. Converted on Multifamily Lot. One or more ADUs within portions of existing multifamily dwelling structures that are not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages, if each converted ADU complies with state building standards for dwellings. Under this subsection (F)(1)(c), at least one converted ADU is allowed within an existing multifamily dwelling, and up to 25% of the existing multifamily dwelling units may each have a converted ADU under this paragraph.
d. Limited Detached on Multifamily Lot. No more than two detached ADUs on a lot that has an existing or proposed multifamily dwelling, or up to eight detached ADUs on a lot with an existing multifamily dwelling, if each detached ADU satisfies the following limitations:
i. The side- and rear-yard setbacks are at least four feet. If the existing multifamily dwelling has a rear or side yard setback of less than four feet, the City will not require any modification to the multifamily dwelling as a condition of approving the ADU. ii. The peak height does not exceed the applicable height limit provided in subsection (D)(7) above.

G. ADUs Subject to Additional Objective Requirements.

A proposed ADU that does not conform to the standards set forth in subsection (F) is allowed with only a building permit if it complies with all of the objective standards set forth below.

1. Maximum Size.
a. The maximum size of a detached or attached ADU subject to this subsection (G) is 1,200 square feet.
b. Application of other development standards in this subsection (G), such as lot coverage or open space, might further limit the size of the ADU, but no application of lot coverage, front setback, or open-space requirements may require the ADU to be less than 800 square feet.

2. Setbacks.
a. An ADU that is subject to this subsection (G) must conform to the applicable front yard set-back as provided in the table below, subject to subsection (G)(1)(b) above.

Residential
District HL R-1 R-1A R-2 R-7 R-14 R-22 R-30
Front
Setbacks (in
feet)
30 20 20 20 20 10 10 10
b. An ADU that is subject to this subsection (G) must conform to four-foot side- and rear-yard setbacks.
c. No setback is required for an ADU that is subject to this subsection (G) if the ADU is constructed in the same location and to the same dimensions as an existing structure.

3. Lot Coverage. No ADU subject to this subsection (G) may cause the total lot coverage of the lot to exceed the maximum for the applicable zone, as shown in the table below, subject to subsection (G)(1)(b) above.

Residential
District HL R-1 R-1A R-2 R-7 R-14 R-22 R-30
Maximum
Lot Coverage
25% 30% 35% 40% 55% 60% 70% 75%

4. Minimum Private Open Space. No ADU subject to this subsection (G) may cause the total percentage of open space of the lot to fall below the minimum for the applicable zone, as shown in the table below, subject to subsection (G)(1)(b) above.

Residential
District HL R-1 R-1A R-2 R-7 R-14 R-22 R-30
Private Open
Space (in sq.
feet per unit)
___ ___ ___ ___ 100 100 60 60

5. Passageway. No passageway, as defined by subsection (C)(10) above, is required for an ADU.

6. Parking.
a. Generally. One off-street parking space is required for each ADU. The parking space may be provided in setback areas or as tandem parking, as defined by subsection (C)(1314) above.
b. Exceptions. No parking under subsection (G)(6)(a) is required in the following situations:
i. The ADU is located within one-half mile walking distance of public transit, as defined in subsection (C)(1213) above.
ii. The ADU is located within an architecturally and historically significant historic district.
iii. The ADU is part of the proposed or existing primary residence or an accessory structure under subsection (F)(1)(a) above.
iv. When on-street parking permits are required but not offered to the occupant of the ADU.
v. When there is an established car share vehicle stop located within one block of the ADU.
vi. When the permit application to create an ADU is submitted with an application to create a new single-family or new multifamily dwelling on the same lot, provided that the ADU or the lot satisfies any other criteria listed in subsections (G)(6)(b)(i) through (v) above.
c. No Replacement. When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an ADU or converted to an ADU, those off-street parking spaces are not required to be replaced. d. Parking Space Size. Each unclosed parking space shall be at least nine feet wide and 19 feet long. Each parking space that is provided in an enclosed garage shall be at least 12 feet wide and 20 feet long and have at least seven and a half feet vertical clearance.

7. Historical Protections. The architectural treatment of an ADU to be constructed on or within 600 feet of a lot that has an identified historical resource listed in the California Register of Historic Resources must comply with all applicable objective ministerial requirements imposed by the Secretary of Interior.

H. Fees.

1. Impact Fees.
a. No impact fee is required for an ADU that is less than 750 square feet in size. For purposes of this subsection (H), "impact fee" means a "fee" under the Mitigation Fee Act (Gov. Code Section 66000(b)) and a fee under the Quimby Act (Gov. Code Section 66477). "Impact fee" here does not include any connection fee or capacity charge for water or sewer service. b. Any impact fee that is required for an ADU that is 750 square feet or larger in size must be charged proportionately in relation to the square footage of the primary dwelling unit. (E.g., the floor area of the ADU, divided by the floor area of the primary dwelling, times the typical fee amount charged for a new dwelling.)
c. All applicable development impact fees for an ADU proposed to be constructed on a lot with a proposed or existing single family residence shall be waived for a five-year trial period, commencing on September 27, 2019, and ending on September 27, 2024.

I. Nonconforming Zoning Code Conditions, Building Code Violations, and Unpermitted Structures.

1. Generally. The City will not deny an ADU or JADU application due to a nonconforming zoning condition, building code violation, or unpermitted structure on the lot that does not present a threat to the public health and safety and that is not affected by the construction of the ADU or JADU.

2. Unpermitted ADUs Constructed Before 20182020.
a. Permit to Legalize. As required by state law, the City may not deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 20182020, if denial is based on either of the following grounds:
i. The ADU or JADU violates applicable building standards, or ii. The ADU or JADU does not comply with the state ADU or JADU law (Government Code Section 65852.2) or this ADU ordinance (Santee Municipal Code Section 13.10.045).
b. Exceptions:
i. Notwithstanding subsection (I)(2)(a) above, the City may deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 20182020, if the City makes a finding that correcting a violation is necessary to protect the health and safety of the public or of occupants of the structurecomply with the standards specified in California Health and Safety Code section 17920.3.
ii. Subsection (I)(2)(a) above does not apply to a building that is deemed to be substandard in accordance with California Health and Safety Code Section 17920.3.
(Ord. 572 § 1, 2020; Ord. 597 § 4, 2022; Ord. 606 § 4, 2022; Ord. 609 § 4, 2023; Ord. 615, 6/26/2024)
ORDINANCE NO. ________
1 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTEE AMENDING SECTION 13.10.045 OF THE CITY OF SANTEE MUNICIPAL CODE RELATING TO

ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS

AND FINDING THE ACTION TO BE STATUTORILY EXEMPT FROM CEQA UNDER PUBLIC RESOURCES CODE § 21080.17
WHEREAS, the City of Santee, California (“City”) is a municipal corporation, duly organized under the constitution and laws of the State of California; and WHEREAS, state law authorizes cities to act by ordinance to provide for the creation and regulation of accessory dwelling units (“ADUs”) and junior accessory dwelling units (“JADUs”); and
WHEREAS, in recent years, the California Legislature has approved, and the Governor has signed into law, numerous bills that, among other things, amend various sections of the Government Code to impose new limits on local authority to regulate ADUs and JADUs; and
WHEREAS, in 2024, the California Legislature approved, and the Governor signed into law, Assembly Bill 2533 (“AB 2533”) and Senate Bill 1211 (“SB 1211”), which further amend state ADU law; and
WHEREAS, AB 2533 and SB 1211 take effect on January 1, 2025, and for the City’s ADU ordinance to remain valid, it must be amended to reflect the requirements of AB 2533 and SB 1211; and
WHEREAS, the City desires to amend its local regulatory scheme for the construction of ADUs and JADUs to reflect AB 2533’s and SB 1211’s changes to state law; and WHEREAS, on November 13, 2024, the City Council held a duly-noticed public hearing to consider the Ordinance, including: (1) the public testimony and agenda reports prepared in connection with the Ordinance, (2) the policy considerations discussed therein; and
WHEREAS, the City Council scheduled and held a second reading of proposed revisions to Title 13 on December 11, 2024; and
WHEREAS, all legal prerequisites to the adoption of the Ordinance have occurred.

NOW, THEREFORE, the City Council of the City of Santee does ordain as follows:

SECTION 1. Incorporation. The recitals above are each incorporated by reference and adopted as findings by the City Council.

SECTION 2. CEQA. Under California Public Resources Code section 21080.17, the California Environmental Quality Act (“CEQA”) does not apply to the adoption of an ordinance by a city or county implementing the provisions of Article 2 of Chapter 13 of Division 1 of Title 7 of the California Government Code, which is California’s ADU law and which also regulates JADUs, as defined by section 66313. Therefore, adoption of the Ordinance is statutorily exempt from CEQA in that it implements state ADU law.

ORDINANCE NO. ________
2 SECTION 3. General Plan. The City Council hereby finds that the adoption of the Ordinance is consistent with the General Plan as a matter of law under Government Code section 66314(c).

SECTION 4. Code Amendment. Section 13.10.045 of the Santee Municipal Code is hereby amended and restated to read in its entirety as provided in Exhibit “A-1,” attached hereto and incorporated herein by reference.

SECTION 5. Effective Date. This Ordinance takes effect 30 days after its adoption.

SECTION 6. HCD Submittal. In accordance with Government Code section 66326, the City Clerk is directed to submit a copy of this Ordinance to the California Department of Housing and Community Development within 60 days after adoption.

SECTION 7. Publication. The City Clerk is directed to certify to the adoption of this Ordinance and post or publish this Ordinance as required by law.

SECTION 8. Custodian of Records. The custodian of records for this Ordinance is the City Clerk and the records comprising the administrative record are located at City Clerk’s office located at 10601 Magnolia Avenue, Santee, CA 92071 or by email at [email protected].

SECTION 9. Severability. If any provision of this Ordinance or its application to any person or circumstance is held to be invalid by a court of competent jurisdiction, such invalidity has no effect on the other provisions or applications of the Ordinance that can be given effect without the invalid provision or application, and to this extent, the provisions of this Ordinance are severable. The City Council declares that it would have adopted this Ordinance irrespective of the invalidity of any portion thereof.

INTRODUCED AND FIRST READ at a Regular Meeting of the City Council of the City of Santee, California, on the 13th day of November 2024, and thereafter ADOPTED at a Regular Meeting of the City Council held on this 11th day of December 2024, by the following vote to wit:

AYES:

NOES:

ABSENT:

APPROVED:

JOHN MINTO, MAYOR
ATTEST:

JAMES JEFFRIES, CITY CLERK
ORDINANCE NO. ________
3 EXHIBIT A-1
Amended ADU Regulations
(follows this page)
ORDINANCE NO. ________
4 Santee Municipal Code § 13.10.045 - Accessory dwelling units A. Purpose. The purpose of this section is to allow and regulate accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) in compliance with Chapter 13 of Division 1 of Title 7 of the California Government Code.

B. Effect of Conforming. An ADU or JADU that conforms to the standards in this section will not be:

1. Deemed to be inconsistent with the City's general plan and zoning designation for the lot on which the ADU or JADU is located.

2. Deemed to exceed the allowable density for the lot on which the ADU or JADU is located.

3. Considered in the application of any local ordinance, policy, or program to limit residential growth.

4. Required to correct a nonconforming zoning condition, as defined in subsection (C)(10) below. This does not prevent the City from enforcing compliance with applicable building standards in accordance with Health and Safety Code Section 17980.12.

C. Definitions. As used in this section, terms are defined as follows:

2. "Accessory structure" means a structure that is accessory and incidental to a dwelling located on the same lot.

3. "Attached accessory dwelling unit" means an attached ADU that shares at least one wall with the primary dwelling.

5. "Detached accessory dwelling unit" means a detached ADU that does not share any wall with the primary dwelling.

7. "Junior accessory dwelling unit" or "JADU" means a residential unit that satisfies all of the following:

ORDINANCE NO. ________
5 a. It is no more than 500 square feet in size.
b. It is contained entirely within an existing or proposed single-family residence. An enclosed use within the residence, such as an attached garage, is considered to be a part of and contained within the single-family residence. c. It includes its own separate sanitation facilities or shares sanitation facilities with the existing or proposed single-family residence.
d. Contains its own separate bathroom or, if it does not include a separate bathroom, contains an interior entrance to the main living area of the existing or proposed single-family residence.
e. Contains an exterior entrance that is separate from the main entrance to the proposed or existing single-family residence.
f. It includes an efficiency kitchen, as defined in subsection (C)(6) above.

8. “Livable space” means a space in a dwelling intended for human habitation, including living, sleeping, eating, cooking, or sanitation.

9. "Living area" means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure.

10. "Nonconforming zoning condition" means a physical improvement on a property that does not conform with current zoning standards.

11. "Passageway" means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the ADU or JADU.

12. "Proposed dwelling" means a dwelling that is the subject of a permit application and that meets the requirements for permitting.

13. "Public transit" means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.

14. "Tandem parking" means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another.

D. General Provisions. The following requirements apply to all ADUs and JADUs that are approved under subsections (F) and (G) below.

3. Rental Term. No ADU or JADU may be rented for a term that is shorter than 30 days. This prohibition applies regardless of when the ADU or JADU was created.

ORDINANCE NO. ________
6 4. No Separate Conveyance. An ADU or JADU may be rented, but, except as otherwise provided in Government Code Section 66341, no ADU or JADU may be sold or otherwise conveyed separately from the lot and the primary dwelling (in the case of a single-family lot) or from the lot and all of the dwellings (in the case of a multifamily lot).

6. Owner Occupancy.
a. ADUs created under this section on or after January 1, 2020 are not subject to an owner-occupancy requirement.

b. As required by state law, all JADUs are subject to an owner-occupancy requirement. A natural person with legal or equitable title to the property must reside on the property, in either the primary dwelling or JADU, as the person's legal domicile and permanent residence. However, the owner-occupancy requirement of this paragraph does not apply if the property is entirely owned by another governmental agency, land trust, or housing organization. As required by Government Code Section 65852.22(a)(3), a deed restriction meeting the requirements of Government Code Section 65852.22(a)(3) must be recorded and filed.

7. Height.
a. Except as otherwise provided by subsections (D)(7)(b) and (D)(7)(c) below, a detached ADU created on a lot with an existing or proposed single family or multifamily dwelling unit may not exceed 16 feet in height. b. A detached ADU may be up to 18 feet in height if it is created on a lot with an existing or proposed single family or multifamily dwelling unit that is located within one-half mile walking distance of a major transit stop or a high quality transit corridor, as those terms are defined in Section 21155 of the Public Resources Code, and the ADU may be up to two additional feet in height (for a maximum of 20 feet) if necessary to accommodate a roof pitch on the ADU that is aligned with the roof pitch of the primary dwelling unit.
c. A detached ADU created on a lot with an existing or proposed multifamily dwelling that has more than one story above grade may not exceed 18 feet in height. d. An attached ADU may not exceed the maximum height limit for the applicable zone, as provided in the table below.

ORDINANCE NO. ________
7 Residential
District HL R-1 R-1A R-2 R-7 R-14 R-22 R-30
Maximum
Height
35 feet
(two
stories)
35 feet
(two
stories)
35 feet
(two
stories)
35 feet
(two
stories)
35 feet
(three
stories)
45 feet
(four
stories)
55 feet
(five
stories)
55 feet (five
stories)
e. For purposes of this subsection (D)(7), height means the vertical distance, excluding foundations or understructures or basements, between the elevation of the finished floor level and the peak of the structure. For purposes of this subsection (D)(7), "finished floor level" means the uppermost surface of a floor without any applied finishes, typically the screed finish of a concrete slab or foundation. Multiple finished floor levels may exist in a building or complex of buildings on a site depending on topographical conditions, however the height calculation shall be based on the maximum length between a finished floor level of a structure and the highest point of that structure (see diagram below).

E. Action on Building Permit Application.

1. Applications to create an ADU or JADU in accordance with this section will be considered and approved ministerially, without discretionary review or a hearing.

2. The City must approve or deny an application to create an ADU or JADU within 60 days from the date that the City receives a complete application. If the City has not approved or denied the completed application within 60 days, the application is deemed approved unless either:
a. The applicant requests a delay, in which case the 60-day time period is tolled for the period of the requested delay, or
ORDINANCE NO. ________
8 b. When an application to create an ADU or JADU is submitted with a permit application to create a new single-family or multifamily dwelling on the lot, the City may delay acting on the permit application for the ADU or JADU until the City acts on the permit application to create the new single-family or multifamily dwelling, but the application to create the ADU or JADU will still be considered ministerially without discretionary review or a hearing.

Notice of the denial and corresponding comments must be provided to the applicant within the 60-day time period established by subsection (E)(2) above.

4. A demolition permit for a detached garage that is to be replaced with an ADU is reviewed with the application for the ADU and issued at the same time.

F. ADUs and JADUs Subject to Limited Requirements.

1. If an ADU or JADU complies with each of the general requirements in subsection D above, it is allowed with only a building permit in the following scenarios:
a. Converted on Lot with Single-Family Residence. One ADU as described in this subsection (F)(1)(a) and one JADU on a lot with a proposed or existing singlefamily residence on it, where the ADU or JADU:
i. Is either: within the space of a proposed single-family residence; within the existing space of an existing single-family residence; or (in the case of an ADU only) within the existing space of an accessory structure, plus up to 150 additional square feet if the expansion is limited to accommodating ingress and egress.
ii. Has exterior access that is independent of that for the single-family residence.
iii. Has side and rear setbacks sufficient for fire and safety, as dictated by applicable building and fire codes.
iv. The JADU complies with the requirements of Government Code Section 66333 through 66339.
b. Limited Detached or Attached on Lot with Single-Family Residence. One detached or attached, new-construction ADU on a lot with a proposed or existing singlefamily residence (in addition to any JADU that might otherwise be established on the lot under subsection (F)(1)(a) above), if the ADU satisfies the following limitations:
i. The side- and rear-yard setbacks are at least four feet. ii. The total floor area is 800 square feet or smaller. iii. The peak height does not exceed the applicable height limit provided in subsection (D)(7) above.
c. Converted on Multifamily Lot. One or more ADUs within portions of existing multifamily dwelling structures that are not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or ORDINANCE NO. ________
9 garages, if each converted ADU complies with state building standards for dwellings. Under this subsection (F)(1)(c), at least one converted ADU is allowed within an existing multifamily dwelling, and up to 25% of the existing multifamily dwelling units may each have a converted ADU under this paragraph. d. Limited Detached on Multifamily Lot. No more than two detached ADUs on a lot that has an existing or proposed multifamily dwelling, or up to eight detached ADUs on a lot with an existing multifamily dwelling, if each detached ADU satisfies the following limitations:
i. The side- and rear-yard setbacks are at least four feet. If the existing multifamily dwelling has a rear or side yard setback of less than four feet, the City will not require any modification to the multifamily dwelling as a condition of approving the ADU.
ii. The peak height does not exceed the applicable height limit provided in subsection (D)(7) above.

G. ADUs Subject to Additional Objective Requirements.

A proposed ADU that does not conform to the standards set forth in subsection (F) is allowed with only a building permit if it complies with all of the objective standards set forth below.

2. Setbacks.
a. An ADU that is subject to this subsection (G) must conform to the applicable front yard set-back as provided in the table below, subject to subsection (G)(1)(b) above.

ORDINANCE NO. ________
10 3. Lot Coverage. No ADU subject to this subsection (G) may cause the total lot coverage of the lot to exceed the maximum for the applicable zone, as shown in the table below, subject to subsection (G)(1)(b) above.

Residential
District HL R-1 R-1A R-2 R-7 R-14 R-22 R-30
Maximum
Lot
Coverage
25% 30% 35% 40% 55% 60% 70% 75%

Residential
District HL R-1 R-1A R-2 R-7 R-14 R-22 R-30
Private
Open Space
(in sq. feet
per unit)
___ ___ ___ ___ 100 100 60 60

5. Passageway. No passageway, as defined by subsection (C)(10) above, is required for an ADU.

6. Parking.
a. Generally. One off-street parking space is required for each ADU. The parking space may be provided in setback areas or as tandem parking, as defined by subsection (C)(14) above.
b. Exceptions. No parking under subsection (G)(6)(a) is required in the following situations:
i. The ADU is located within one-half mile walking distance of public transit, as defined in subsection (C)(13) above.
ii. The ADU is located within an architecturally and historically significant historic district.
iii. The ADU is part of the proposed or existing primary residence or an accessory structure under subsection (F)(1)(a) above.
iv. When on-street parking permits are required but not offered to the occupant of the ADU.
v. When there is an established car share vehicle stop located within one block of the ADU.
vi. When the permit application to create an ADU is submitted with an ORDINANCE NO. ________
11 application to create a new single-family or new multifamily dwelling on the same lot, provided that the ADU or the lot satisfies any other criteria listed in subsections (G)(6)(b)(i) through (v) above.
c. No Replacement. When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an ADU or converted to an ADU, those off-street parking spaces are not required to be replaced. d. Parking Space Size. Each unclosed parking space shall be at least nine feet wide and 19 feet long. Each parking space that is provided in an enclosed garage shall be at least 12 feet wide and 20 feet long and have at least seven and a half feet vertical clearance.

H. Fees.

1. Impact Fees.
a. No impact fee is required for an ADU that is less than 750 square feet in size. For purposes of this subsection (H), "impact fee" means a "fee" under the Mitigation Fee Act (Gov. Code Section 66000(b)) and a fee under the Quimby Act (Gov. Code Section 66477). "Impact fee" here does not include any connection fee or capacity charge for water or sewer service.
b. Any impact fee that is required for an ADU that is 750 square feet or larger in size must be charged proportionately in relation to the square footage of the primary dwelling unit. (E.g., the floor area of the ADU, divided by the floor area of the primary dwelling, times the typical fee amount charged for a new dwelling.) c. All applicable development impact fees for an ADU proposed to be constructed on a lot with a proposed or existing single family residence shall be waived for a fiveyear trial period, commencing on September 27, 2019, and ending on September 27, 2024.

I. Nonconforming Zoning Code Conditions, Building Code Violations, and Unpermitted Structures.

2. Unpermitted ADUs Constructed Before 2020.
a. Permit to Legalize. As required by state law, the City may not deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 2020, if denial is based on either of the following grounds:
i. The ADU or JADU violates applicable building standards, or ii. The ADU or JADU does not comply with the state ADU or JADU law or this ADU ordinance (Santee Municipal Code Section 13.10.045).

ORDINANCE NO. ________
12 b. Exceptions:
i. Notwithstanding subsection (I)(2)(a) above, the City may deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 2020, if the City makes a finding that correcting a violation is necessary to comply with the standards specified in California Health and Safety Code section 17920.3.
ii. Subsection (I)(2)(a) above does not apply to a building that is deemed to be substandard in accordance with California Health and Safety Code Section 17920.3.
(Ord. 572 § 1, 2020; Ord. 597 § 4, 2022; Ord. 606 § 4, 2022; Ord. 609 § 4, 2023; Ord. 615, 6/26/2024)

ORDINANCE NO. ________
1 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTEE AMENDING TABLE 13.12.030A AND TABLE 13.14.030A OF SANTEE MUNICIPAL CODE TITLE 13 (ZONING) REGARDING COMMERCIAL/OFFICE AND INDUSTRIAL USE REGULATIONS APPLICABLE TO CAR WASH FACILITIES (CASE FILE ZOA-2024- 0003) AND FINDING THE ACTION TO BE STATUTORILY EXEMPT FROM

ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL

QUALITY ACT
WHEREAS, the City of Santee, California (“City”) is a municipal corporation, duly organized under the constitution and laws of the State of California; and WHEREAS, the City desires to amend its Commercial/Office and Industrial use regulations to require a conditional use permit (CUP) for new car wash facilities proposed in the Neighborhood Commercial, Light Industrial, and General Industrial zoning districts; and
WHEREAS, on November 13, 2024, the City Council held a duly-noticed public hearing to consider the Ordinance, including: (1) the public testimony and agenda reports prepared in connection with the Ordinance and (2) the policy considerations discussed therein; and
WHEREAS, the City Council scheduled and held a second reading of proposed revisions to Title 13 on December 11, 2024; and
WHEREAS, all legal prerequisites to the adoption of the Ordinance have occurred.

NOW, THEREFORE, the City Council of the City of Santee does ordain as follows:

SECTION 1. Incorporation. The recitals above are each incorporated by reference and adopted as findings by the City Council.

SECTION 2. CEQA. The amendment of the Santee Municipal Code, as set forth in the attached Ordinance is not a project subject to the California Environmental Quality Act (CEQA) pursuant to State CEQA Guidelines section 15378, as it is an administrative activity of government and the Ordinance does not have the potential to result in either a direct or reasonably foreseeable indirect physical change in the environment. Even if the amendments are considered a project under CEQA, they are exempt from CEQA review pursuant to State CEQA Guidelines section 15061(b)(3) as the Ordinance does not have the potential to result in either a direct or reasonably foreseeable indirect physical change in the environment.

ORDINANCE NO. ________
2 SECTION 3. Code Amendments.

Table 13.12.030A of the Santee Municipal Code is hereby amended as follows:

Table 13.12.030A
Use Regulations for Commercial/Office Districts
Use OP NC GC
B. Services

10. Automotive services, including automobiles, trucks, motorcycles, boats, mopeds, recreational vehicles, or other similar vehicles as determined by the Director.
d. Washing and detailing including full service car wash, self-service car wash, and/or express car wash facilities. __ MC C C
Table 13.14.030A of the Santee Municipal Code is hereby amended as follows:

Table 13.14.030A
Use Regulations for Industrial Districts
Use IL IG
C. Services

6. Automotive services, including automobiles, trucks, motorcycles, boats, mopeds, recreational vehicles, or other small vehicles as determined by the Director. All vehicles shall be stored on site and shall not occupy any required parking space, access aisle or landscape area
d. Washing and detailing including full service car wash, selfservice car wash, and/or express car wash facilities. (coin and automatic)

P C P C

SECTION 4. General Plan. The City Council hereby finds that the adoption of the Ordinance is consistent with the General Plan as a matter of law under Government Code section 66314(c).

SECTION 5. Effective Date. This Ordinance takes effect 30 days after its adoption.

SECTION 6. Publication. The City Clerk is directed to certify to the adoption of this Ordinance and post or publish this Ordinance as required by law.

SECTION 8. Severability. If any provision of this Ordinance or its application to any person or circumstance is held to be invalid by a court of competent jurisdiction, such invalidity has no effect on the other provisions or applications of the Ordinance that can be given effect without the invalid provision or application, and to this extent, the ORDINANCE NO. ________
3 provisions of this Ordinance are severable. The City Council declares that it would have adopted this Ordinance irrespective of the invalidity of any portion thereof.

AYES:

NOES:

ABSENT:

APPROVED:

JOHN MINTO, MAYOR
ATTEST:

JAMES JEFFRIES, CITY CLERK

Attachment 1
1 STAFF REPORT

AMERICAN RESCUE PLAN ACT

EXPENDITURE PLAN UPDATE

CITY COUNCIL MEETING
November 13, 2024

DISCUSSION
On July 14, 2021, the City Council was presented with information regarding the American Rescue Plan Act (ARPA). Included in the presentation was a discussion of the eligible expenditure categories and suggested ranges for funding allocations by major category. On August 11, 2021, a preliminary expenditure plan was presented to the City Council for additional discussion and public input. On September 8, 2021, an ARPA expenditure plan was adopted by the City Council. On December 8, 2021, one modification was made to the ARPA expenditure plan to bridge a funding gap in the Town Center Community Park West Field 1 Upgrades project. In January 2022, the Treasury released its “Final Rule.” The Final Rule allowed the City to presume its entire ARPA allocation, $7,325,525, as Lost Public Sector Revenue and thus benefiting the City the considerable flexibility in how funds could be used.

This allowed the City to fund a wide variety of City services and capital projects/infrastructure improvements with ARPA funds. On April 13, 2022, the City Council reallocated funding now that the City was able to categorize the ARPA funding as Lost Revenue Replacement. During the FY 2024-2028 Capital Improvement Program Budget, ARPA funding was reallocated again to better leverage and utilize available funding. On October 11, 2023, the City Council reallocated $300,000 from the Hazard Mitigation Grant Program and $200,000 from Homelessness Regional Support to support the construction of a temporary Fire Station. On December 13, 2023 the City Council was presented with a report on how ARPA funds had been used to date and reallocated funding to support the homelessness effort and provide business support. During the mid-year budget update, February 28, 2024, ARPA funds that were previously committed for Capital Improvement Program (CIP) projects were swapped out with General Funds and those ARPA funds were used to support the FY 2023-24 Sheriff Contract. In addition, funds were also allocated to support City Attorney costs associated with the River Ordinance enforcement.

In accordance with the Final Rule, ARPA funds need to be spent or committed by December 31, 2024. This staff report will provide an update on how ARPA funds have been used and will propose final uses for the remaining balance. To certify that funds will be committed and spent in time and to address changing priorities, staff recommends that the City Council consider the proposed final allocations as further detailed in this report.

ARPA Allocation
The distribution of ARPA funding is combined in the following chart by category. The ARPA funding that was originally allocated to fund certain CIP projects, but subsequently swapped out with General Fund dollars, is included in the chart as this was the original intent of the funding. As is evident in the chart, the City has been able to address a variety of the City Council priorities by using ARPA funding.

Staff Report - American Rescue Plan Act Expenditure Plan Update November 13, 2024
2 ARPA Spending Update
Below is an update of the uses of ARPA funds.

CIP Allocations, $5,923,645
• Master Drainage Study, $416,182
• Staffing Support for technology enhancements, SDI Consultant, $100,000 • TCCP West Field Improvement, $250,000
• Sandstone Drive and Woodpecker Way CMP, $140,096
• CMP Replacement, $917,304
• Storm Drain Trash Diversion, $621,532
• Pavement Repair and Rehabilitation, $1,000,000
• Community Center, $156,595
• City Cybersecurity Protection, $100,000
• Broadband/Fiber Optics at City Hall, $1,068,996
• San Diego Hazard Mitigation Grant Match, $652,940
• Temporary Fire Station, $500,000
Staff Report - American Rescue Plan Act Expenditure Plan Update November 13, 2024
3 Homelessness, $635,185
• ALPHA Project, $149,482
• East County Transitional Living Center, $228,168
• PATH, $169,935
• Homelessness Forester Creek, $4,000
• East County Homeless Task Force, $3,000
• Human Services & Open Space Coordinator (PT), $30,600 • River Ordinance Enforcement Ordinance, $50,000
Other Projects, $341,972
• Fire Station 5 Improvements, $63,697
• Support to Non-Profits, $227,875
• Support to Brews and Bites, $10,400
• Empower East County Business Fund Project, $40,000
Final Allocation, $424,721
• Recommendation:
o Set aside funding for the future Town Center Specific Plan Implementation.

Using the mechanism of transferring funds to the General Fund to pay for a portion of the FY 2024-25 Sheriff contract, General Fund funding originally budgeted for the Sheriff contract would be redirected and set aside for future priorities. Funds could be used for the following items related to the Town Center Specific Plan Implementation:
 Public infrastructure (example, thematic lighting)
 Small business assistance
 Art program assistance
 Entertainment opportunities
 Matching funds for infrastructure projects, etc.

REQUESTED ACTION
Staff recommends that the City Council adopt the final ARPA Expenditure Plan, reflecting any adjustments as directed by the City Council. Staff also requests that the City Council authorize the City Manager to adjust funding allocations as needed, consistent with the City Council’s stated priorities. This includes any final allocations on December 31, 2024 as needed in order to utilize all ARPA funding.

RESOLUTION NO. _____ Attachment 2

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTEE, CALIFORNIA AMENDING THE OPERATING BUDGET FOR FISCAL YEAR 2024-25 BY

APPROPRIATING FUNDS FOR THE TRANSFER OF AMERICAN RESCUE PLAN

ACT (ARPA) FUNDING TO THE GENERAL FUND AND AUTHORIZING THE CITY

MANAGER TO MAKE ANY FINAL AS-NEEDED ARPA ALLOCATIONS ON DECEMBER 31, 2024, IN ORDER TO UTILIZE ALL ARPA FUNDING WHEREAS, the City Manager has submitted and presented to the City Council for its review and approval a final updated expenditure plan for the American Rescue Plan Act (ARPA) funding; and
WHEREAS, within the final ARPA expenditure plan, the City Manager recommends a transfer of the $424,721 remaining ARPA funding to the General Fund to be applied to the Fiscal Year 2024-25 San Diego Sheriff contract thus releasing that portion of the General Fund’s obligation to the contract; and WHEREAS, in accordance with the Final Rule, ARPA funds need to be spent or committed by December 31, 2024. In order to utilize all ARPA funding by the December 31, 2024, deadline, the City Council directs the City Manager to make any final as-needed allocations of ARPA funding before December 31, 2024.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Santee, California, does hereby find, determine and declare as follows:

Section 1: The transfer of ARPA funds to the General Fund for the purpose of funding a portion of the San Diego Sheriff contract through December 31,2024, is approved and adopted.

Section 2: The City Manager is authorized to make any final as-need adjustment to the allocation to the Sheriff’s Contract in order to ensure that all available ARPA funds are spent in accordance with the deadline of December 31, 2024.

ADOPTED by the City Council of the City of Santee, California, at a Regular Meeting thereof held this 13th day of November 2024, by the following roll call vote to wit:

AYES:

NOES:

ABSENT:

APPROVED:

JOHN W. MINTO, MAYOR
ATTEST:

JAMES JEFFRIES, CITY CLERK

CITY OF SANTEE
PROPOSED 2024 HOLIDAY CLOSURE GUIDELINES

• Affected Staff and Closure Dates: All City Hall and Public Services employees recognize that the City will close City Hall and the Public Services yard for the work days* between the observed Christmas Eve holiday and the observed New Years’ Day holiday (typically 4 days). However, for calendar year 2024 it is proposed that December 23, 2024 (Monday) is added to the holiday closure:

1. December 23 (Monday) – *Holiday Closure, proposed (9 hours)

2. December 24 (Tuesday) – Christmas Eve, Observed City Holiday

3. December 25 (Wednesday) – Christmas Day, Observed City Holiday

4. December 26 (Thursday) – *Holiday Closure, proposed (9 hours)

5. December 27 (Friday) – *Holiday Closure, proposed (8 hours)

6. December 30 (Monday) – *Holiday Closure, proposed (9 hours)

7. December 31 (Tuesday) – *Holiday Closure, proposed (9 hours)

8. January 1 (Wednesday) – New Year’s Day, Observed City Holiday • Use of Leave: The City agrees to pay for 50% of the closed days, and employees agree to use their own accrued leave (i.e., vacation, holiday, administrative leave or comp time only, not to include sick leave) during the remaining closed days (50/50 split between City and employees). • Time Off Hours: *Eligible employees are entitled to time off hours based on their usual work schedule.

The time off hours or leave hours for the holiday closure period from the City will be 18, 20 or 22 hours (50%) – based on their 5/8 or 9/80 work schedule.  5/8 Work Schedule: 40 leave hours total. 50/50 split = 20 hours City/20 hours employee  9/80-A Work Schedule: 44 leave hours total. 50/50 split = 22 hours City/22 hours employee  9/80-B Work Schedule: 36 leave hours total. 50/50 split = 18 hours City/18 hours employee  Part-Time Benefited: 50/50 split = 10 hours City/10 hours employee • There are no specific days covered by the City; the first 18, 20 or 22 hours of the time off that week during the closure is paid by the City, and the remaining time is either unpaid (requires approval) or through the use of other accrued leave (other than sick leave). • Advancement of Leave: If an employee does not have enough accrued leave, the City will advance employee enough vacation leave to cover any otherwise unpaid time off during this period (up to 50%). As employee starts accruing vacation leave, the credit for the new vacation leave hours shall reduce the negative “advanced” vacation leave before any positive vacation leave hours are credited.

All advanced leave must be requested by the employee and requires Department Director approval.

Page 2 ends

• Separation of Employee: If an employee separates from the City and maintains a negative vacation leave balance due to the advancement of vacation leave by the City due to the holiday closure, the City will deduct the vacation leave advancement proceeds from their final paycheck. • Employees that Choose Not to Use Accrued Leave: Should an employee affected by the holiday closure desire not to use their accrued leave as noted above during all or part of the closure, the employee must make a request to take unpaid leave during the closure to the Department Director.

The Department Director will consider each request on a case-by-case basis; however, the Department Director’s decision will be final. Employees should be aware that if they enter into a leave without pay status, their leave accrual status will be adjusted accordingly. • Authorized Work During Holiday Closure: Since City Hall and the Public Services yard will be CLOSED, employees cannot choose to work during the holiday closure period. It is at Department Director discretion who will be required to work during some or all of the holiday closure days. • Employees Required to Work: There are critical business operations that must be continued during the holiday closure period. Department Directors will be responsible for identifying critical business needs and may assign employees to work during part of, or the entire time period. This time period is not to ‘catch-up’ on work. Department Directors should attempt to schedule these employees on a staggered basis, so that each employee will have the opportunity to benefit from the City-paid time off.

Department Directors must provide a list of employees (name and title) who will be scheduled to work between December 23, 2024 and January 1, 2025 to HR and Finance by Thursday, December 12, 2024.

For those who will be working, please advise how many hours they will be scheduled to work.

Employees who are required to work will be granted up to 22 leave hours (based on their schedule) to use prior to the end of the fiscal year, June 30, 2025. If granted hours, hours will be ‘use or lose’ hours and they will not be cashed out.
• Remote Work During Holiday Closure: Remote work will not be allowed by any employee during the holiday closure period.
• Hours Worked: This is a holiday closure period and does not change the observed holidays on the City payroll calendar. Any working hours scheduled during this period does not constitute overtime. • Instructions for Timekeepers: Use payroll code CPCT (City-Paid Closure Taken). You must enter this payroll code, or the system will record the time as regular hours worked. You must receive a leave slip for EACH EMPLOYEE… this is the method to communicate to you which leave bank they wish to use and for how many hours.
*Eligible Employees: Regular full-time (5/8, 9/80-A and 9/80-B work schedules) and regular part-time benefited, miscellaneous (non-safety) employees; and safety management employees that work at Fire Administration in City Hall.

STAFF REPORT

REQUEST TO APPROVE A RESOLUTION AUTHORIZING A PROFESSIONAL SERVICES AGREEMENT WITH INTERWEST CONSULTING GROUP INC. FOR

SPECIALIZED BUILDING SERVICES AND FINDING THIS ACTION IS NOT A

PROJECT UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)

PURSUANT TO CEQA GUIDELINES

CITY COUNCIL MEETING
November 13, 2024
A. INTRODUCTION
On April 15, 2024, the City of Santee (City) issued Request for Proposals (“RFP”) #24/25- 40036 seeking Planning, Building and Fire Services. Following acceptance of four proposals and interviews with each of the four firms, staff identified Interwest Consulting Group Inc. (“Interwest”) as the most qualified provider of specialized Building Division support services based on demonstrated competence and the professional qualifications necessary to satisfactorily perform the required services at a fair and reasonable price to the City, as required by Purchasing Code section 3.24.160.

This item requests authorization to enter into a professional services agreement with Interwest for the provision of building division support services. The proposed agreement will result in three years of services with an option for a one-year extension. The cost of services will be dictated by the timing and number of building permit applications.

Interwest’s fees for residential and non-residential building plan review will be calculated as a percentage of permit fees received by the City. Fees for other services, such as building inspections, will be calculated by an agreed upon hourly rate based on position.

B. BACKGROUND
Since 1981, the City has operated under a PSA for full-service building services, first with ESGIL Corporation, and later its successor, Interwest, a SafeBuilt company. Currently, Interwest provides the City with the needed building division permit services that include administration, inspection, and plan review under an agreement that was entered into in 2023.

In 2021 and 2022, the City conducted an extensive study to determine the most costefficient way to provide building services. Following that study, City Council selected a hybrid approach engaging both internal personnel and third-party contractors as the preferred structure. As a result, the City hired a Building Official to oversee all building services and manage both personnel and outside contractors. At the December 13, 2023, Council meeting, staff provided an update on revenues and capacity for funding of additional, needed services. At that meeting, staff discussed advertising a Request for Proposals for Planning, Building and Fire Services. The goal was to determine the current market cost and available services.
2 As a result, in April 2024, RFP #24/25-40036 was advertised to solicit offers from consultants qualified to provide specialized building support services over the next three years with an option for an additional fourth year. Four firms submitted proposals and were interviewed and Building staff found Interwest to be the most qualified consultant at the best value to the City.

C. DISCUSSION
The Building Division’s operating budget reflects both anticipated revenues and costs of professional services associated with construction activity in the City. Based on staff’s review of historical revenues and expenditures and knowledge of projects that may enter the construction phase over the next three years, staff anticipates that the cost of Interwest’s services under this agreement for fiscal year 2024-2025 will not exceed $310,800 and that for each of the subsequent fiscal years the costs will rise by, and not exceed, the lesser of 5% or the Consumer Price Index applicable in the industry as determined by the City (“CPI”). Funds sufficient to pay for these services in each of the three years are included in the Building Division’s operating budget.

Fees paid to Interwest will always be directly proportional to the revenues received for the work to be performed and are therefore dependent upon construction schedules over which the City has no control. Accordingly, the proposed Resolution seeks authority for the City Manager to execute a Professional Services Agreement with Interwest in an amount not to exceed $310,800 in FY 2024-2025, not to exceed an amount increased by the applicable CPI in FY 2025-2026 and FY 2026-2027, and the authority for the City Manager to execute any amendment to the agreement to increase the not to exceed amount in any of three years if more than anticipated construction activity causes the work to increase up to an amount remaining in the Building Division’s operating budget at that time.

D. RECOMMENDATION
Staff recommends the City Council adopt the attached Resolution authorizing the City Manager to execute a Professional Service Agreement with Interwest Consulting Group, Inc. with a fiscal year 2024-2025 not-to-exceed amount of $310,800, not to exceed an amount increased by the applicable CPI in FY 25-26 and FY 26-27, and to execute any amendment to the agreement necessary to increase that amount in any of the three years, within the existing operating budget, if more than anticipated construction activity creates a demand for additional services.

RESOLUTION NO.

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTEE,

CALIFORNIA, AUTHORIZING THE CITY MANAGER TO EXECUTE A

PROFESSIONAL SERVICES AGREEMENT WITH INTERWEST CONSULTING GROUP INC. (A SAFEBUILT COMPANY), FOR SPECIALIZED PROFESSIONAL

BUILDING SERVICES

WHEREAS, one of the City of Santee’s strategic goals is to continue providing high quality municipal services;
WHEREAS, the City has a need for supplemental specialized professional building services in keeping with this goal;
WHEREAS, Interwest Consulting Group Inc. (“Interwest”) provides highly qualified and credentialed professionals with many years of experience in providing building division services;
WHEREAS, Interwest and its predecessor ESGIL Corporation have provided the City with technical and professional services in the areas of building inspection and plan review since 1981;
WHEREAS, staff identified Interwest as the most qualified consultant based on demonstrated competence and the professional qualifications necessary to satisfactorily perform the required services at a fair and reasonable price to the City; WHEREAS, the City has the knowledge and experience to estimate the revenues to be derived from the services performed by Interwest and the related costs of Interwest’s services over the three-year term of the agreement;

WHEREAS, the City desires to execute a Professional Services Agreement with Interwest for specialized professional building services in an amount not to exceed $310,800 in Fiscal Year 2024-2025 and increasing by the lesser of 5% or the City’s recognized Consumer Price Index adjustment in FY 2025-2026 and 2026-2027 (ending June 30, 2027), with the option to extend for one (1) subsequent one (1) year term; WHEREAS, funds sufficient to pay for these services in each of the three years are included in the Building Division’s operating budget; WHEREAS, the total cost of this Agreement is directly related to the revenues the City will collect for the work Interwest will perform; and RESOLUTION NO.

WHEREAS, the Professional Services Agreement is not a project under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15378;

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

1. The City Manager is authorized to execute a three-year Professional Services Agreement with Interwest Consulting Group, Inc., with an optional one-year extension, for specialized professional building services in an amount not to exceed $310,800 in Fiscal Year 2024-2025, not to exceed an amount increased by the lesser of 5% or the applicable CPI in FY 2025-2026 and FY 2026-2027, and to execute any amendment to the agreement necessary to increase that amount in any of the three years, within the existing operating budget, if more than anticipated construction activity creates a demand for additional services.

2. The Professional Services Agreement is not a project under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15378.

ADOPTED by the City Council of the City of Santee, California, at a Regular meeting thereof held this 13th day of November 2024 by the following roll call vote to wit:

AYES:

NOES:

ABSENT:

APPROVED:

JOHN W. MINTO, MAYOR
ATTEST:

JAMES JEFFRIES, CITY CLERK

RESOLUTION NO.

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTEE, CALIFORNIA,

AUTHORIZING THE CITY MANAGER TO EXECUTE A PROFESSIONAL
SERVICES AGREEMENT WITH DUDEK, INC. FOR PREPARATION OF AN

UPDATE TO THE GENERAL PLAN LAND USE ELEMENT
WHEREAS, the San Diego Association of Governments (SANDAG) has made funding available through its Regional Early Action Program Housing Acceleration Program Cycle 2 (HAP 2.0) Grant Program with the goal of assisting jurisdictions with planning activities that accelerate housing production and facilitate transit-oriented development; and WHEREAS, in August 2023, the City of Santee applied for a grant in the amount of $650,000 under the HAP 2.0 Grant Program to assist the City in updating the Land Use Element and in preparing a corresponding Environmental Impact Report (EIR) with the main objectives to align with the more recently updated Housing and Mobility Elements and identify opportunity sites throughout the City that could support mixed-use housing development with multi-modal transportation access (project); and WHEREAS, in August 2024 SANDAG awarded the City a HAP 2.0 Grant (grant) in the amount of $650,000 with a matching amount of $30,000 of in-kind City staff time; and WHEREAS, on October 23, 2024, the City Council accepted and appropriated funding for the grant; and
WHEREAS, as the proposed project is funded by a SANDAG grant, it is eligible for SANDAG’s on-call consulting services procurement process; and WHEREAS, due to the constrained timeline of the grant, with an expenditure deadline of March 31, 2026, City staff opted for SANDAG’s on-call consulting procurement process and requested proposals from the five eligible firms on SANDAG’s on-call consulting services list; and
WHEREAS, the City received two proposals from two eligible firms and after evaluating the proposals and interviewing both firms, selected Dudek, Inc. as the most qualified firm to complete the project; and
WHEREAS, this action is categorically exempt from CEQA pursuant to section 15061(b) (3) which provides an exemption under the general rule that CEQA only applies to project which have the potential for causing a significant effect on the environment and as the subject action is solely to authorize the execution of a contract, it is not a project subject to CEQA; and
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Santee, California, authorizes the City Manager to execute a Professional Services Agreement with Dudek, Inc. for consulting services related to the preparation of an update to the General Plan Land Use Element in the amount not to exceed $649,645 combined over Fiscal Years 2024-2025 and 2025-2026.
2 ADOPTED by the City Council of the City of Santee, California, at a Regular Meeting thereof held this 13th day of November, 2024, by the following roll call vote to wit:

AYES:

NOES:

ABSENT:

APPROVED:

JOHN W. MINTO, MAYOR
ATTEST:

JAMES JEFFRIES, CITY CLERK

CITY OF SANTEE
October 15, 2024
Land Use
Element
Update

PLANNING & URBAN DESIGN
2280 Historic Decatur Rd #200
San Diego, California 92106
Proposal by
City of Santee Land Use Element Update
October 15, 2024
Michael Coyne, Principal Planner
City of Santee
10601 Magnolia Avenue
Santee, California 92071
Subject: Proposal for City of Santee Land Use Element Update Dear Michael Coyne:

Dudek understands that the City of Santee (City) requires a consultant to assist with its Land Use Element Update (project). The Dudek team is aligned with the City’s values and committed to performing the work within the timeframe listed in the Request for Task Order Proposals. We will bring the following advantages to this contract:

Local Project Team with a Strong Reputation. Our locally based team has unparalleled knowledge of the local planning context in the City and surrounding region. We will be available and responsive to the City throughout the duration of the project, with our headquarters located in Encinitas and our San Diego office located just 28 minutes away from City Hall. Our award-winning Southern California General Plan experience, combined with our local knowledge, makes the Dudek team the best suited for this project.

A Local Lens on Key Opportunities. The Dudek team will navigate the complex landscape of balancing community needs, sustainability and housing initiatives, and economic shifts. In an everchanging regulatory environment, Dudek will apply an implementation-focused lens to help the City facilitate and incentivize development where it is needed most. The City has already made strides to facilitate housing development, expand recreational amenities, and capitalize on the trolley station. This Land Use Element Update will build upon these efforts.

Cost-Conscious Approach to the Project. We understand the City’s grant award constraints and will collaborate with your staff to achieve a cost-effective approach. Our responsive approach, local knowledge and presence, and General Plan update experience will enable us to complete this project on time and within budget. We understand the latest state and local regulations and implement best practices to help you maximize your budget.

Dudek and our subconsultants are not aware of any conflicts of interest that would arise as a result of performing the task order work. We understand that all employees performing duties for which the submission of a Disclosure of Financial Interests (Form 700) is required will have the form on file prior to beginning work. We look forward to continuing our work with the City. Should you have any questions about our qualifications, please contact Principal-in-Charge Asha Bleier at 760.479.4858 or [email protected].

Sincerely,
__________________________________ __________________________________ Joseph Monaco Asha Bleier, LEED AP BD+C, AICP
President/CEO Principal-in-Charge
City of Santee Land Use Element Update
B. Proposed Method to Accomplish the work..............................................................................................................................................1 C Project Organization and Key Personnel....................................................................................................................................................6 D. Responses to Supplemental Questions ...................................................................................................................................................15 E. Subconsultant List...........................................................................................................................................................................................25 F. Task Order DBE/SB Requirements............................................................................................................................................................26 1 Compliance Matrix................................................................................................................................................................................iii 2 Cost Proposal......................................................................................................................................................................................B-1 1 Organization Chart................................................................................................................................................................................8 2 Record of Delivery On Time and Within Budget ......................................................................................................................22 3 Schedule.................................................................................................................................................................................................24 A Key Personnel Resumes
B Cost Proposal
Please refer to Table 1 for a description of our qualifications and the sections in which they are located.

City of Santee Land Use Element Update
Table 1. Compliance Matrix
Criteria Dudek Qualifications Section and Page Number
Project Team
Qualifications and Relevant
Individual Experience
▪ Project Manager with 19 years’
experience
▪ In-house team of planners, urban
designers, CEQA specialists, outreach
experts, and graphic designers
▪ C. Project Organization and
Key Personnel (6-10)
▪ Appendix A, Key Personnel
Resumes
Unique Qualification of Key
Personnel
▪ Local project management, based in
San Diego
▪ All CEQA disciplines in-house
▪ Trusted subconsultants who bring
unique skills
▪ C. Project Organization and
Key Personnel (6-7)
▪ Appendix A, Key Personnel
Resumes
Time Commitment of Key
Members
▪ 100% dedicated and up to 100% available ▪ C. Project Organization and Key Personnel (10)
Integrity and Reputation of
Project Team
▪ Project management and key personnel
with strong local reputations
▪ Team includes local DBE subconsultant
Byrne Communications
▪ A. Cover Letter (i)
▪ C. Project Organization and
Key Personnel (6-7, 11)
Organization Chart ▪ Right-sized team for this project
▪ Expert Dudek staff matched with trusted
local subconsultants
▪ C. Project Organization and
Key Personnel (8)
Project Experience
Demonstrated Capability on
Similar or Related Projects
▪ Experience with General Plan Updates
across Southern California
▪ Experience with EIRs for General Plan
Updates
▪ C. Project Organization and
Key Personnel (11-14)
▪ D. Responses to
Supplemental Questions
(15-21)
▪ Appendix A, Key Personnel
Resumes
Management and Scheduling
Abilities
▪ Kickoff meeting to establish
milestones/develop strategy
▪ Effective schedule-tracking tools
▪ Defined lines of communication
▪ B. Proposed Method to
Accomplish the Work (1)
▪ C. Project Organization and
Key Personnel (6-8)
▪ D. Responses to
Supplemental Questions (23)
Other On-Going Projects and
Priorities
▪ Project management dedicated to making
this project a top priority
▪ Deep bench of experts to support this
contract
▪ C. Project Organization and
Key Personnel (6-8, 10)
▪ D. Responses to
Supplemental Questions
(15-22)
City of Santee Land Use Element Update
Table 1. Compliance Matrix
Criteria Dudek Qualifications Section and Page Number
Quality and Cost Control ▪ Robust QA/QC program to produce award-winning deliverables
▪ Streamlined approach to planning
and CEQA
▪ B. Proposed Method to
Accomplish the Work (4-5)
▪ C. Project Organization and
Key Personnel (6, 9, 11)
▪ D. Responses to
Supplemental Questions (23)
Staff Availability ▪ Selected personnel fully available for this contract
▪ C. Project Organization and
Key Personnel (10)
Proposed Methodology and Approach to Work
Demonstrated Knowledge of
the Work Required
▪ Local team with extensive General Plan
experience, including Housing and Land
Use Elements
▪ B. Proposed Method to
Accomplish the Work (1-5)
Explanation of the Project or
Services Required
▪ Detailed scope of work provides a nimble
project approach that is flexible to meet
the City’s needs
▪ B. Proposed Method to
Accomplish the Work (1-5)
Approach and Proposed
Methodology to Project Scope
▪ Traditional planning process, best
practices, and flexibility with an
implementation-focused lens
▪ B. Proposed Method to
Accomplish the Work (1-5)
Innovative Approaches and
Internal Measures for Timely
Completion of Project
▪ Market-based approach to assessing the
feasibility of mixed-use development
▪ In-house Urban Design Studio to assist
with architectural design
▪ B. Proposed Method to
Accomplish the Work (1-5)
▪ D. Responses to
Supplemental Questions (22)
Cost
Firm that provides the lowest
price (including optional task
amounts) will be awarded full
(10) points. Other proposers’
scores will be prorated against
the lowest offered price using
the weighted score formula
below:
(lowest offered price/other
offeror’s price) X 10
▪ Cost-conscious approach to Land Use
Element Updates and CEQA
▪ We acknowledge the City’s budget of
$600,000 to $650,000.
▪ Appendix B, Cost Proposal
Responses to Supplemental Questions
Provide quality responses that
demonstrate the firm’s
knowledge and ability to
perform the work in a timely
manner
▪ Extensive experience with General Plan
Updates and CEQA compliance allow us
to streamline tasks and provide quality
deliverables
▪ D. Responses to
Supplemental Questions
(15-24)
Notes: CEQA = California Environmental Quality Act; DBE = Disadvantaged Business Enterprise; EIR = Environmental Impact Report; QA/QC = Quality Assurance/Quality Control
City of Santee Land Use Element Update
Dudek understands that City of Santee (City) staff will lead Task 1, In-Kind City Staff Time, per the San Diego Association of Governments (SANDAG) Housing Acceleration Program grant terms. Our team is prepared to assist City staff, as detailed in subsequent tasks.

The Dudek project manager will oversee the day-to-day project management tasks so that this project stays on schedule and within budget and will serve as the primary point of contact for the City.

SUBTASK 2.1 PROJECT KICKOFF MEETING
The project manager will conduct a project kickoff meeting within two weeks of the Notice to Proceed.

This meeting will be structured with City staff and key project partners to accomplish the following:
▪ Establish roles, responsibilities, and chain of communication protocols ▪ Discuss the scope of work, deliverables, schedule, and milestones ▪ Identify grant funding reporting requirements, as relevant ▪ Identify and obtain available City-supplied data, geographic information system (GIS) shapefiles, maps, documents, and other related information
▪ Discuss the community engagement strategy and identify potential stakeholders Dudek will send a meeting agenda in advance of the kickoff meeting; following the kickoff meeting, Dudek will prepare a concise meeting summary.

SUBTASK 2.2 COORDINATION MEETINGS
The Dudek project manager will schedule and facilitate bi-weekly (once every other week) conference calls with City staff to review work conducted, plan for upcoming tasks and milestones, and keep the project on time and within budget. Dudek will provide meeting agendas in advance of each meeting and meeting minutes following each meeting. We recognize that while virtual meetings may be more convenient for schedules, given the frequency, there may be key milestones and topic area discussions that warrant in-person meetings. For this reason, our team assumes 25 virtual meetings and 7 in-person meetings with up to 4 key staff for a total of 32 coordination meetings.

SUBTASK 2.3 EXISTING CONDITIONS REPORT
Dudek will conduct a review of the adopted Land Use Element, as well as other recently updated elements, including the Housing Element, Circulation Element, Climate Action Plan and Safety/Environmental Justice Element, to ensure consistency across all elements. This will include a review of existing land use data and data on recent development activity, . an assessment of on-the-ground uses, and a review of existing development regulations and policies to identify inconsistencies with the General Plan and other applicable planning documents and to understand development opportunities and constraints.

Further, our review will consider the location of planned and existing mobility infrastructure as well as other recent and proposed infrastructure investments to help provide an informed approach to identify key opportunity areas. Our review of existing development and recent development data will be utilized to understand what areas present the greatest potential for land use changes that could facilitate infill and redevelopment.

City of Santee Land Use Element Update
Our team undertands the importance of internal consistency across all elements of the General Plan as well as other relevant planning documents. Our existing conditions report will combine text with maps to highlight existing conditions and identify deficiencies, inconsistencies, and potential opportunities and constraints to create a document that is both informative and easily digestable.

SUBTASK 2.4 UPDATED BASE MAP
Utilizing our in-house GIS team, the Dudek project team will collect and utilize data to update the base map. The base map will include data that details current accessor parcel lines, transportation rights of way, and the City’s boundaries. Other data can be visually displayed to support the updated base map. The updated base map will serve as the foundation for the land use map for the updated Land Use Element.

A clear vision will serve as the foundation for the development of goals, policies, updated land uses, and implementation programs to guide land use development. With a team of in-house public outreach experts and significant experience working with the communities we serve, Dudek understands that community engagement is paramount to a successful long-range planning effort.

SUBTASK 3.1 OUTREACH AND ENGAGEMENT PLAN
The Dudek team is well equipped to employ a comprehensive and innovative community outreach strategy. Our team’s work includes interactive facilitation, media, and design for outreach, pop-ups at community events and in the public realm, digital engagement, and other creative engagements. Outreach and engagement will begin with a Community Outreach and Engagement Plan, co-developed with City staff. The Community Outreach and Engagement Plan will provide a framework for outreach mechanisms, such as community workshops, engagement at community events, surveys, stakeholder and property owner meetings, and digital engagement. The framework will consider the best practices in engagement to offer opportunities that facilitate input from more people as well as input that has greater impact.

SUBTASK 3.2 MARKETING AND DIGITAL ENGAGEMENT
Our team proposes a project webpage hosted on the City’s website to provide visually rich informational materials, a calendar of project activities, FAQs, and other community-building tools. Building upon digital engagement activities detailed in the Outreach and Engagement Plan, Dudek will work with City staff to develop a survey, digital engagement activities, as well as informational materials for the project website.

SUBTASK 3.3 COMMUNITY EVENTS
The Dudek team will work with City staff to identify appropriate tabling events, “popping” into existing community events and meeting people where they are in the City, such as farmers markets, street fairs, or other community events. Dudek will facilitate up to three community tabling events/pop-ups and prepare appropriate materials to support the events. These events will bring awareness of the project and engage the community in convenient and innovative ways. Our team uses a variety of materials and tools to make the most of every engagement opportunity. These events may include posters, mapping activities, sticker dot exercises, interactive installations, and other means of gathering input. A community tabling event may also be replaced by a community open house workshop if the City prefers. An open-house style workshop earlier in the process could function as an introductory session to present draft planning principles for the project, identify community priorities and aspirations, and present early data findings to identify opportunities and constraints. For each of the three community events, Dudek will staff an outreach facilitator and project team member.

City of Santee Land Use Element Update
SUBTASK 3.4 INTERESTED PARTY ENGAGEMENT
The Dudek outreach team will facilitate up to two 45-minute focused neighborhood conversations/listening sessions. Dudek will work closely with City staff to prepare an “Interested Party” list of key community members, including local residents, the business community, and other interested parties. These neighborhood conversations will provide valuable benefits to the process, such as revealing key areas of change; gaining valuable feedback; and building trust and conduits to community members for information sharing and garnering community support..

Additionally, our team will facilitate a 1- hour meeting with City staff or decision makers to discuss the City’s vision for the community. This could include discussions with permitting or public works staff to understand known barriers and opportunities for development, coordinate with decision makers to understand their values and strategize on community messaging.

SUBTASK 3.5 LAND USE ALTERNATIVES
Building upon the findings of the existing conditions under Task 2 and the engagement conducted in Tasks 3.1, 3.2, 3.3, and 3.4, Dudek will develop up to three land use scenarios for consideration and provide context on the potential impacts, outcomes, and feasibility of each scenario. The assessment of feasibility of the land use scenarios will consider the potential for new housing development and determine hypothetical housing development options. The options will consider different density and affordability mixes for prototypical developments.

Leveraging capabilities of our subconsultant LeSar, our team will prepare up to four prototypical development options that will be enabled by the upzoning scenarios; these options will include market rate, mixed-income (relying on density bonus incentives), and 100% affordable development scenarios. The purpose of this step will be to present realistic development typologies enabled by the upzoning scenarios contemplated as part of the Land Use Element and compare them to what would be allowed in the status quo. This analysis will show the potential increase in housing capacity as a result of the different Land Use Element upzoning scenarios. Dudek will coordinate with City stakeholders, City staff, and City Council to select a preferred alternative land use scenario for incorporation into the final Land Use Element Update.

Building upon the existing conditions under Task 2 and the visioning conducted under Task 3, the Dudek team will develop a Land Use Element Framework to set the stage for the Land Use Element Update.

This will include introductory language that provides context to the Land Use Element; an outline of the plan that includes draft goal, policies, and objectives; conceptual site plans, renderings, illustrations, . and imagery to support the goals and policies; draft maps, including GIS shapefiles; and architectural and design standards that can be used to supplement development regulations. The Land Use Element Framework will incorporate up-to-date planning tools, trends, best practices gleaned from our project experience, and local knowledge to produce a contextappropriate framework. Our Urban Design Studio will develop conceptual plans and renderings to supplement policies and architectural design standards. The in-house Dudek GIS team will create maps for the project.

City of Santee Land Use Element Update
SUBTASK 5.1 APPROACH/PROJECT DESCRIPTION
Dudek will prepare a list of data needs and meet with the project team to collect data, plans, and preliminary reports, as available, Dudek understands that the City anticipates the need for a Program Environmental Impact Report as described below, however, we will also look at all opportunities to consider relevant plans and recently adopted EIRs to incorporate by reference and tier to the maximum extent possible. This should ensure a consistent approach across all City environmental documents.

SUBTASK 5.2 PREPARATION OF NOTICE OF PREPARATION AND SCOPING MEETING Dudek will prepare a Notice of Preparation (NOP) to be submitted to all responsible and trustee agencies and to the public, informing them that the City is initiating the environmental review required for the Land Use Element.

During the 30-day scoping period, Dudek will facilitate a public meeting to take comments on issues to be addressed in the PEIR. Dudek will coordinate with City staff on the meeting format. It is assumed City staff will reserve a public meeting space and advertise the scoping meeting.

SUBTASK 5.3 TECHNICAL ANALYSES
The Dudek team will prepare technical analyses in accordance with CEQA. It is assumed Dudek technical experts will provide analysis within the corresponding EIR sections. Separate technical reports or memoranda may be prepared for VMT and water supply as described below.

Transportation/VMT. Our subconsultant, Intersecting Metrics will conduct a VMT analysis for the preferred land use alternative and draft the transportation section of the EIR. The VMT analysis will focus on the areas of change and identify areas within the City where new development may be associated with a significant VMT impact. The impact analysis will be conducted based on the standards and requirements outlined in the City of Santee VMT Analysis Guidelines. It is assumed that the SANDAG Series 14 base model will be used for the analysis and sub-area model will not be required. The VMT analysis will identify and quantify the changes in proposed land uses for each Traffic Analysis Zone (TAZ) within the City, and determine if the change would be associated with a VMT-related impact. Intersecting Metrics will work with the City to develop VMT mitigation strategies for the areas of the City that may be impacted by the change in land uses.

Water Supply. In response to preparation of a water supply analysis, Dudek would review the City’s existing water service and supply sources including District provided, State Water Project deliveries and including Colorado River diversions. Water supply and demand information will be discussed from the most recent Urban Water Management Plan on a programmatic level in the EIR.

SUBTASK 5.4 PROGRAM EIR
Dudek will prepare a comprehensive Program EIR in accordance with the latest procedural and substantive requirements of the CEQA. The intent being a Program EIR, which future projects can “tier off,” to facilitate development and promote economic development in the City. Dudek’s project manager and CEQA lead will work collaboratively to update the project description to reflect the proposed changes to the Plan. Development of mitigation measures and policies concurrently should be an iterative process in concert with finalization of the City of Santee Land Use Element Update
Land Use Element, such that goals, policies, and implementation measures can be used as mitigation measures where appropriate. The project description will form the basis for the environmental analysis and will be submitted to City staff for review prior to commencing work on the technical analysis. Following approval of the Screencheck Draft EIR, Dudek will coordinate with the City for the publication and public review of the Draft EIR. After close of the 45-day comment period, Dudek will bracket and number each individual comment received within each comment letter and any comments received during the public hearing and will prepare responses to comments (assumes responses for up to 25 comments; one comment letter may contain multiple comments). Dudek will also prepare the Mitigation Monitoring and Reporting Program (MMRP) for the project. Dudek will prepare draft Findings of Fact and Statement of Overriding Considerations in accordance with Sections 15091 and 15093 of the CEQA Guidelines for the City’s use.

Aligned with the preferred land use scenario, Dudek will develop a draft Land Use Element with goals, policies, and implementation programs to direct future land use decisions The goals will be organized into broad categories and will be complemented by specific policies that will articulate the desired outcomes and establish a course of action for decision makers to accomplish the community’s desired vision. Policies will be organized under each goal heading as appropriate. Dudek will also work with City staff to identify implementation programs to facilitate land use development. The Land Use Element will result in a plan that promotes the thoughtful and accessible distribution of uses and supportive infrastructure, paired with policies and actions to guide implementation in a manner that is consistent with stakeholder priorities and other elements of the General Plan. Dudek staff will provide support for adoption hearings, including providing PowerPoint presentations for both Planning Commission and City Council hearings; Dudek assumes two total adoption hearings.

Deliverables Assumptions
▪ Kickoff meeting scheduling
coordination, agenda, and
meeting summary
▪ Draft & Final existing
conditions report (MS
Word and PDF)
▪ Draft & Final base map
(Shapefiles and PDF)
▪ Draft and Final Outreach
and Engagement Plan (MS
Word and PDF)
▪ Draft and Final Land Use
Element Framework
▪ Administrative Draft,
Public Review Draft, and
Final Program EIR
▪ Administrative Draft,
Public Review Draft and
Final Land Use Element
▪ Dudek assumes that the City will provide one round of consolidated comments on all drafts
▪ Dudek assumes that City staff will provide applicable shapefiles and that mapping will not require the creation of new raw data.
▪ City staff will assist with identifying appropriate dates, times, and locations to help facilitate sufficient attendance at community outreach events. ▪ Dudek assumes City staff will assist with identifying appropriate interested parties, dates, times, and locations to help facilitate meaningful feedback. ▪ Dudek assumes that the project website will be hosted on the City’s platform. ▪ Dudek assumes that a licensed architect is not required to provide architectural design options.
▪ Dudek assumes that upon selection of preferred land use scenario, there will be no substantial changes to the project description, including the project buildout.
▪ Dudek assumes that the City will prepare the Zoning Code text amendments and Zoning Map and associated GIS data based on Dudek recommendations.

City staff will establish a feedback loop to Dudek to ensure coordination of the abovementioned amendments with the development of the Land Use Element Update and Program EIR.

City of Santee Land Use Element Update
Our San Diego-based, multidisciplinary team includes the right balance of experts needed, including local project management, planners and environmental experts, an in-house urban design studio, and trusted teaming partners to supplement our services.

This section outlines our project team personnel and lines of communication, as well as specific experience that we think will prove valuable to the City through this process.

Elizabeth Dickson, project manager and main point of contact, will be supported by Dudek’s Director of Planning and Urban Design, Asha Bleier, principal in charge. Ms. Bleier and Ms. Dickson have a long history and a proven record working together on a variety of general plan updates, bringing innovative planning solutions with an implementation-focused lens.

Ms. Bleier is a native to the San Diego region, and has developed long-standing relationships with staff across local agencies. She has 19 years’ experience, 14 of which have been at Dudek. Her long tenure at Dudek exemplifies her strong commitment to her clients and serves as a testament to our low employee turnover. As principal in charge, Ms. Bleier will manage the overall contract, attend project status meetings with City staff, perform quality assurance/quality control (QA/QC) for project deliverables, and oversee staff and subconsultants.

Ms. Dickson has 9 years’ experience specializing in community planning, zoning, housing policy development, and the analysis and development of tools that facilitate, streamline, and incentivize housing production. Ms. Dickson started her career at the City of San Diego prior to coming to Dudek. During that time, she gained extensive experience working collaboratively with local community planning groups, community-based organizations, and stakeholders in the San Diego region. Ms. Dickson will leverage this experience with a keen understanding of both public and private sectors, as well as partnerships with the community. Ms. Dickson also played an instrumental role in the preparation of the City of San Diego’s award-winning Sixth Cycle Housing Element Update, and several other housing element updates for jurisdictions across the state, including comprehensive affirmatively furthering fair housing (AFFH) analysis, to successful adoption and certification. Ms. Dickson’s diverse range of experience also includes General Plan amendments including land use elements, long-range community planning, housing incentive program development, Accessory Dwelling Unit ordinances, objective design standards, and local amendments to municipal zoning codes. Her expertise in housing and land use led her to serve as a panelist at the Institute for Innovative Governance’s 2019 Forum on Housing and Inequality, as well as the recent 2024 American Planning Association California Chapter conference.

Our team also includes strategic teaming partners, exclusive to the Dudek team, that will offer valuable and strategic services to the City. Lesar Development Consultants is a highly reputable firm with a mission to assist the housing affordability crisis. We will leverage their local expertise to provide an added value to the City in the form of a mixed use housing market and development feasibility assessment. Intersecting Metrics is deeply embedded in the Santee community and will provide strategic guidance leveraging their expertise from preparation of the City of Santee Land Use Element Update
Santee Town Center Specific Plan; they will also prepare the VMT analysis and supporting traffic studies for CEQA. Kristen Byrne of Bryne Communications is a talented local public engagement facilitator and will support the Dudek team in meeting logistics and innovative ways to collaborate and collect valuable community input.

Dudek understands that the City requires all deliverables be completed by March 1, 2026. Our staffing plan and lines of communication will ensure that the Dudek team maintains the project schedule.

The Dudek team is local and has a strong understanding of recent and current City initiatives. Recent efforts demonstrate the City’s commitment to providing the community with robust recreational amenities, facilitating housing development and reducing vehicle miles traveled, and attracting vibrant retail. We see the beauty that the City has to offer and see potential for extrapolating that beauty throughout the City so that it can be enjoyed by all existing and future residents. Further, our team sees the regional draw of Santee, offering strong connections to sports through Sportsplex and the disc golf course and opportunities to connect with nature along the San Diego River Park Trail and Santee Lakes. The Land Use Element Update provides the City with an opportunity to position itself as a destination for those throughout the region, creating new economic opportunities. Our team recognizes the challenges posed by Measure N and believes that Santee can maintain its character as a suburban community while creating opportunities for new businesses, residents, and amenities in key areas in a manner that can be supported by the community.
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City of Santee Land Use Element Update
Figure 1 details the Dudek team’s lines of communication for this project, staffing level, and roles of key personnel.

Figure 1. Organization Chart
City of Santee Land Use Element Update
Name and Role Responsibilities
Elizabeth Dickson, AICP
Project Manager and Outreach Lead
▪ Project management support
▪ Main, day to day, point of contact for the City
▪ Land use and zoning recommendations
▪ Development of land use documents
▪ Oversee outreach and engagement
Asha Bleier, AICP,
LEED AP BD+C
Principal in Charge
▪ Project oversight
▪ QA/QC of all deliverables
▪ Strategic guidance
▪ Land use and zoning recommendations
▪ Development of land use documents
Kelly Bray
Sustainability and Climate Action Plan (CAP)
Review
▪ Sustainable (climate) action plan consistency review
▪ Sustainable land use and transportation connection strategies Carey Fernandes, AICP
CEQA
▪ CEQA studies, compliance, and documentation
▪ Overseeing CEQA technical disciplines
Emily Seklecki
CEQA Support
▪ CEQA studies, compliance, and documentation
Jennifer Reed
Air Quality/Greenhouse Gas
▪ Air quality and greenhouse gas emissions studies and reporting Brock Ortega
Biological Resources
▪ Biological resources studies and reporting
Matt DeCarlo
Cultural Resources
▪ Cultural resources studies and reporting
Mark Storm
Noise
▪ Noise studies and reporting
Josh Saunders
Visual Resources
▪ Visual resources studies and reporting
Dennis Pascua
Traffic
▪ Traffic studies and reporting
Erika Kash
Planning and Outreach
▪ Planning and outreach support
Christine Pereira
Planning and Outreach
▪ Outreach support
Gaurav Srivastava, AICP
Urban Design (Visioning/Renderings)
▪ Creation of visioning documents and renderings
City of Santee Land Use Element Update
Name and Role Responsibilities
Chris Starbird
GIS/Graphics
▪ Development of outreach visuals, including maps
Raoul Rañoa
GIS/Graphics
▪ Development of outreach visuals, including infographics and meeting materials
Stephen Cook
(Intersecting Metrics, SBE)
VMT
▪ Mobility Element consistency review
▪ CEQA VMT Analysis
▪ Land use and transportation connection strategies
Kristen Byrne
(Byrne Communications, DBE)
Facilitator
▪ Outreach and engagement facilitation
Farzad Mashhood
(LeSar Development, SBE, WBE)
Economics
▪ Mixed use housing market and development feasibility
assessment
The Dudek team has the capacity to ensure that qualified personnel will be made available to the City. We will provide access to a large pool of qualified experts who can effectively provide services throughout the duration of this project.

Our team is structured to be flexible to client needs, and we quickly execute tasks.

To ensure project success, we will engage in clear communication and cooperation with the City, holding regular conference calls and preparing agendas to assist teams in clarifying any issues and proceeding with the work in a unified manner.

We will use check-in meetings with our project teams to allocate resources properly and according to the City’s schedule constraints and grant deadline. When working on several concurrent tasks, we identify areas where information sharing can reduce the time, budget, or work needed to produce deliverables.

Along with our project manager and key personnel, our support staff, accounting professionals, and contract coordinators will remain 100% dedicated to this contract. That means that the City will be a priority, and you can expect the highest standards for responsiveness.

Resumes are included in Appendix A.

The team presented
in this proposal will be
100% dedicated to
this contract and up
to 100% available.

City of Santee Land Use Element Update
Firm Role Responsibilities
Dudek Prime ▪ Day-to-day project management
▪ Overseeing team, including subconsultants
▪ Planning, urban design, community outreach
▪ QA/QC of deliverables
Byrne Communications, DBE Subconsultant ▪ Outreach facilitation Intersecting Metrics, SBE Subconsultant ▪ Vehicle Miles Traveled (VMT) Analysis, land use and transportation connection policy review and strategy
LeSar Development, SBE, WBE Subconsultant ▪ Financial feasibility of different density increases and upzoning strategies
Working collaboratively with clients and their project teams, Byrne Communications develops and implements effective strategic communications programs that help clients achieve successful outcomes for their projects and initiatives. From message development to community engagement, they help clients put their best foot forward with the public to enhance understanding and acceptance of complex projects and issues. With more than 30 years’ experience in the San Diego community, Byrne has established relationships with key government and community stakeholders and extensive experience in public outreach and involvement, public affairs, workshop planning and facilitation, and media strategy development. Byrne Communications is a certified DBE with Caltrans and an ELBE with the City of San Diego.

Relevant Experience
Client: SANDAG
Byrne Communications Consulting developed and
implemented a public engagement program to support
the planning process for the Coast, Canyons, and Trail
Comprehensive Multimodal Corridor Plan (CMCP), a plan
for the SR-52 corridor from the coast to Santee to
increase transportation options, decrease congestion,
improve travel times, and reduce greenhouse gas
emissions. Byrne wrote a public engagement plan to
provide a roadmap to guide for outreach efforts. The
firm created informational materials to support outreach City of Santee Land Use Element Update
efforts, including an interactive website using the Social Pinpoint platform, presentations, and a project fact sheet.

They planned and implemented two virtual public workshops, a series of briefings and presentation to key stakeholders, and an online public survey. The CMCP was completed in June 2022.

Intersecting Metrics (IM) is a San Diego based transportation engineering, mobility planning, and public facilities financing firm that brings a data-focused approach to solving complex problems. The firm works closely with clients to understand their transportation needs and effectively develop smart and sustainable solutions that provide efficient mobility for all. IM offers multi-modal planning, transportation impact analysis, operations analysis, peer review, and project management as well as services relating to public facilities financing, including fee program development, nexus studies, financial projections, and fee program evaluations. Founding Principal Stephen Cook has provided transportation engineering and public facilities financial services to the San Diego Region since 2001.

Relevant Experience
Client: SANDAG and the County of San Diego
IM is currently working with both SANDAG and the County of San Diego to develop a VMT mitigation program that would potentially serve the entire San Diego Region. The Regional VMT program will evaluate and develop multiple VMT reduction strategies, including mitigation banks, exchanges, and in-lieu fee programs that can be implemented at a regional level. The program will also help local San Diego County jurisdictions establish their own programs through the development of standardized guidelines and requirements. The program includes the development of a regional Technical Advisory Committee (TAC) made up of transportation and planning professionals from the local jurisdictions. The TAC will evaluate the different program options and help identify which program option(s) will best serve the regions VMT needs. Once a program is selected, IM will oversee the development of the program nexus study and work with both SANDAG and the County of San Diego the implementation of the program. The Regional VMT Mitigation Program is anticipated to be completed in December 2025.

City of Santee Land Use Element Update
Client: City of Santee
The Town Center Specific Plan is a long-range planning document for both the land uses and circulation network within Santee’s Town Center Area. The Town Center Specific Plan is anticipated to be implemented over the next 10 to 20 years. A key focus of the plan is to provide connectivity with ease of access between destinations throughout the Specific Plan area. This will be accomplished through enhanced street treatments and connections, as well as embedding linkages to the river and trail system within the Specific Plan area. IM led the circulation and mobility planning, conducted the transportation impact analysis, and drafted the transportation section of the EIR.

Established in 2005 and based in San Diego, LeSar Development Consultants (LeSar) is a strategic and innovative consulting firm that provides clients with creative community solutions with a core expertise in housing policy, real estate analysis, and development advisory services with a strong focus on affordable housing development and financing. Their services encompass a wide range of areas including thorough site analysis, feasibility studies, development RFPs, crafting financing scenarios, applying for development financing, and managing the development project process. With a dedication to affordable housing, LeSar is equipped to guide projects from inception to completion while ensuring efficient and well-informed decision making at every stage.

City of Santee Land Use Element Update
Relevant Experience
Client: County of San Diego
LeSar produced the Housing Blueprint, a strategic vision to guide the County of San Diego's efforts to address the housing crisis. The Blueprint is focused on a set of 8 strategies to achieve the aims of the 5 Ps solutions framework of promote equity inclusion, and sustainability, produce housing for all, preserve vulnerable housing, protect tenants and prevent displacement. LeSar worked with the County for one year to prepare the Blueprint, relying on a robust stakeholder process that occurred in parallel to the professional assessment of the County's housing programs and policies, its barriers and opportunities to achieving the 5 Ps goals, as well as exploring financing for middle-income housing working group of finance and development professionals. In addition to creating a robust Housing Blueprint plan, LeSar's work resulted in a data-driven performance evaluation plan, an interactive affordable housing development funding projection tool, and guidance for the creation of a new Office of Housing Strategy to carry forward the implementation of the Blueprint.

Client: City of San Diego
LeSar Development Consultants led a team of consultants to analyze the City of San Diego’s public land holdings to make recommendations for site to prioritize for affordable housing development. This project represented an effort toward creating scalable housing solutions by identifying and analyzing 20 publicly owned sites’ potential for housing development, within the context of current city operations. The project began by prioritizing the City of San Diego’s roughly 1,000 publicly owned sites based on site-specific metrics that look at a site’s development feasibility, livability, and social equity impacts. This prioritization was based on scoring parameters such as the parcel’s size and topography, proximity to amenities and transit, and access to jobs, schools and more. The project included interviews with key City departments to understand operational opportunities to make currently used City properties available for housing development. The team analyzed 20 of the most viable sites for housing development, including high-level conceptual plans. Finally, the project’s findings were presented in a final report.

City of Santee Land Use Element Update
What is your firm’s experience in preparing a complete update to a jurisdiction’s Land Use Element and preparation of corresponding EIR? Please provide specific examples with the jurisdiction’s name, the year the Land Use Element was adopted, and, preferably, a link to the Land Use Element and corresponding EIR your firm helped prepare.

The Dudek team has extensive experience completing General Plan updates, including Land Use Elements and EIRs. Dudek’s planning and CEQA experts have a keen understanding of existing policy, policy development, and regulatory compliance. Dudek can provide the City with a full suite of land use planning, policy, and CEQA needs.

Our expertise in environmental resources and regulation, General Plans, community and stakeholder outreach, and planning and zoning laws allows our planning professionals to craft solutions that efficiently move planning projects forward in compliance with environmental regulations. Dudek is experienced in the preparation of comprehensive project-specific policy consistency analyses, as well as the preparation of new goals, regulations and policies, for projects such as general plan amendments or updates, community plan updates, and specific plans.

In our approach, the Dudek team leverages our in-house capabilities with the collaboration of our land use planners and CEQA practitioners working together from the start. For example, our background reports will be prepared in collaboration with technical experts so that they can easily and efficiently serve as technical studies for the EIR, providing time and cost savings to the City.

Our specific examples of Land Use Elements, General Plan experience and EIR projects are provided below.

Client: City of Rialto
Adoption: 2024
https://www.yourrialto.com/DocumentCenter/View/4457/2023-Land-Use-Element?bidId= Dudek prepared the Land Use and Safety Element
Updates and the Environmental Justice Element and
conducted environmental compliance and a
comprehensive outreach program for the City of Rialto’s General Plan Update. Our team updated the General Plan
to reflect the City’s current vision as detailed in recent plans, including the City’s draft 6th Cycle Housing Element and Climate Adaptation Plan (CAP). The comprehensive
outreach program aimed to engage 10,000 stakeholders
that represented the demographics of the community.

Dudek conducted a thorough review of all General Plan
elements as well as all relevant plans as compared to the currently adopted elements to ensure internal consistency City of Santee Land Use Element Update
is achieved. Through this review, our team identified any gaps in existing policies, inconsistencies with existing maps or diagrams, and any policies in the General Plan that may be inconsistent with adopted plans and the City’s vision for the future.

Updates to the Land Use Element provide a comprehensive set of policies and land uses to reflect the City’s vision for the future and provide updates consistent with the 6th Cycle Housing Element rezone program.

For the Safety and Environmental Justice Elements, Dudek developed assessments of non-climate hazards, such as earthquakes, and analyzed the four remaining Senate Bill 1000 requirements to complement existing studies. The Safety and Environmental Justice Elements result in policies and programs to improve quality of life and equity consistent with the CAP. The Dudek team worked alongside City staff to approach environmental compliance throughout the update process, this included the development of self-mitigating policies and efforts to reduce environmental impact. This resulted in the determination to pursue an Initial Study/Negative Declaration. The Initial Study/Negative Declaration was prepared to support the City of Rialto General Plan Update.

Client: City of Pismo Beach
Adoption: 2024
https://www.pismobeach.org/DocumentCenter/View/55313/General-Plan-and-Local-Coastal-Program-Update--- Jan-2024_Clean?bidId=
Dudek updated the City of Pismo Beach’s combined
Local Coastal Program (LCP)/General Plan (GP) to
address updates to state law, as well as potential
impacts of sea-level rise (SLR) and associated coastal
hazards. The City’s LCP/GP is a combined document
meeting both the state GP requirements and LCP
requirements. The City’s Land Use Plan (LUP) is
outdated, and the City currently operates with two
Zoning Ordinances (inland and coastal).

Dudek prepared comprehensive updates to the City’s
Land Use, Conservation and Open Space, and Noise
Elements with reference to the CCC most recent LCP
Update Guide. These updates incorporate studies, including the Circulation Element, Accessory Dwelling Unit Ordinance, Short Term Rental Ordinance, and a Low-Cost Visitor Serving Accommodations Study. Using the SLR VA and Adaptation Plan, Dudek also updated the City’s Safety Element by drafting new goals, policies, and actions that reflect the unique character and priorities of various community interests within the City while ensuring consistency with California Coastal Act. Dudek participates in monthly coordination calls between City and California Coastal Commission (CCC) staff, ensuring that critical issues are resolved in a timely manner. Dudek also meets the local technical advisory group to integrate this perspective into the policy development process.

Throughout the LCP/GP update, Dudek is facilitating stakeholder engagement by assisting the City with public workshop information and materials.

City of Santee Land Use Element Update
In addition, the Dudek team is updating the City’s Zoning Code and Implementation Plan. The City’s goal was to produce a comprehensive, updated Zoning Ordinance and Implementation Plan grounded in current best practices that ensured compliance with federal and state laws, allowed for greater flexibility and ease of use, as well as to correct for the inconsistencies with the GP. The team started with a technical review of the 1983 Zoning Code (Coastal Implementation Plan), 1998 Zoning Code, and other relevant material for strengths, weaknesses, and effectiveness to implement the GP and LUP. Based on those findings, a new comprehensive Zoning Ordinance and Implementation Plan was prepared that implemented revisions aimed at a more modern, streamlined code, consistency with the GP and LUP, and updates to development standards. The update process is funded, in part, by two grants from CCC.

Client: City of Newport Beach
Adoption: 2025
https://newporttogether.mysocialpinpoint.com/
The City of Newport Beach’s General Plan was last
comprehensively updated in 2006 and now needs to
reflect the City’s current vision and meet complex state requirements and long-term goals. Dudek is preparing a
comprehensive update to the City’s General Plan,
including the Land Use Element. The effort includes
robust outreach, branding, extensive technical analysis, and updates to the General Plan elements, with a focus
on housing, safety, community resources, sustainability, and climate resilience. The Dudek team is developing an implementable General Plan that the City’s departments
and the community will take on as their own.

Our goal is to support a collaborative, engaging planning process throughout the project. We are emphasizing
communication and consensus building and are actively involving and considering all input from the community and interested parties to develop a collective vision for the City. This General Plan Update is the community’s plan, and Dudek is implementing a community-driven engagement program with the goal of creating a clear, concise, and implementable pathway for addressing the community’s needs and achieving the vision over the next 20 to 30 years.

Our technical experts, planners, urban designers, and community engagement specialists are approaching this project with a sustainability-focused lens to result in a plan that meets the community’s needs and the state’s regulatory requirements and blends community-driven and cost-effective ideas into policy recommendations and implementable actions. Dudek is also preparing the supporting CEQA documentation in the form of a Supplemental EIR.

City of Santee Land Use Element Update
Client: County of Los Angeles
Adoption: 2023
https://planning.lacounty.gov/long-range-planning/housing-element/ Dudek managed the preparation of a countywide update to the Housing Element of the General Plan for the 2021–
2029 planning period. The Housing Element serves as a
policy guide to address the comprehensive housing needs of the unincorporated areas of Los Angeles County. The
primary focus of the Housing Element is to ensure decent, safe, sanitary, and affordable housing for current and future residents—including those with special needs—of the
unincorporated areas. The Dudek team led four (4)
comprehensive public engagement, bilingual workshops,
collaborated with Veronica Team and County staff in preparation of the housing element policies and programs, and prepared the accompanying Program EIR, which analyzed potential impacts relative to the associated rezone program and other aspects of the Housing Element Update to address issues such as traffic, air quality, GHG emissions, noise, land use compatibility, and fire hazards. Dudek’s graphics team also prepared infographics, videos and content throughout the robust community engagement process.

Client: City of La Mesa
Adoption: 2018
Dudek was contracted by the City of La Mesa to
prepare an EIR for the Park Station Specific Plan, a
5-acre development area. The Specific Plan allows for
mixed-use development, including residential units,
commercial or neighborhood-serving retail, office space, hotel, parking facilities, and park/open space for
community recreation. The Specific Plan was prepared
to achieve the following goals:
▪ Promote smart growth principles, including
walkability, livability, sustainable design, and
enhanced aesthetic value to improve the quality
of life for La Mesa residents and visitors
▪ Establish transit-oriented development (TOD) along transit corridors to ensure efficient transportation options and reduce vehicle miles traveled
▪ Ensure efficient use of land through higher-density housing, infill development, and a centrally located site City of Santee Land Use Element Update
▪ Serve a variety of housing needs, including
opportunities for individuals, couples, and
families, as well as working and
retired individuals
▪ Activate streetscapes with bottom-floor
commercial retail and residential units located
along pedestrian-oriented walkways
▪ Increase recreational opportunities for local and
future residents with the development of
park/open space
▪ Employ high design standards for city
beautification using visual and architectural
guidelines for physical development
and landscaping.

Significant elements that Dudek analyzed in the EIR
process included air quality (GHG emissions), noise,
biology, cultural resources, hazardous materials, traffic, and visual analysis. The project also involved a great deal of community outreach to create a plan that the local community supports, while also responding to market conditions.

The community outreach included several focus group sessions with residents to seek input and create awareness, presentations to community groups (Kiwanis Club, Optimist Club, Rotary Club, and City Chamber of Commerce), and “Merchant Walks” in the surrounding areas to inform local businesses and get their feedback on the proposed plan. In addition, a project website and a Facebook page were set up to provide an online forum for comments and feedback on the proposed project.

Client: City of El Cajon
Dudek prepared the City of El Cajon Safety and
Environmental Justice Elements. The Safety and
Environmental Justice Elements provide a succinct
assessment of the natural hazards, climate change effects, and public health issues facing the City of El Cajon and provide specific and actionable policy that addresses
safety needs communitywide, as well as policies specific to the disadvantaged communities. Dudek prepared an
MND for the Housing, Safety, and Environmental Justice
Element updates. Dudek finished the project successfully, receiving unanimous approval at City Council on July 27, 2021, demonstrating our team’s knowledge of the City
and how it operates.

City of Santee Land Use Element Update
Client: City of San Marcos
Dudek has provided biological, permitting, and project management services for this project since 2001. The goal of the project was to construct the Creek District Specific Plan, a community planning effort designed to provide the necessary framework for mixed-use/smart-growth zoning, manage flood control to surrounding properties, and facilitate urban infill within a 214-acre project area over an estimated 20-year period. The Creek District Specific Plan included the infrastructure necessary to facilitate the development of mixed office uses, retail uses, parkland, and residential properties. It also included the construction of critical floodway infrastructure along San Marcos Creek and major improvements to transportation corridors and circulation elements in the area.

Client: City of San Diego
In 2021, Dudek prepared the Mira Mesa
Community Plan Update for the City of San Diego.

At 10,500 acres, 75,000 residents, and 85,000 jobs,
Mira Mesa is the largest and most populous of
San Diego’s 50 community plan areas. It is also
anchored by Mira Mesa Boulevard, a targeted
focus of the plan given its role as the community’s
primary commercial corridor that provides critical
transportation access between the Interstate-805
and Interstate-15 freeways. Dudek conducted
urban design studies to test the physical feasibility
of compact, mixed-use development typologies on
underutilized commercial and industrial sites, and
conducted outreach to educate and inform the
public and Mira Mesa Community Planning Group of
how good urban design can be used to improve the quality of the public realm.

Our team also prepared the EIR and supporting technical studies. The Program EIR assessed potential impacts at a high, programmatic level of analysis and was structured with the intent to facilitate future development consistent with the Community Plan Update to tier from the EIR as appropriate.

The plan provides the regulatory framework that will allow Mira Mesa Boulevard to reposition its car-centric strip malls and office parks into vibrant, walkable, and transit-oriented urban villages. For more information, visit https://www.sandiego.gov/planning/community-plans/updates/mira-mesa.

AWARD
Excellence in Comprehensive Planning
2023 APA San Diego
City of Santee Land Use Element Update
Client: City of Santee/HMC Architects
Dudek prepared an Initial Study/Mitigated Negative
Declaration (IS/MND) for a proposed community
center building in Santee that would be two stories tall and total 12,500 gross square feet. The community
center building would include a lobby, reception area,
event space and deck, concession space, storage,
kitchen, utilities, outdoor covered dining area, service yard, biofiltration basin, office space, amphitheater,
bike storage, and more. The facility would be used as a backup emergency operations center for City Hall and
will have a backup emergency generator. The project’s sustainability features include photovoltaic (PV) panels, electric vehicle charging stations, and low-flow plumbing fixtures.

In addition to preparing an MND, Dudek prepared technical analyses for biological resources, air quality, and GHG emissions. The project would be adjacent to the San Diego River; therefore, our team prepared a jurisdictional delineation, rare plant survey, and vegetation mapping to demonstrate that direct impacts to native plant communities would not occur. Operation of the project would include an emergency back-up generator. As part of the air quality section, we prepared a screening analysis for the project to demonstrate that no operational health risk impacts would occur as part of this stationary source. Dudek used the Sustainable Santee Action Plan Project Consistency Checklist to evaluate the project’s significance with respect to GHG emissions.

In crafting a Land Use Element and preparing the corresponding EIR, did your firm employ any subconsultants? If so, what subconsultants did your firm rely on and what was their role? Please complete the Subconsultants List form if your firm will be relying on subconsultants for this project.

While Dudek offers a one-stop-shop for our clients, we are committed to finding the right team, local expertise and right size balance of experts for each of our clients. For the Land Use Element examples provided above, Dudek prepared the planning work in-house. For Rialto, Dudek did not have the need to team with any subconsultants. For Pismo Beach. Dudek teamed with Lisa Wise for zoning support and the City opted to use a separate consultant for the environmental work as they wanted to keep the processes separate. For Newport Beach, Dudek prepared the planning and environmental work in-house but teamed with Kearns and West for outreach because of their long-history, relationships and proximity to the City. Additionally, as Dudek plans are developed through the lens of implementation, we teamed with ProForma on the Newport Beach General Plan to provide supplemental market analysis and pro formas.

For the Santee Land Use Element, we were intentional about finding the right team members for support of the Land Use Element. We are bringing a team that has a strong history successfully working together, and provide an added value of local expertise (Intersecting Metrics), housing incentives and economics (LeSar) and local innovative public engagement facilitation (Byrne). These subconsultants are exclusive to the Dudek team, which demonstrates our strong relationships and values to each other. Our subconsultants are also certified WBE, SBE and DBE, which demonstrates Dudek’s commitment to equal opportunity.

City of Santee Land Use Element Update
The subject Land Use Element and EIR are grant-funded. Does your firm have experience in invoicing based on specific grant scope-of-work tasks?
Our team is well-versed in working on grant-funded projects and are committed to grant timelines and reporting requirements to meet our clients’ needs. We have significant experience working closely with jurisdictions through REAP 1.0, REAP 2.0, Transformative Climate Community efforts and more. Our accounting team and planners work collaboratively to ensure that invoicing, progress reports and backup documentation are provided in a timely manner.

Preparation of a draft Land Use Element and corresponding EIR is on a constrained timeline due to the grant deadline of March 1, 2026. How will your firm ensure timely completion of all scope of work tasks by this date? Does your firm have any suggested modifications to deliverable due dates leading up to this deadline as shown in the project schedule? Dudek’s success in executing client task orders on time and within budget (Figure 2) is driven by open team
communication initiated by the project manager and
principle-in-charge. Project staff will be kept apprised of any project changes and schedule demands
communicated by the City.

To ensure project success, we engage in clear
communication and cooperation with the City, holding
regular conference calls and preparing agendas to assist teams in clarifying any issues and proceeding with the
work in a unified manner. We will use check-in
meetings with our project teams to allocate resources
properly and according to the City’s schedule
constraints and grant deadline. When working on
several concurrent tasks, we identify areas where
information sharing can reduce the time, budget, or
work needed to produce deliverables.

Figure 2. Record of Delivery On Time and
Within Budget
City of Santee Land Use Element Update
A selection of our tools and methods used to ensure performance include:
▪ Project Kickoff Meeting. The management team,
Ms. Bleier and Ms. Dickson, will attend a project kickoff meeting with key team members for each task. This
meeting will be critical to the ultimate success of the project, as it provides an opportunity for all parties to discuss the project, review the scope, and formalize key assumptions. Dudek will provide a detailed agenda that
addresses project overview, requests for information,
communication protocols, budget, and schedule. This
meeting will also offer an opportunity to confirm document format requirements, points of contact, status report details, and any other logistical, technical, or procedural concerns. We approach every project with the understanding that attention on the front end can save substantial time and costs in the long run. ▪ Dedicated Lines of Communication. After the kickoff meeting, Ms. Bleier and Ms. Dickson will distribute a key contact list to all team members, confirming communication protocols and contact information. They will schedule recurring project meetings to establish an ongoing coordination channel between key team members. These meetings are a key element of the Dudek management approach, as they foster collaboration and accountability, maintain project momentum, and allow for issues to be identified and resolved early.
▪ Master Deliverables List. Dudek will prepare a master deliverables list with key document development milestones, such as draft deliverables for review, review periods, and possible meeting dates with the City to resolve comments, if needed. Dudek will also provide the City with a customized style guide to maintain consistency of key project terms, references, format, and style. Dudek uses online meeting tools for collaborative document revisions with City staff and efficient resolution of comments. Dudek will manage and update the master deliverables list, make it available to all team members, and communicate accurate status updates to the team. Using this tool, Dudek will provide the City project manager with up-to-date status reports as requested.
▪ Schedule and Budget Tracking. The management team will use a schedule-tracking tool to meet important milestones for each task.
▪ Progress Reports. Ms. Dickson will prepare regular progress reports that will include a list of tasks completed during the period, a list of tasks anticipated during the coming period, a project schedule update, a summary of the schedule, and any outstanding scope of work or information request issues.

In addition to these tools and methods, Dudek’s approach includes a highly collaborative process with our land use planners and CEQA specialists in order to provide efficiencies and shared resources such as the existing conditions report serving as technical background for the Program EIR. Dudek will also work with the City to clarify what data needs and assumptions are critical to keeping the environmental work on schedule, and where there may be flexibility as we work through the visioning and alternatives process. •
•
•
City of Santee Land Use Element Update
Figure 3 details the Dudek team’s schedule for this project.

Figure 3. Schedule
Nov-24Dec-24Jan-25Feb-25Mar-25Apr-25May-25Jun-25Jul-25Aug-25Sep-25Oct-25Nov-25Dec-25Jan-26Feb-26Mar-26 Project Start-Up and Background
Material
Land Use Element Update Visioning
Land Use Element Framework
Program Environmental Impact
Report Preparation
Land Use Element Draft and Final
City of Santee Land Use Element Update
City of Santee Land Use Element Update
Dudek understands that the City does not have Disadvantaged Business Enterprise (DBE)/Small Business (SB) requirements for this task order. However, we are partnering with local DBE subconsultant, Byrne Communications, who will serve as a facilitator in our community outreach efforts.

We are committed to equal opportunity within our company and on our project teams. Dudek supports the local small and disadvantaged business community by reaching out to teaming partners and building long-lasting, quality relationships to serve our clients with the best possible combination of services.

Dudek and its employees actively support and participate in outreach events to reach future professionals in disadvantaged communities. We are proud of our long-standing, quality relationships within the DBE community.

1 Elizabeth Dickson, AICP

PROJECT MANAGER AND OUTREACH LEAD
Elizabeth Dickson (ee-LIH-zuh-beth DIK-suhn; she/her) is a planner with 9 years’ experience specializing in long-range planning, community planning, housing policy development, zoning codes, and the analysis and creation of tools that facilitate and incentivize development. Ms. Dickson’s diverse range of experiences includes General Plan updates and amendments, housing element updates, community plan updates, community planning, housing incentive program development, and updates and amendments to zoning codes. She has experience working collaboratively with local community groups, navigating California State legislation, and developing implementationfocused policies and ordinances that promote housing accessibility and affordability.

Ms. Dickson sits on the board of the California Chapter of the American Planning Association and has spoken as a panelist at multiple American Planning Association conferences. Her expertise in housing data analysis led her to serve as a panelist at the Institute for Innovative Governance’s 2019 Forum on Housing and Inequality in San Diego.

Select Relevant Experience
General Plan Update, City of Newport Beach, California. Serves as the project manager for a comprehensive update to the General Plan. Tasks include an extensive community outreach and engagement program; analysis of both quantitative and qualitative data; visioning, goal, and policy development; and management of technical staff, planning staff, and subconsultants. The update has a heightened focus on resilience strategies and includes technical analysis of challenges faced by a coastal community such as sea level rise and coastal erosion.

Comprehensive Zoning Code Update, City of Pico Rivera, California. Serves as the task lead for the development of use regulations for the Comprehensive Zoning Code Update. Tasks include new regulations for outdoor dining, massage establishments, drive-throughs, automobile serving uses, and a variety of housing uses such as transitional housing, emergency shelters, supportive housing, home occupations, and family day-care homes. This project will provide permitting staff and the development community with a comprehensive zoning code that is easily navigable and contains clear and objective standards.

Housing Element Implementation Program, City of Indio, California. Serves as the task lead for the Housing Element Implementation Program, which includes the development of local ordinances, housing resources for community members, and guidance and informational materials for permitting staff and the development community. Additionally, this program includes an application for the State’s Prohousing Designation Program and coordination with the City Council and the State’s Department of Housing and Community Development.

Education
San Diego State
University
MA, City Planning, 2019
University of Montevallo
BA, Business
Administration, 2009
Certifications
American Institute of
Certified Planners (AICP),
No. 34733
Professional Affiliations
American Planning
Association
2 General Plan Update, City of Rialto, California. Served as the task lead for the update to the Land Use Element and a member of the planning team for the overall General Plan Update. Through the General Plan Update, Dudek is prepared amendments to the General Plan for the City’s Land Use, Safety, and Environmental Justice Elements.

The update to the Land Use Element included policy and legislative crosswalks identifying key needed changes, a comprehensive existing conditions analysis establishing a baseline for what is on the ground, and establishing goals and policies as a part of a robust community and interested party engagement program. Additionally, Ms. Dickson also served as the task lead on consistency amendments to the Zoning Code and Zoning Map.

Urban Design and Housing Strategies, City of El Cajon, California. Served as the project manager for the Urban Design and Housing Strategies project. This project consisted of a multifaceted approach to update the City’s regulations and procedures for the provision of residential and mixed uses. This included the development of objective development standards paired with easy-to-understand graphics informed by an in-depth analysis of existing regulations pertaining to mixed use, residential, and accessory dwelling unit development, as well as internal permit processing procedures; updated permit processes to increase understanding of regulations and ease of permit review; an updated accessory dwelling unit ordinance; an interactive web-based tool for development opportunity sites and incentives; and guides and marketing materials to assist staff and developers in understanding updated regulations and procedures.

San Bernardino Regional Housing Trust Fund, San Bernardino Council of Governments, California. Serves as the task lead for the Regional Housing Trust Fund through the San Bernardino County Transportation Authority/San Bernardino Council of Governments on-call contract. Prepared a Housing Trust white paper, which provides an analysis of best practices and recommendations for enacting a regional housing trust fund, and a Strategic Plan, which outlines outreach findings, priority projects, and key recommendations. Developed and managed a comprehensive outreach program, including presentations to City Councils across San Bernardino County. Current tasks include the development of an administrative plan for the implementation of a regional housing trust fund, based on the recommendations of the Housing Trust white paper.

Housing Element Update and Prohousing Plan, City of Indio, California. As a part of the General Plan Update, served as the task lead for the comprehensive sixth cycle update to the City of Indio’s Housing Element. As a first step in implementation of the Housing Element, conducted a prohousing assessment, including direct financial incentives, enhanced housing permitting organizational strategies, City and regional fee strategies, local and regional housing trust fund options and gap financing alternatives for workforce and affordable housing to facilitate the planning, approval, and construction of housing. Current tasks include a prohousing application and coordination with local decision makers and the State Department of Housing and Community Development.

Housing Element Update, City of Concord, California. Served as planning lead for the sixth cycle update to the Housing Element. The Concord Housing Element Update is unique in that it has an extensive focus on tenant protections and anti-displacement strategies. Tasks include robust community engagement, subconsultant management, decision-maker education, and coordination with the State Department of Housing and Community Development. This plan has been adopted and was certified by the State.

Focused General Plan Update – Housing and Safety Elements, City of Lomita, California. Served as project manager for the comprehensive update of the City of Lomita’s Housing and Safety Elements and associated outreach program and California Environmental Quality Act process. Tasks included completing a sites inventory and analysis; identifying local housing needs and constraints to the maintenance, improvement, and development of housing for all income levels; assessing local fair housing opportunities; and developing Housing Element goals, policies, and programs to address housing constraints, improvement and preservation of naturally affordable and deed-restricted affordable housing, and promotion of fair housing opportunities. Safety Element tasks included preparing a detailed assessment of hazards and developing goals, policies, and actions. Both elements were unanimously approved by the City Council and the Housing Element was certified by the State. 1 Asha Bleier, AICP, LEED AP BD+C

PRINCIPAL IN CHARGE
Asha Bleier is a principal planner with 19 years’ experience managing complex planning and development projects throughout California. Ms. Bleier leads Dudek’s Planning and Urban Design practice. Her multidisciplinary expertise includes a full range of planning efforts such as regional and general plans, community plans, corridor/transit-oriented development, resilience planning, and design guidelines. Ms. Bleier’s background in design, development, and sustainability allows her to make sound policy recommendations relative to the interaction between users and their built environments. She is skilled at managing large, multidisciplinary teams; developing creative strategies for complex projects; and facilitating meaningful stakeholder and public dialogue.

Ms. Bleier currently serves as the professional development AICP Exam coordinator for the California state chapter of the American Planning Association, and is an active member of the Diversity, Equity & Inclusion subcommittee.

Select Project Experience
General Plan Update and LCP Amendment, City of Pismo Beach, California.

Served as principal planner for a comprehensive update to the City’s General Plan, Local Costal Program (LCP) and Zoning Code. Ms. Bleier managed the team to work collaboratively with the City and community in the update of the Land Use, Conservation and Open Space, Safety, and Noise elements of the General Plan and LCP for the City of Pismo Beach. Ms. Bleier also worked closely with the team to update the City’s Zoning Code to ensure consistency across the two documents. Dudek is currently assisting City planning staff in hearing preparations for approval of the General Plan Update by the City Planning Commission and City Council, and subsequently certified by the CCC as an LCP Amendment.

General Plan Update, City of Newport Beach, California. Serves as the principal in charge for a comprehensive update to the General Plan. Tasks include an extensive community outreach and engagement program; analysis of both quantitative and qualitative data; visioning, goal, and policy development; and management of technical staff, planning staff, and subconsultants. The update has a heightened focus on resilience strategies and includes technical analysis of challenges faced by a coastal community such as sea level rise and coastal erosion.

General Plan Update, City of Rialto, California. Served as principal in charge for an update to the Land Use Element, Safety Element and Environmental Justice Element of the City’s General Plan. The update to the Land Use Element included policy and legislative crosswalks identifying key needed changes, a comprehensive existing Education
University of California,
Santa Barbara
BA, Environmental
Studies (Geography/
Urban Planning
emphasis), 2005
Certifications
American Institute of
Certified Planners (AICP),
issued 2012
American Institute of
Architects
(AIA) Associate,
No. 30528635
Leadership in Energy and
Environmental Design
(LEED)AP BD+C
Professional Affiliations
American Planning
Association
American Institute
of Architects
U.S. Green Building
Council
Women in Architecture
2 conditions analysis establishing a baseline for what is on the ground, and establishing goals and policies as a part of a robust community and interested party engagement program.

General Plan Update, City of Lomita, California. Served as principal in charge for the comprehensive update of the City of Lomita’s Housing Element, Safety Element, focused amendments to the Land Use Element, and associated CEQA process. Dudek staff prepared a detailed assessment of the hazards affecting the City, when they will occur, where the City is most vulnerable, and what communities are most impacted by hazards. Dudek prepared a Vulnerability Assessment and Capability Assessment to support the planning effort.

General Plan Update, City of Highland, California. Served as project manager overseeing the comprehensive update of the City of Highland’s Housing, Safety, and Environmental Justice Elements and associated CEQA process. Dudek staff prepared a detailed assessment of the hazards affecting the City, when they will occur, where the City is most vulnerable, and what communities are most impacted by hazards. Dudek prepared a Vulnerability Assessment and Capability Assessment to support the planning effort. Dudek is also collaborated with the City to create a virtual outreach hub, including news/events, resources, three online public workshops, and other project details.

General Plan Update and Program Environmental Impact Report (EIR), County of Los Angeles, California. Served as project manager for the preparation of a countywide update to the Housing Element of the General Plan for the 2021–2029 planning period. The Housing Element serves as a policy guide to address the comprehensive housing needs of the unincorporated areas of Los Angeles County. The primary focus of the Housing Element is to ensure decent, safe, sanitary, and affordable housing for current and future residents—including those with special needs—of the unincorporated areas. The Program EIR analyzes potential impacts relative to the associated rezone program and other aspects of the Housing Element Update to address issues such as traffic, air quality, GHG emissions, noise, land use compatibility, and fire hazards.

General Plan Update, City of Carlsbad, California. Served as a member of the planning team to assist in the process of a General Plan Update for the City of Carlsbad. Prepared working papers that served as a foundation for updating the goals, policies, and programs in the open space and natural environment, history, arts, and cultural resources elements of the City’s General Plan. Provided direction regarding potential environmental constraints for the formulation of land use alternatives in accordance with CEQA requirements and worked closely with the planning team on policy development.

As-Needed Multidisciplinary Planning Services, City of San Diego, California. Serves as program director and manages multiple concurrent task orders in a timely and cost-effective manner. Task orders include the following:
▪ Mira Mesa Community Plan Update: The community plan update addresses the dynamics of population and business growth while taking into account citywide goals such as climate resiliency, diverse housing supply, and sustainable mobility solutions. Dudek is providing urban design and environmental planning services.
▪ De Anza Cove Revitalization Plan/Mission Bay Park Master Plan Amendment: The project addresses regional recreation needs, water quality, and hydrologic improvements to safeguard the viability of marsh areas. Dudek is working with the City to address shoreline issues and formulate an action plan that can be implemented over time and adapt to changes in both climate and legislation. ▪ University Community Plan Update: The community plan update aims to provide a variety of housing types, capitalize on transit improvements coming to the area, connect key destinations in the community, and facilitate goals for reducing GHG emissions. Dudek is providing environmental planning services. 1 Kelly Bray

SUSTAINABILITY AND CAP COORDINATION
Kelly Bray (she/her) is a Climate Resilience Lead with 15 years of professional experience in climate, sustainability, and land use/environmental planning, specializing in the development of sustainable land use policies that strengthen communities. Ms. Bray has helped shape environmental initiatives within multiple communities across California and helps local governments and communities fund and plan projects to manage risk and build resilience to the effects of climate change.

Ms. Bray has expertise in preparing land use, climate action and sustainability plans, adaptation and resiliency strategies, leading community engagement, and with California Environmental Quality Act (CEQA) compliance. She is an effective communicator and problem solver who thrives in fast-paced and dynamic environments and has abundant experience navigating controversial projects through the development of diverse strategies to engage interested parties.

Relevant Previous Experience
County of San Diego Climate Action Plan Update, San Diego, California. As Chief of the Sustainability Planning Division, Ms. Bray led a team of 15 staff who prepared and implemented diverse plans, policies, and projects within the following subject areas: climate and resilience, sustainable development, electric vehicles, habitat conservation, agricultural preservation, and groundwater sustainability. She led community engagement for the Division and served as lead for elected officials and other interested parties. In development of the Climate Action Plan Update and Supplemental EIR, she led the preparation of Smart Growth Alternatives, which were alternative land use configurations that the Board of Supervisors could direct for future study as a way to reduce vehiclemiles-traveled and greenhouse gas emissions beyond that which the CAP Update alone could do.

County of San Diego Sustainable Land Use Framework, San Diego, California. As the Chief of Sustainability Planning Division, Ms. Bray coordinated with diverse internal and external stakeholders including the Project Planning, Land Development, and Long-Range Planning Divisions of the Planning & Development Services Department to inform the development of the Sustainable Land Use Framework project. The project provides an opportunity to envision the future of the unincorporated area while meeting state regulations regarding transportation, reduced greenhouse gas emissions, and affordable housing. The project builds upon concepts developed as part of the CAP Update Supplemental EIR Smart Growth Alternatives described above and seeks to result in a new framework of planning principles by which future growth decisions will be made. Future planning actions may result in General Plan Updates, Specific Plans, focused rezoning, or alternative incentives for new development in strategic locations.

County of San Diego Electric Vehicle Roadmap, San Diego, California. Ms. Bray led the preparation and implementation of the County’s Electric Vehicle Roadmap (Roadmap), an initiative that was directed by the County’s Board of Supervisors and resulted in adoption of 6 goals which would support the County’s initiative to Education
Florida State University
MSP, Urban and Regional
Planning, 2010
University of South Florida
BS, Environmental
Science and Policy, 2005
2 convert to all electric County and regional fleet by incentivizing new charging infrastructure and electric vehicle conversion. The initiative resulted in multiple sub-projects that formed the basis for a shift across County operations and positioning for new infrastructure across the unincorporated county. Ms. Bray led the community engagement programming for each of the subsequent initiatives including the development of a website to educate the public on the benefits of EV ownership.

County of San Diego Sunroad Enterprises Otay 250 Master Plan, San Diego, California. Ms. Bray served as the Project Manager with the County for the General Plan and Specific Plan Amendment for up to 3,158 residential units, 78,000 square feet of commercial space, and 765,000 square feet of employment uses located in the East Otay Mesa area of San Diego County. Kelly led the County of San Diego’s processing and review of the project, including evaluation of site plan and assignment of project conditions, project design and finding of general plan and zoning ordinance consistency, stakeholder coordination and public engagement aspects.

County of San Diego Harmony Grove Village South Masterplan, San Diego, California. Ms. Bray served as the Project Manager with the County for the General Plan Amendment and Specific Plan for the construction of a 453 single and multi-family residential development in five neighborhoods. The Project included recreational parks, open space, a potential on-site wastewater reclamation facility, and roadway and utility infrastructure improvements. Kelly led the County of San Diego’s processing and review of the project, including evaluation of site plan and assignment of project conditions, project design and finding of general plan and zoning ordinance consistency, stakeholder coordination and public engagement aspects.

County of San Diego Lilac Hills Ranch Master Planned Community, San Diego, California. Ms. Bray served as the Assistant Project Manager with the County for the General Plan Amendment and Specific Plan for the 608-acre construction of 1,746 residences, 90,000 s/f of commercial, office, and retail, a 50-room Country Inn, a 200 bed group care assisted living facility, and civic facilities that include public and private parks, a private recreational facility, and other recreational amenities, and a fire station or a remodel of an existing fire station (Miller Station) and a school (K-8). Ms. Bray supported the department’s stakeholder coordination, and public engagement aspects of the project.

County of Sacramento Mather South Community Masterplan EIR, Sacramento, California. Ms. Bray served as the Project Manager/Primary Author of the Mather South Community Masterplan EIR. The Mather South Project included an 848-acre sustainably-designed master plan community with up to 3,522 residential dwelling units of various densities (multi-family, detached, and attached single-family), a 28-acre environmental education campus including 200 multi-family dwelling units, a 21-acre research and development park, two elementary schools, a 6 acre community center, 21 acres of commercial-retail with up to 225,000 sf of retail space, 44 acres of parkland including 26 acres of neighborhood parks and a 17-acre community park, and 210 acres of open space areas that include a 53-acre portion of the Mather Preserve west of Zinfandel Drive, as well as other natural preserves and drainage corridors, stormwater quality and detention basins, landscape buffers, and public utility corridors all connected by multi-use pedestrian and bicycle trails.

City of San Francisco 5M Project EIR, San Francisco, California. Ms. Bray assisted in the evaluation of a mixed-use project on 4-acres in Downtown San Francisco. The project would result in the retention and rehabilitation of two buildings on the site (the Chronicle Building at 901 Mission Street and the Dempster Printing Building at 447-449 Minna Street), the demolition of six existing buildings on the site, and the construction of five new buildings. The project included 270 bicycle parking spaces throughout the site. The project would also provide 34,000 sf of privately-owned publicly accessible open space throughout the site and would also result in changes to the site's vehicular and pedestrian circulation patterns, primarily to Mary Street. 1 Carey Fernandes, AICP
CEQA
Carey Fernandes (KEHR-ee fur-NAN-dez; she/her) is a senior project manager with 30 years’ planning-related experience specializing in the planning, environmental, and development industries. Ms. Fernandes’ diverse background of education and experience includes permit processing with local jurisdictions, coordination with public agency staff, preparation of California Environmental Quality Act (CEQA) and National Environmental Policy Act (NEPA) documents, project management, due diligence, and feasibility analysis. As a senior project manager, she has worked on a number of planning documents, such as specific plans, comprehensive plans, and general plan updates.

In addition, Ms. Fernandes has served as on-call planning staff for several public agencies. She has also served as project manager and primary author of many environmental review documents throughout San Diego and Imperial counties. Ms. Fernandes also works with several Native American tribes in the western United States in the preparation of tribal environmental documents.

Through this experience, she has developed a broad understanding of policy, planning, and environmental issues.

Select Project Experience
La Mesa Mixed-Use Overlay Zone, City of La Mesa, California. Served as project manager for preparation of an EIR to allow for adoption of the city’s Mixed-Use Urban Overlay Zone (MUUOZ), which added regulations and standards to the zoning code to implement the objectives of the city’s General Plan. New development is then subject to development standards of the MUUOZ, involving residential density, pedestrian orientation, building height, parking, and open space. The objective of the MUUOZ encourages smart growth land use patterns by orienting more density around existing public transit routes, such as the trolley line. Impacts analyzed in the EIR include traffic, air quality/climate change, and cumulative impacts.

Chula Vista Bayfront Master Plan EIR, Port of San Diego, California. Serving as project manager providing environmental review consulting services for the Chula Vista Bayfront Master Plan (CVBMP), which involved preparation of an EIR for the approximately 550-acre CVBMP, a high-profile redevelopment and revitalization project in the City of Chula Vista. Involved coordination between the Port and City of Chula Vista staffs and other associated consultants to complete CEQA process in accordance with the Port and City of Chula Vista’s CEQA guidelines.

EIR for County Wind Energy Ordinance, County of San Diego, California. Served as project manager for preparation an EIR for a Wind Energy Ordinance to address potential impacts associated with implementation of the new ordinance revisions. Provided support to the County staff with project start-up and scoping tasks, community outreach and responses to comments from the public review process. The EIR included both project-level and Education
San Diego State University
MA, Public Administration,
1998
University of California,
Santa Barbara
BA, English, 1993
Certifications
American Institute of
Certified Planners (AICP),
No. 016067
Professional Affiliations
American Planning
Association, Board of
Directors, 2005–Present
Association of
Environmental
Professionals
Lambda Alpha
International
Urban Land Institute
2 program-level analysis. Aesthetics, fire hazards, land use compatibility, noise, biological resources, and cultural resources were a few of the key issues analyzed in the EIR. Provided additional technical staff to help support the EIR analysis regarding certain issues that were sensitive to the public, such as low frequency noise, fire hazards, and biological resource impacts.

Utility Undergrounding Program EIR, City of San Diego. Served as principal in charge for the preparation of a program EIR for the systematic conversion of overhead utility lines to underground within the City limits. Project issues included cultural, historic, and paleo resources; aesthetics; and biological resources related to construction.

Vista General Plan Update, City of Vista, California. Serving as principal in charge for the preparation of an EIR working as a subcontractor to Rick Engineering. The program proposes to prepare existing conditions reports to inform the planning process, as well as supporting technical studies for the EIR. Potential project issues include air quality and GHG, historic resources, traffic, and public infrastructure.

Santee Recreation Center, City of Santee, California. Served as principal in charge for the preparation of an IS/MND for the development of a community center, comprised of two stories, event space, office space, and supporting amenities (trash enclosures, parking, etc.) for a total of 12,500 square feet. Project issues included traffic, biological resources, and construction-related air quality and noise.

Envision Carlsbad Phase 2, General Plan, Dyett & Bhatia, Carlsbad, California. As a subconsultant to Dyett & Bhatia, served as task manager for the preparation of the EIR for the Carlsbad General Plan update. The plan preparation included a series of white papers on issues such as cultural resources, public services, biological and natural resources, open space, and sustainability. Those were ultimately used as a basis for the existing conditions, and Dudek completed the EIR.

Zoning Code, Map, and General Plan, City of Calexico, California. Served as project manager for the community outreach and plan updates for the City of Calexico as they updated their zoning code, zoning map, and associated general plan revisions. Dudek coordinated a series of community meetings to address issues such as mixed-use overlays, land use consistencies, economic revitalization, secondary units, and other legal updates to the code.

EIR for County Tiered Equine Ordinance, County of San Diego, California. Served as project manager for preparation of EIR for a Zoning Ordinance Amendment related to equine uses. The Tiered Equine Ordinance prescribed regulations based on the property size and allowed a specified number of horses under a tiered level of discretionary and non-discretionary permit approvals. Tasks included preparation of environmental analysis and providing support for the County’s community outreach efforts. The EIR was unique in that it required both program- and project-level analysis. Key issues analyzed in the EIR included aesthetics, agriculture, air quality and GHG emissions, biological resources, cultural resources, hazards, noise, and traffic.

As-Needed Environmental Services, City of San Diego, California. Served as principal in charge on a project for a variety of professional environmental services, including preparing CEQA/NEPA documents, construction monitoring, and preparation of conceptual plans and detailed plans and specifications for revegetation. Specific projects Dudek worked on included site assessments for two wetlands mitigation banks and preparing a weed management plan grant application for San Diego Association of Governments (SANDAG) TransNet funding.

General Plan, City of Citrus Heights, California. Served as planner for a public participation program consisting of a series of public workshops for the City of Citrus Heights. Posters, postcards, and questionnaires were prepared to solicit feedback and interaction from the community. The information derived from these workshops was gathered and utilized in the preparation of a general plan for this newly incorporated city. 1 Erika Kash

PLANNING AND OUTREACH
Erika Kash is a senior urban planner with 7 years’ experience in land use planning and community development with a multi-disciplinary background in urban planning, development and design, and sustainability. Ms. Kash has experience specializing in policy and code development, general plan updates and amendments, specific and master plans, development and design standards, data analysis and leading bilingual community outreach with an emphasis on improving the interaction between users and their built environment.

Project Experience
El Cajon Housing, Safety, and Environmental Justice Elements, City of El Cajon, California. Served as assistant planner to prepare the City of El Cajon Housing, Safety, and Environmental Justice Elements. Veronica Tam and Associates served as the Housing Element planner, and Dudek led the Safety and Environmental Justice Elements. The Safety and Environmental Justice Elements provide a succinct assessment of the natural hazards, climate change effects, and public health issues facing the City and provide specific and actionable policies that address safety needs communitywide as well as policies specific to the disadvantaged communities.

San Diego State University Mission Valley Implementation Plan, San Diego, California. Prepared vision, planning, and development regulations for the redevelopment of the Qualcomm Stadium site into the San Diego State University Mission Valley Campus. The Specific Plan contains development expectations and development plans, infrastructure development plans, development regulations, design guidelines, and implementation measures for the San Diego State University Mission Valley Campus. Tasks included defining land use districts and uses, crafting specific development standards for varying uses, ensuring consistency with the requirements of the Purchase and Sale Agreement and supporting documents based on the conditions set forth in Measure G, and preparing the final design of the Campus Guidelines document.

General Plan Update, City of Newport Beach, California. Serving as senior planner for a comprehensive update to the General Plan’s Recreation and Land Use Elements. Tasks include analyzing existing conditions, developing an updated inventory of existing recreation facilities using GIS data from the City’s Recreation Facilities Dashboard to perform a quality assessment to evaluate the adequacy of parkland and recreational opportunities, and identifying key outreach opportunities within the greater outreach program to inform recreation and land use policy changes for inclusion into the General Plan update.

Urban Design and Housing Strategies, City of El Cajon, California. Served as planner for the City of El Cajon’s Urban Design and Housing Strategies project. Prepared an update to the City’s zoning code that included updated residential development standards and new objective design standards to encourage high-quality residential Education
University of Southern
California
MPL, Urban
Planning/Design, 2019
University of California,
Santa Barbara
BA, Environmental
Studies, 2014
Certifications
Certificate, Real Estate
Development
Professional Affiliations
American Planning
Association (APA)
San Diego APA Board
Member
2 development, and prepared an updated permit process to appropriately regulate new development with sufficient flexibility to allow for innovation while minimizing permit review and processing time. In addition, prepared an updated Accessory Dwelling Unit Ordinance and creating an implementation strategy to incentivize the production of accessory dwelling units.

Pismo Beach General Plan, City of Pismo Beach, California. As assistant planner, worked closely with Dudek Coastal Planners to assist the City of Pismo Beach with a comprehensive update of its combined Local Coastal Program/General Plan to address sea level rise and update Local Coastal Program/General Plan elements, including the Land Use, Conservation and Open Space, and Noise Elements. These updates will incorporate recent studies, including a Sea Level Rise Vulnerability Assessment and Adaptation Plan, the Circulation Element, Accessory Dwelling Unit Ordinance, Short-Term Rental Ordinance, and a Low-Cost Visitor Serving Accommodations Study. Helped draft the Land Use Plan policies in accordance with California Coastal Commission’s updated 2018 Sea Level Rise policy guidance and most recent Local Coastal Program Update Guide.

Comprehensive Zoning Code Update, City of Pico Rivera, California. Serving as task lead for the City of Pico Rivera’s Zoning Code Update project. Tasks include collaboration with City staff to identify opportunities and challenges with the zoning code’s organization, use-specific and land use regulations, development review procedures, and development and design standards. Input and findings from consultant-led zoning code diagnostic (which includes a thorough review of the City’s code including General Plan consistency analysis, City staff interviews, and feedback from the robust public outreach as well as focused study sessions with a community advisory group and Planning Commission) will inform the development of the new zoning code to create a streamlined and user-friendly code and also new design standards and guidelines for residential, commercial, industrial, and mixed-use developments to achieve high-quality design.

Indio Housing Element Update and Housing Element Implementation On-Call, City of Indio, California. Serving as project manager. Oversaw adoption of the City’s 6th Cycle Housing Element and final certification from HCD, becoming the first City in the Coachella Valley to receive certification. Prepared a demographic and housing needs assessment, including planning for special housing needs, and evaluated the outcomes of the prior Housing Element’s programs and current governmental and nongovernmental constraints. Additionally, conducted an extensive GIS analysis of existing sites and identified candidate sites to be rezoned for residential development under the City’s concurrent zoning code update to accommodate the City’s RHNA. These tasks incorporated key community perspectives gathered through a robust, bilingual community outreach process, which were used to develop goals, policies, and programs with an emphasis on prohousing policies and corresponding funding sources and grant opportunities. Currently assisting with implementation of the Housing Element policies and programs and implementation of prohousing policies through a Housing Element Implementation On-Call. Tasks include zoning ordinance amendments, Prohousing Designation technical assistance, no-net-loss tracking, development permit streamlining, and developing density bonus and ADU incentive policies.

Highland Housing Element and Safety Element, City of Highland, California. Served as the lead Housing Element Planner to oversee adoption of the City of Highland’s 6th Cycle (2021-2029) Housing Element and ensured the City received final certification from HCD. As part of the preparation of the Housing Element, evaluated outcomes of the prior Housing Element’s goals, policies, and programs to determine effectiveness and review; completed a housing needs analysis of existing and projected housing needs to meet the City’s RHNA; conducted an extensive analysis of existing sites suitable for residential development utilizing GIS software; and analyzed current governmental and nongovernmental constraint to the maintenance, improvement, or development of housing. The analysis and recommendations were combined with feedback gathered during the community outreach process to create a unique set of goals, policies, and programs that will enable the preservation and development of adequate housing to meet the housing needs of all income levels and special groups. 1 Christine Pereira

PLANNING AND OUTREACH
Christine Pereira (she/her) is a coastal planner with 2 years’ professional experience in the environmental field, specializing in coastal planning, permitting, and policy, with a particular focus on climate resilience and environmental justice. With 2 years’ experience as a California Coastal Commission (CCC) analyst in the South Coast District, Ms. Pereira has analyzed and processed many coastal development permits (CDPs) in the Counties of Orange and Los Angeles. Ms. Pereira works with clients to identify and mitigate environmental issues, while incorporating climate resilience and environmental justice considerations into her planning and permitting efforts.

Select Project Experience
County of San Diego, Health and Human Services Agency, Public Health Services, Climate Adaptation Plan. Involved in researching data, writing, and editing the County’s Public Health Services’ Climate Adaptation Plan, which focused on addressing the public health impacts of climate change as it pertains to extreme heat, air quality, and vector-borne diseases in the County.

Dana Point Harbor Remodel CDP No. 5-19-0971, Dana Point Harbor, California. Served as CCC planner responsible for processing a CDP for the large-scale remodel of Dana Point Harbor, including replacement of a 2,200-plus boat slips marina, repair to seawalls/revetment, and an environmental justice education and sailing program for underserved youth. The CDP was approved by the CCC in September 2020.

Affordable Housing CDP No. A-5-VEN-20-0060, City of Los Angeles, California. Served as CCC planner for an appeal of a CDP originally approved by the City of Los Angeles for the demolition of an auto repair shop resulting in a mixed-use structure with permanent supportive housing and supportive services in Venice, California. The appeal was dismissed with a finding of no substantial issue in December 2020.

Restaurant/Club Offering Free Facility Space for Local Nonprofits CDP No. 5-20-0397, City of Santa Monica, California. Served as CCC planner responsible for processing a CDP for a membership restaurant/club facility in Santa Monica with facility space for local nonprofit organizations to use free of charge. With the intention of reducing perpetuating barriers to coastal access, preference for booking the facility space is given to nonprofits representing marginalized communities, which is consistent with environmental justice principles. The CDP was approved by the CCC in April 2021.

Specialized Training
▪ Environmental Justice, CCC. Training focused on environmental justice and equity principles and their application to coastal planning and permitting. (2020)
Education
University of California,
San Diego, MIA,
International
Environmental Policy,
2017
University of Ottawa,
BSocSc, 2013
1 Gaurav Srivastava, AICP

URBAN DESIGN AND DEVELOPMENT FEASIBILITY
Gaurav Srivastava (GORE-uv shree-VAAS-thuv; he/him) is an urban designer with 17 years’ experience. Mr. Srivastava leads Dudek’s urban design practice and has authored plans that range from grassroots neighborhood visions to comprehensive downtown redevelopments. His award-winning work, for both private and public-sector clients, is driven by twin passions: to reduce the footprint of human habitation via compact redevelopment of city centers, and to always reinforce the importance of the pedestrian experience as the defining experience of cities. Mr. Srivastava is adept at faciliating workshops and shaping discussions before a variety of audiences. He is an accomplished project manager and experienced at directing complex, multidisciplinary teams. In addition, Mr. Srivastava serves as a visiting lecturer and teaches urban design at the University of California, Los Angeles’ Luskin School of Public Affairs.

Select Relevant Experience
Housing Incentive Overlay Zone, City of Fullerton, California. Project manager for a citywide effort to analyze and test the feasibility of new multi-family residential developments on Fullerton parcels currently zoned for nonresidential uses. The Housing Incentive Overlay Zone Plan is funded via California Senate Bill 2 grant funds and aims to facilitate and incentivize the production of housing within the city. Integral to the planning effort is a capacity-building exercise that aims to educate and inform a group of Fullerton stakeholders, the “Housing Champions,” of the economic and regulatory landscape of housing policy.

Old Town Newhall Specific Plan, City of Santa Clarita, California. Project Manager for Specific Plan update for Newhall, the historic core of the City. The targeted Plan update aims to test new development types, simplify the existing form-based code, and extend the usability and legibility of the Plan.

Citywide Complete Streets Plan, City of Burbank, California. Project manager, preparing ongoing Citywide Complete Streets Plan called the Complete Our Streets Plan (www.CompleteOurStreets.com). With a strong focus on urban design and the city’s built form, the plan analyzes the entire city street network and proposes improvements through prioritized projects to address the needs of street users of all modes, ages, and abilities, including pedestrians, bicyclists, individuals with disabilities, transit users, and automobile users.

Mira Mesa Community Plan Update, San Diego, California. Urban Design lead for a City of San Diego transitpriority plan effort as part of the Mira Mesa Community Plan Update. Mira Mesa, at 10,500 acres and 80,000 residents, is the largest and most populous of San Diego’s 50 community plan areas. This effort includes corridor planning and conceptual urban design studies for four focus areas within the community. The studies test and illustrate new approaches to land use, development standards, and mobility improvements to revitalize the focus areas and retrofit suburban shopping malls with transit-supportive uses and development typologies.

Education
Massachusetts Institute
of Technology
MCP, City Planning
School of Planning and
Architecture, Delhi
BArch, Architecture
Certifications
American Institute of
Certified Planners (AICP)
Professional Affiliations
American Planning
Association
ULI Rose Center for Public
Leadership, Faculty
Advisor
2 South Colton Livable Corridors Plan, Colton, California. Project Manager for urban design, land use planning, market analysis, and community outreach services in support of the South Colton, a long-standing Latino workingclass neighborhood in Colton, California. Residents with few resources have used their imagination and resourcefulness to alter landscapes in ways that are intimate in scale and personal in nature. The Plan aims to strengthen these grassroots tactical urbanist approaches and create guidelines and policies that will provide a regulatory framework for formalizing a DIY approach to neighborhood amenities and improvements.

Vision Downtown, City of Los Angeles, California. Directed Vision Downtown, an effort that provides guidance to the Downtown Los Angeles Neighborhood Council (DLANC) board as it performs a review and advisory role for projects within its jurisdiction. The DLANC is the first Neighborhood Council in Los Angeles that has sought to craft its own vision for the future. Part vision and part manifesto, Vision Downtown provides a community-endorsed set of goals that offer input to City leaders and assembles in one place a comprehensive set of aspirations that embody the vision of this generation of the Downtown community.

Skid Row and Central City East Vision Plan, City of Los Angeles, California. Central City East lies in the heart of downtown Los Angeles, adjacent to and overlapping Skid Row, the nation’s largest cluster of homelessness. The plan addresses a growing concern, “how does a downtown industrial district address the dramatic changes that are occurring at its doorstep, while also being subject to long-standing policies that make it the primary location of homeless services for the entire region?”
Sunset Strip Specific Plan Update, West Hollywood, California. Led the effort to update the existing Specific Plan with new standards and guidelines for off-site signs on the Sunset Strip (i.e., billboards, tall walls, and digital signs). The Strip is arguably the most iconic urban boulevard on the west coast, if not the entire United States. Situated entirely within the City of West Hollywood, it is the epitome of a bright-lights, big-signs corridor. The Strip has a long-established tradition of innovative signage, while simultaneously also creating value for property owners.

Transit-served Housing Capacity Analysis, Los Angeles, California. Led a research study for the Mayor’s Office and C40 Cities to analyze the ability of the City to expand its housing supply within transit-served areas and proposed facilitating housing policy revisions. Los Angeles has a population of about 4 million residents, expected to grow by 500,000 people over the next 20 years. Fewer than half of the City’s residents live within a quarter of a mile of a Major Transit Stop.

Awards
▪ Planning Award, American Planning Association (APA) – Los Angeles Chapter, 2017 for Vision Downtown LA
▪ Planning Award, APA – Los Angeles Chapter, 2010 for Park 101 Freeway cap ▪ Urban Design Award, APA – Inland Empire Chapter, 2020 for South Colton Plan ▪ Transportation Planning Award, APA – Los Angeles Chapter, 2021 for Burbank Complete Streets Plan ▪ Planning Award, American Society of Landscape Architects – Southern California Chapter, 2021 for Burbank Complete Streets Plan
▪ Large Jurisdiction Excellence Award for a Comprehensive Plan, APA – San Diego Section, 2023 for Mira Mesa Community Plan Update

1 Christopher Starbird

GIS AND GRAPHICS
Christopher Starbird (KRIS-tuh-fer STAR-bird; he/him) is a geographic information systems (GIS) analyst with 20 years’ experience in environmental projects for municipal, regional, and federal public agencies and non-profit organizations. Mr. Starbird uses the latest in mapping software from the Environmental Systems Research Institute (ESRI). His skills include database design, spatial analyses, three-dimensional (3D) modeling with shade and shadow analysis, glint and glare analysis, interactive web development and design, web-based mapping, and high-quality cartographic design. Mr. Starbird has completed course work in the areas of computer programming, GIS, cartography, and field techniques in geographic research, web-based interactive map presentation, and digital graphics design.

Select Project Experience
Indio Transformative Climate Communities Plan Public Outreach Website, City of Indio, California. Worked with the graphic design team to design and developed a mobile-friendly website to guide the general public through the many goals of this climate plan. The site includes an interactive map of the plan boundary, webinar registration information, Spanish translation, and mailing list registration forms. The site theme was custom designed for the client on the WordPress platform to allow for easy transfer of ownership upon project completion (https://indiotccplan.com).

City of Santa Barbara Community Wildfire Protection Plan, Stakeholder Outreach Website, City of Santa Barbara, California. Worked closely with Dudek’s graphic design and visual communications team and City of Santa Barbara staff to create an engaging web presence for the City of Santa Barbara’s Community Wildfire Protection Plan (CWPP). Designed to get the word out about the CWPP planning process, as well as provide access to maps and graphics illustrating the issues at hand, the website serves as an example of outreach in the modern age. In addition to developing and launching the initial website, serves as the site administrator, performing updates and posts to keep the community informed. Because the website was hosted and maintained on City of Santa Barbara–operated infrastructure, Mr. Starbird had to coordinate with City of Santa Barbara IT staff to develop and deploy the web resource (https://cwpp.santabarbaraca.gov/).

California Wildlife Damage Management EIR/EIS, Project Website, California Department of Food and Agriculture.

Served as the lead web developer/designer for the project website, which was designed to provide detailed information about the project’s goals and to engage stakeholders. The website was built from the ground up to meet the state’s strict requirements for accessibility and readability (WCAG 2.0). Users of the site can choose between four different languages via a customized machine translation plugin. Worked with the project team to create a web presence on the WordPress platform that could be easily edited by non-technical staff and increase the ease of transfer of ownership of the site upon project completion (https://californiawdm.org/).

Education
University of California,
Santa Barbara
BA, Geography
2 San Jose Community Forest Management Plan, Stakeholder Outreach Website, City of San Jose, California.

Served as the lead web developer/designer for the City of San Jose’s Community Forest Management Plan. The website’s intended purpose was to inform and motivate the community to get involved in the planning process. In addition to developing the look and feel of the site, worked closely with Dudek’s Urban Forestry Team to create engaging interactive elements to the site, including a game where visitors can plant trees around a virtual property to see the positive impact an urban forest has on the environment.

Green Neighborhood Certification Program, Stakeholder Outreach Website, Sacramento Tree Foundation, California. Served as the lead web designer/administrator and took the project from design mock-up using Adobe Illustrator and Photoshop, to implementation in code using PHP, HTML, CSS, and JavaScript. Website development was accomplished by using the off-the-shelf WordPress content management system. Created a custom-tailored WordPress theme based on the Genesis theme framework, which allowed for design flexibility during development while also providing the potential for minor site updates by non-technical staff.

The Axton Solar Project Community Outreach Website, Axton, Virginia. Working with the Dudek graphic design team, developed a custom website to match other project outreach design materials. The resulting site includes comment forms, webinar registration, and interactive mapping in a layout that is compatible with mobile and desktop screen sizes.

Beverly Hills Creative Office Project Environmental Impact Report, City of Beverly Hills, California. Serving as lead GIS analyst in the preparation of the project’s Environmental Impact Report (EIR) aesthetics assessment for the development of up to 11 new office buildings on a vacant, linear site in the City of Beverly Hills. The proposed four- to five-story office buildings would be designed in a range of architectural styles. Buildings at each end of the site would have traditional facades with columns and cornices, and buildings toward the center of the site would have more modern architectural treatments, such as glass screen walls and steel frames. Key issues include obstruction of views to the iconic City Hall tower and compatibility of bulk and scale with the surrounding development.

Pacific Coast Commons Specific Plan EIR, El Segundo, California. Serving as lead GIS analyst for preparation of an EIR for the Specific Plan. The project would involve redevelopment of the existing surface parking lots of the Fairfield Inn & Suites and Aloft Hotel properties, as well as the commercial properties, through the adoption of a Specific Plan that allows for the development of 263 new housing units and 11,252 square feet of commercial/retail uses on approximately 6.33 acres of land located in the City of El Segundo adjacent to Pacific Coast Highway. The Pacific Coast Commons-South portion proposes a six-story residential building with commercial/retail on the ground floor and an eight-level parking garage. The Pacific Coast Commons-Fairfield Parking portion of the project proposes a four-story parking garage with commercial/retail on the ground floor. The Pacific Coast Commons-North portion proposes a six-story residential building with commercial on the ground floor that faces Pacific Coast Highway, a six-story parking garage in the central portion of property, a new fire/access road, and apartment/townhome units. The project requires a General Plan amendment, zone change, site plan review, vesting tentative tract map, and a development agreement.

Buena Vista Project EIR, Los Angeles, California. Serving as lead GIS analyst for the EIR for a 2- to 26-story mixeduse project on an 8-acre parcel, which includes residential and commercial uses consisting of approximately 1,079,073 square feet of residential floor area (920 dwelling units); 15,000 square feet of neighborhood-serving retail uses; 23,800 square feet of indoor and outdoor restaurant; and 116,263 square feet of outdoor public trellis/balcony space. The project site is located in the Central City North Community Plan Area near the Metro Gold Line and the Los Angeles State Historic Park. The transit-priority project is proximate to a network of regional transportation facilities, including the Chinatown Metro Station. The site is located in a Methane Zone and contains remnants of previous land uses, including former oil wells and a gas station. 1 Raoul Rañoa

GIS AND GRAPHICS
Raoul Rañoa is the lead of Dudek’s Visual Storytelling practice. His 30-year career includes roles at the Los Angeles Times where he honed his expertise in breaking down complex data and processes into visual stories suitable for both expert and general audiences. He also currently creates scientific visualizations for JPL/NASA. Mr. Rañoa has prepared print, online, animated, and interactive visuals covering every facet of the environmental consulting industry, including climate adaptation plans, sea-level rise, cultural assessments, built-environment, CEQA/NEPA compliance, climate change impacts and resiliency, habitat and land conservation, hydrological processes, and green-technology. He prepared visuals for the award-winning SDSU Mission Valley Campus Master Plan/Design Guidelines and led the development of SANDAG’s On-Call Regional Transportation Infrastructure SeaLevel Rise Assessment and Adaption Guidelines and Resilience Toolkit.

Mr. Ranoa is knowledgeable in print and web graphics production, including prepress, vector and 3D illustration, GIS, social media, video, and motion graphics. He has management and university-level teaching experience, as well as experience in technical editing, writing, reporting, and cartography.

He has given presentations on Visual Communications at the 2021 Western Groundwater Congress, JPL, Loyola Marymount University and the American Planning Association.

Mr. Rañoa has been a key member of Pulitzer Prize–winning investigative journalism teams and has created visuals for high-profile JPL/NASA projects such as the Mars helicopter. His scientific visualizations for JPL have also been included in a recent Space Studies Board/National Academy of Sciences’ Planetary Science and Astrobiology Decadal Survey. His interactive and illustrative work at Dudek has been awarded by organizations such as the American Planning Association and and PR Daily, and his work at the Los Angeles Times has been awarded multiple times by the Society of News Design, an international design competition which he also judged in 2016. Additionally, Mr. Rañoa’s data visualizations are nationally recognized, having been featured in the Best American Infographics book series two years in a row.

Select Project Experience
Newport Beach General Plan Update. Developed Diagnostic Memo infographics including community maps and sea level rise models. Ensured consistency of all branding across all visuals.

Housing Inventory Annual Report on Homes, City of San Diego, California. Developed reports, infographics, and data visualizations for a public outreach brochure.

San Pasqual Valley Resource Management Plan, City of San Diego, California. Created visuals outlining best management practices for multiple land uses, hydrological processes, and the topographical makeup of the San Pasqual Groundwater Basin.

Education
California Polytechnic
State University, Pomona
BA, Communications
(Journalism focus)
2 San Diego State University Mission Valley Campus Master Plan/Design Guidelines, San Diego State University, San Diego, California. Responsible for Environmental Impact Report and Design Guidelines infographics covering all aspects of the project, including utilities, hydrology, and emergency response.

San Diego Bay Sustainable Shorelines Atlas Lead artist overseeing the development of charts, graphs, and illustrations conveying technical data and findings.

San Diego Association of Governments Environmental On-Call Regional Transportation Infrastructure Sea-Level Rise Assessment and Adaption Guidelines, San Diego Association of Governments, California. Responsible for data maps and 3D infographics illustrating the impacts of sea-level rise on local communities National Planning Conference Storymap, American Planning Association. Developed Storymap highlighting key locations in San Diego County
San Bernardino Regional Housing Trust Fund, San Bernardino Council of Governments, California. Created infographics explaining the trust fund process and communicate benefits of joining the housing trust and how the Trust Fund seeks outside funding,
SANDAG Holistic Implementation of Adaptation and Transportation Resilience Strategies Served as lead designer and manager to produce SANDAG’s Adaptation and Transportation Resilience Strategies Toolkit and Guidebook.

Developed design, visual approach, and creation of interactive/print documents. Oversaw layout/edits/and all aspect of production including color palette, branding, typography, and image section. Led development of data visualization and infographics.

Inland Empire Community Foundation Regional Priority Plan Deputy Project Manager leading development and coordination of Digital RPP featuring infographics, GIS-driven interactive maps, data visualizations and content.

RPP to be designed and built using ESRI’s Experience Builder platform.

DWR Technical Assistance Program, Department of Water Resources, State of California: Led coordination, creation, and execution of visuals illustrating DWR’s efforts to support Tribal and other underrepresented communities. Visuals used for a K-12 lesson plan, public outreach, and social media campaigns. Led the development of award-winning graphic novels illustrating Native American Tribal Water Stories. Worked directly with DWR staff and Tribal Liaison to ensure that depiction of Native American culture was accurate and respectful.

Other to Residential Toolkit SCAG StoryMap. Designed data visualizations/online graphics for SCAG’s Other to Residential Toolkit, a tool designed to assist agency decision makers stimulate housing production through the conversion of underutilized non-residential land. Visuals included comparisons of different housing typologies for Southern California counties.

San Bernardino Regional Priority Plan StoryMap, Inland Empire Resource Conservation District (IERCD).

Coordinated, created, and executed IERCD’s StoryMap detailing priority projects that build wildfire resiliency across the San Bernardino Mountains. RPP includes interactive GIS-driven maps, animated/interactive graphics, public questionnaires and public/private databases.

Inland Empire Community Foundation Digital RPP. Project Manager for creation of Experience Builder outlining the IECF’s Regional Priority Plan. Duties include client relations, schedule management, data acquisition, design and creation of all visualizations and budget management.
1 Jennifer Reed

CEQA TECHNICAL SUPPORT (AIR QUALITY)
Jennifer Reed is an air quality and climate change specialist/environmental planner with 18 years’ experience. Ms. Reed leads Dudek’s air quality services team, and has been responsible for the management, analysis, and technical leadership of projects subject to compliance with the California Environmental Quality Act (CEQA) and the National Environmental Policy Act (NEPA). She has completed numerous environmental documents in support of a diverse range of public and private developments and has served in a managing and technical role for Climate Action Plans (CAPs) and Climate Action and Adaptation Plans (CAAPs). Ms. Reed specializes in air quality, greenhouse gas (GHG) emissions, health risk assessment (HRA), and energy technical analyses, as well as climate action planning, and continues to be on the forefront of evolving science, emissions modeling computer programs, regulatory framework, caselaw, and planning best practices.

Ms. Reed has prepared air quality and GHG assessments for a wide variety of development projects throughout California, including large residential projects, commercial and retail projects, industrial projects, mixed-use developments, colleges and universities, healthcare facilities, energy projects, water and wastewater infrastructure, and transportation improvements.

Additionally, she has considerable experience in project planning and regulatory compliance and has experience in project management, land-use permit processing, constraints analysis, development feasibility studies, due diligence investigations, and various other land-use planning projects.

Select Project Experience
Otay Ranch Village 14 and Planning Areas 16/19, Jackson Pendo Development, San Diego County, California.

Managed and contributed to the air quality and GHG emissions technical reports for development of 994 homes, up to 10,000 square feet of commercial/retail uses, public safety facilities, an elementary school, parks, and recreational facilities.

San Diego County Water Authority Climate Action Plan Update, San Diego, California. Serving as Project Manager to assist the Water Authority in preparing an updated CAP to meet current protocols and ensure integration with the Water Authority’s upcoming Master Plan Update. Tasks include reviewing existing GHG emissions inventory data, development of an updated GHG baseline, establishment of forecasted business-as-usual emissions, identification of a GHG emission-reductions target and establishment of objectives, identify and evaluate GHG reduction measures that are feasible and effective (GHG reduction and cost-effective), preparation of an updated CAP document, and CEQA integration including a CEQA streamlining mechanism. (Ongoing) 4275 Mission Bay Drive Mixed-Use Project, JPI Real Estate Acquisition LLC, San Diego, California. Contributed to the GHG emissions technical report that analyzed potential impacts associated with development of 172 residential units totaling approximately 200,000 square feet gross floor area, 15,500 square feet of commercial retail and Education
University of California,
Santa Barbara
BA, Environmental
Studies, 2007
BA, Geography, 2007
Professional Affiliations
Association of
Environmental
Professionals, Climate
Change Committee
Air and Waste
Management Association
2 office space, and subterranean parking. The project is designed to be a transit-oriented development and GHG emissions reductions associated with the project’s sustainable design features were quantified in the analysis.

El Monte Sand Mining Project EIR, County of San Diego. Contributed to the air quality and GHG emissions and energy analysis in support of the preparation of a subsequent EIR for the El Monte Sand Mining Project, which would provide locally sourced sand aggregate for use in the San Diego region. The EIR was prepared in compliance with CEQA, and ensures that information required by the public as well as County of San Diego decision makers is both adequate and available.

ARCO Service Station Expansion, Bonsall Service Station LP, San Diego County, California. Responsible for preparation of air quality and GHG assessments, which include modeling of gasoline tank emissions. Dudek was contracted by Bonsall Service Station LP to provide environmental services (CEQA documentation) to raze and rebuild the ARCO ampm station located near the community of Bonsall in San Diego County. The project proposes to rebuild the existing gasoline canopy from a four- to a nine-multiproduct dispenser.

Eastlake Apartments, Mid Town LLC, Chula Vista, California. Contributed to the air quality and GHG emissions assessments for the construction and operation of 156 residential apartment units on a 9.3-acre site located at the southwest corner of State Route (SR) 125. Contributed to the roadway health risk assessment (HRA), which determined the potential impact to the future residents of the proposed project area due to diesel particulate matter emissions resulting from truck traffic along SR 125.

Campo Wind Project EIS/EIR, Campo Reservation, California. Contributed to the air quality and GHG emissions Environmental Impact Statement (EIS) sections and technical report and the air quality, GHG emissions, and Energy sections of the EIR for the proposed 60 turbine, 252 megawatt wind energy project located on 2,200 acres under the jurisdiction of the Campo Band of Diegueno Mission Indians Reservation with a portion of the generation transmission line facilities located on approximately 200 acres of private lands that consisted of 14 parcels in southeastern San Diego County. Ensured the analyses was complete, defensible, and prepared in compliance with NEPA and CEQA.

Le Petite Ecole School Project, Gerald Gaucher, San Diego County, California. Managed and prepared the GHG emissions technical report that analyzed potential impacts associated with renovation and redevelopment of an approximately 55,560-square foot two-story office suite to accommodate an English-French pre-kindergarten through 12th grade private school over two phases.

New Kaiser Medical Center Project, Kaiser Foundation Health Plan Inc., San Diego, California. Served as an air quality analyst in the preparation of the project EIR and air quality technical report for the development of 936,000 square feet of new hospital campus uses on approximately 20 acres located in the Kearny Mesa planning area in the City of San Diego.

Pure Water Program, North City Project, EIR, City of San Diego, California. Contributed to the air quality and GHG technical analyses for the North City Project which proposed to produce 30 million gallons per day of potable recycled water. This included expansions of existing water reclamation facilities, construction of new treatment facilities, and installation of 29 miles of new pipeline. The project included installing landfill gas fueled power generation at the existing treatment facility. A health risk assessment was prepared as part of the project for both construction and operation. This project utilized the City’s Climate Action Plan (CAP) Checklist to evaluate the project’s impact to GHG emissions.
1 Brock Ortega

CEQA TECHNICAL SUPPORT (BIOLOGICAL RESOURCES)
Brock Ortega has more than 33 years’ experience as a biologist and project manager with a focus on listed species and science-based analysis. Mr. Ortega has conducted over 40,000 hours of focused and general wildlife surveys during his professional career. Mr. Ortega has managed hundreds of projects for a diverse clientele including cities, transportation, industry, utilities, special districts, and regulatory agencies throughout California. He has an expansive practical expertise in state and federal Endangered Species Act and Eagle Take permitting, large-scale natural resource inventories, wildlife biology and management, CEQA processing, wildlife corridor studies, conservation planning, mitigation compliance programs and oversight, and endangered species management plans. He has worked throughout California and San Diego, in particular, throughout his professional career. He provides unique problemsolving ability when typical solutions are not available, such as unique survey methods, protocols, and permitting strategy. In addition, to his program and project management responsibilities, he also provides senior biological oversight for a variety of clients including City of San Diego on-call, San Diego County Parks and Rec Department on-call, Caltrans District 8 biological on-call, SANDAG environmental on-call, California Department of Water Resources Los Angeles Department of Water and Power on-call, MWD Orange County and San Bernardino O&M EIRs, and many energy projects throughout the state and US.

Select Project Experience
Fanita Ranch, HomeFed Fanita Rancho, LLC, San Diego, California. Has served as the project and client manager for over 10 years. Previously was the lead biologist for prior iterations of the project. In total, has been involved with the project for over 20 years. Serves as biological liaison to the City of Santee, their HCP consultant, and wildlife agencies with regards to the Santee Subarea Plan. Serves as the lead biologist for the project, having performed focused wet season protocol-level surveys for the federally listed endangered San Diego fairy shrimp and Riverside fairy shrimp, California gnatcatcher, least Bell’s vireo, southwestern willow flycatcher, quino checkerspot, Hermes copper butterfly, western spadefoot toad, burrowing owl, and wildlife corridor studies.

Project includes an 1,100-page document supporting the project, including resource management plans, habitat restoration plans, trail management plans, and species management plans.

Solar Power at Santee Lakes Recreational Preserve, Padre Dam Municipal Water District, San Diego County, California. Served as lead project biologist. The Padre Dam Municipal Water District (District) proposed to incorporate solar paneling into their Santee Lakes Recreational Preserve park.

As-Needed Environmental Services, SANDAG, San Diego County, California. Project manager for environmental services on-call contract. Contract is worth up to $30+ million. Serves as project manager and contract manager for the contract. Dudek was authorized for four competitive tasks including the Regional Sea Level Rise Adaptation Guidance contract, which is successfully underway, and the San Elijo Lagoon Restoration Bio Monitoring scoping task under the first contract and just won one under the second contract.

Education
Humboldt State University
BS, Wildlife Biology
and Management, 1991
Certifications
USFWS Federal 10a
Survey Permit
No. TE 813545-9:

California Gnatcatcher,
Southwestern Willow
Flycatcher, Quino
Checkerspot Butterfly,
Fairy Shrimp; USFWS List
of Approved Handlers –
Arroyo toad
Professional Affiliations
Southern California
Chapter of The Wildlife
Society Board Member
2 State Water Project As-Needed Services, California Department of Water Resources. Serves as the senior wildlife biologist and strategist evaluating survey needs and coordinating consistent survey efforts, methodology, scoping, and data collection strategies across the state and projects. Among other tasks, included serving as the lead for San Joaquin kit fox camera studies and wildlife connectivity studies across over nearly 300 linear miles of the north/south California aqueduct and side aqueducts in the San Joaquin Valley, Tehachapi Mountains and Delta region.

Environmental and Biological Stormwater Maintenance Program, City of Poway Public Works Department, San Diego County, California. Since 2014. Serves as the Project Manager for the current biological monitoring contract supporting Poway’s concrete and earthen channel stormwater maintenance program and other miscellaneous needs.

As-Needed Biological and Cultural Resources Surveys and Monitoring, Department of Parks and Recreation, County of San Diego, California. Served as project manager and principal biologist, providing as-needed consulting services for biological and cultural resources. Services included conducting Phase I cultural resources surveys, baseline biological surveys, and public access plans. Included over 15 sites and 10,000 acres including parks adjacent to Santee.

U.S. Fish and Wildlife Service San Diego National Wildlife Refuge Game Management Study, County of San Diego, California. Served as project manager and lead wildlife biologist for a game management study at the Refuge.

As-Needed Environmental Services, Helix Water District, San Diego County, California. Project manager for environmental services contract. Included over 10 tasks.

North City Project: Pure Water Program, City of San Diego Public Utilities Department, California. Served as the primary biologist for a joint project EIR and EIS for the City of San Diego Public Utilities Department and the U.S.

Bureau of Reclamation. The North City Project is the first phase of the San Diego Pure Water Program for reservoir augmentation with recycled water.

Arroyo Toad Monitoring for the City of San Diego Water Transfers, Watershed & Resource Protection Long-Range Planning and Water Resources Division City of San Diego Public Utilities Department , San Diego County, California. Lead biologist responsible for performance of arroyo toad surveys, monitoring, and analysis related to better understanding the effects of City of San Diego Public Utilities Department water transfers (drafting) between four reservoirs.

Wildlife Crossing Planning Projects: Monterey Road/US101, Peninsular Open Space Trust, Santa Clara County; East Bay (I-580, I-680, SR 84), Alameda County Resource Conservation District, Alameda County; Hallelujah Junction (SR-395), Lassen County Transportation Commission, Lassen County; I-8 Wildlife Crossing Planning Project, UC Davis, Imperial County; Pacheco Pass (SR-152), Santa Clara Valley Habitat Agency, Santa Clara County, California. Sub-contractor project manager and biologist for several wildlife crossing planning projects for mountain lion, Peninsular bighorn sheep, elk, pronghorn, wolves, and other species. Each project will result in selection of multiple candidate sites will be narrowed down to 2 possible locations for wildlife under or overcrossings. Projects will finish with 65% designs for proposed structures. Dudek is responsible for wildlife connectivity planning and environmental documentation to support Caltrans requirements.

SCE As-Needed Contract, Entire Service Area, California. Served as the Program Manager for this long-term client including nearly $40 million in contracts. During that time, Dudek has performed over 400 as-needed tasks throughout their entire service area.
1 Matthew DeCarlo, MA, RPA

CEQA TECHNICAL SUPPORT (CULTURAL RESOURCES)
Matthew DeCarlo is an archaeologist with 17 years’ professional experience leading archaeological surveys and excavations, performing lithic and faunal analyses, constructing and analyzing geographic information system (GIS) data, and producing cultural resource management reports. As acting district archaeologist for the U.S. Forest Service (USFS), Mr. DeCarlo worked intensively with federal regulations and Native American tribal representatives. From this experience, he has developed the ability to work collaboratively with consulting groups on multiphase projects. Within the private sector, Mr. DeCarlo has managed the cultural resource requirements for large-scale utility projects, which required extensive cooperation with utility managers, construction efforts, and Native American tribal representatives.

Select Project Experience
City of San Diego Underground Utility Program EIR, City of San Diego, San Diego County, California. Served as cultural resources lead for an inventory and evaluation report supporting the Underground Utilities Program in the City of San Diego. Responsibilities included analysis of archived records, aerial photographs, and Native American outreach. Categorized the sensitivity of over 800 proposed districts based on cultural sensitivity and developed mitigation measures to reduce impacts to resources to a less than significant level.

City of San Diego Underground Utility Program, Various Projects, City of San Diego, San Diego County, California. Served as manager for the cultural resource monitoring of a citywide utility underground program in the City of San Diego. Responsibilities included consultation with program representatives, scheduling and management of field technicians, oversite of daily field logs, recordation of identified cultural resources, and constructing a summary document at the completion of each project phase.

UCSD Theater District Living and Learning Neighborhood Project, La Jolla, San Diego County, California. Managed the cultural resource monitoring program for a university neighborhood construction project. Responsibilities included proposing cultural resources budget, developing a Workers Environmental Awareness Program and delivering it to project personnel, and subcontracting Native American monitors. Oversaw archaeological and Native American monitoring teams to assure compliance with project mitigation measures as dictated in a UCSD approved cultural resources mitigation monitoring and reporting program. Evaluated unanticipated cultural resources and recommended mitigation in consultation with UCSD and Native American representatives.

Reviewed monitoring team’s daily logs and completed a monitoring report summarizing monitoring activities.

Education
California State University,
Bakersfield
MA, Anthropology, 2018
University of California,
Irvine
BA, Anthropology, 2006
Certifications
Registered Professional
Archaeologist (RPA)
Professional Affiliations
San Diego Archaeological
Society
Society for American
Archaeology
Society for California
Archaeology
2 Municipal Waterways Maintenance Plan, City of San Diego, San Diego County, California. Served as cultural resources project lead for the proposed Municipal Waterways Maintenance Plan for the City of San Diego.

Responsibilities included analysis of archived records, aerial photographs, and Native American outreach.

Conducted site visits of project facilities while coordinating with Native American representatives. Produced a report summarizing the finding of the cultural resources inventory including a cultural resources impact analysis, projected resource sensitivities, resource management recommendations, and mitigation measures. Developed a matrix indicating maintenance activities and facility locations that are exempt from further cultural review.

Analyzed consistency of individual project with the MWMP EIR and developed a Cultural Resources Monitoring and Treatment Plans to manage impacts to cultural resources.

North City Project, City of San Diego, San Diego County, California. Served as cultural resources project lead for the proposed construction of a water purification program in the City of San Diego. Responsibilities included analysis of archived records, aerial photographs, and Native American outreach. Aided the City with AB-52 tribal consultation and conducted a pedestrian survey of the project area while coordinating with a Native American monitors. Produced a report summarizing the finding of the cultural resources inventory including a cultural resources impact analysis comparing alternate project routes, resource management recommendations, and mitigation measures.

Sanders Site Vernal Pool Mitigation Project in Support of the Pure Water San Diego Program, North City Project, City of San Diego, San Diego County, California. Managed the cultural resource inventory and monitoring program for the vernal pool mitigation project in support of a City-wide recycled water purification program in City of San Diego, California. Responsibilities included proposing cultural resources budget, analysis of archived records, aerial photographs, and Native American outreach. Subcontracted Native American monitors and conducted a pedestrian survey of the project area and produced a report summarizing the finding of the cultural resources inventory including resource management recommendations. Managed the cultural resource monitoring phase of the project including scheduling and management of field technicians, consultation with and subcontracting of Native American representatives, oversite of daily field logs, recordation of identified cultural resources, and submitting a summary document at the completion of the project.

San Diego State University Mission Valley Campus Master Plan Project, City of San Diego, California. Served as cultural resources project lead for the proposed SDSU Mission Valley Campus Master Plan. Responsibilities included analysis of archived records, aerial photographs, and Native American outreach. Native American outreach included presenting at Native American project scoping meetings, AB-52 notifications, and attending AB52 consultation meetings to aid SDSU negotiate tribal mitigation measures. Conducted a pedestrian survey of the project area. Produced both CEQA and Section 106 compliant reports summarizing the finding of the cultural resources inventory including a cultural resources impact analysis, projected resource sensitivities, resource management recommendations, and mitigation measures.

Mountain View Wind Repower Project, Riverside County, California. Served as cultural resources project lead for the cultural resources inventory and evaluation in support of a proposed wind repowering project in Riverside County, California. Responsibilities included proposing cultural resources budget, analysis of archived records, aerial photographs, and Native American outreach. Acted as field lead during archaeological and paleontological pedestrian survey. Confirmed status of known cultural resources and recorded previously unidentified cultural resources within project area. Analyzed possible impacts to cultural resources within the project area and completed a report summarizing the finding of the cultural resources inventory including resource management recommendations.
1 Mark Storm, INCE Bd. Cert.

NOISE
Mark Storm is a senior acoustician with 33 years’ experience as a noise control engineer specializing in environmental noise assessment, mechanical systems noise control, and architectural acoustics. Mr. Storm evaluates noise and vibration impacts from residential, manufacturing, industrial (e.g., mining, fossil-fueled and renewable power generation, energy storage, electrical transmission, and natural gas transmission), municipal, educational, commercial, and mixed-use facilities upon sensitive human and wildlife receptors. His services include development and direction of noise and vibration measurement and prediction programs, mitigation recommendations, participation in public meetings, and peer review.

Mr. Storm has authored or managed many California Environmental Quality Act (CEQA)/National Environmental Policy Act (NEPA) noise technical studies and environmental document sections. He has also handled noise for client Applications for Certification (AFC) brought before the California Energy Commission (CEC) and applicant Resource Report 9 (noise) submissions for projects reviewed by the Federal Energy Regulatory Commission (FERC).

Mr. Storm currently leads a team of senior acousticians and multiple mid- and junior-level analysts.

Select Project Experience
Palisade Santee Commerce Center Project, North Palisade Partners, Santee, California. Provided acoustical guidance to team in support of noise study preparation for demolition of Santee Drive-In Theatre and redevelopment of site with construction of 291,200 square feet of warehouse space and associated loading docks, parking, and landscape improvements.

SDSU Mission Valley Master Plan EIR, SDSU, San Diego, California. Directed preparation of noise study and EIR noise section for noise and vibration impact assessments associated with the proposed demolition of Qualcomm Stadium and subsequent multiphase on-site construction of a new stadium and associated development of the proposed San Diego State University (SDSU) Mission Valley “West Campus.” Performed three-dimensional (3-D) sound propagation models for stadium attendance noise emission and aggregate building rooftop and underground parking garage HVAC noise. During project construction, provided on-site guidance (additional modeling, distance buffers, etc.) to contractors for noise mitigation to meet U.S. Fish and Wildlife criteria for sensitive avian species in off-site habitat adjoining the project site. 2018 Long Range Development Plan EIR, UC San Diego, California. Directed operation (stationary and transportation sources) and construction noise impact analyses for update of the University of California, San Diego (UC San Diego) long-range development planning of capital improvements and concurrent on-campus infrastructure development (e.g., Mid-Coast Trolley). The work included development of a cost-efficient campusEducation Massachusetts Institute
of Technology
BS, Aeronautics and
Astronautics, 1991
Certifications
Institute of Noise Control
Engineering (INCE)
Board Certified
County of San Diego –
Approved CEQA
Consultant for Noise
Professional Affiliations
INCE-USA service: Board
of Directors; Vice
President of Public
Relations; Community
Noise Technical
Committee Leader
2 wide representative baseline sound level measurement survey, authorship of a noise technical report that included prediction results from usage of the Federal Highway Administration (FHWA) Traffic Noise Model (TNM) (version 2.5), draft EIR noise section, and response to client and public comments.

Theater District Living Learning District, UC San Diego, California. Directed and authored acoustical analyses to support preparation of an addendum to the 2018 UCSD Long Range Development Plan, which assessed potential noise and vibration impacts from the subject project, a new five-building mixed-used on-campus capital project to be developed south of Revelle College. Prepared and implemented construction noise and vibration mitigation plans.

Del Mar Fairgrounds, 22nd DAA, San Diego, California. Directed multiple outdoor sound level monitoring surveys to assess baseline ambient conditions for a variety of representative Fairgrounds activity levels and events, including summer and fall concerts hosted by the Del Mar Thoroughbred Club and the annual KAABOO festival.

Prepared noise control plan revisions and provided guidance to 22nd District Agricultural Association (22nd DAA) management on development of a new noise ordinance. Managed preparation of multidisciplined (noise and biology) technical reports to evaluate potential effects of noise and light pollution on sensitive avian species observed on surrounding wetlands of the San Dieguito Lagoon.

UC San Diego Hillcrest Campus Long Range Development Plan Phase 1A, UC San Diego Capital Program Management, California. Directed coordination, setup, operation, and maintenance of multi-month construction noise and vibration monitoring instrumentation and data collection deployments featuring wireless reporting capabilities. Weekly summary reports informed UC San Diego of compliance with relevant final EIR mitigation measures with respect to adopted noise thresholds from the City of San Diego and groundborne vibration velocity criteria from Federal Transit Administration guidance. Sensitive off-site receptors included existing multifamily residences and the UC San Diego Medical Center.

Utilities Undergrounding Program EIR, City of San Diego, California. Authored program-level EIR noise section (and technical analyses) including noise and vibration impact assessments associated with citywide implementation of electrical utilities undergrounding with respect to nearby noise-sensitive receptors.

Lassen County Noise Element Update, County of Lassen, California. Directed the effort to prepare training presentation content and reference materials that were used to inform County enforcement personnel vis-à-vis the new general plan noise element update provisions recently developed by Dudek noise staff at County request.

On-Call Acoustic Consultant Services -- Downtown District Noise Ordinance Evaluation, City of Fullerton, California.

Managed the performance of a multi-day baseline sound level data collection effort across the City and subsequent data analysis that supported recommendations to City staff regarding requested revisions to the municipal noise ordinance. Mr. Storm participated in Planning Commission hearings that led to recommendations forwarded to City Council members for review and discussion.

Presentations
Storm, M. 2021. “Air-Cooled Chiller Screening Noise Analysis with Preliminary Building Project Information.” Paper presented virtually via Inter-noise.

Storm, M. 2018. “Screening Noise Analysis with Preliminary Building Project Information.” Paper presented at Inter-noise, Chicago, Illinois.
1 Josh Saunders, AICP

CEQA TECHNICAL SUPPORT (VISUAL RESOURCES)
Josh Saunders (JOSH SAHN-ders; he/him) is an visual resource specialist with 17 years’ experience in the research, coordination, and preparation of environmental documents subject to the California Environmental Quality Act (CEQA) and National Environmental Policy Act (NEPA). Since joining Dudek, Mr. Saunders has specialized in the preparation of aesthetic and visual resource analyses.

In collaboration with Dudek analysts, planners, registered landscape architects, and design professionals, Mr. Saunders documents existing landscape conditions, assesses potential impacts, and depicts and characterizes anticipated visual change. Mr. Saunders has extensive experience performing aesthetic investigations, landscape evaluations, and impact analyses in urban and rural environments throughout Southern California. Mr. Saunders is well-versed in Federal Highway Administration visual impact assessment and Bureau of Land Management (BLM) visual resource management guidelines and methodologies and has been approved by the County of San Diego Planning and Development Services Department to prepare visual analyses for privately initiated projects. In addition to report preparation, Mr. Saunders works closely with Dudek’s creative and 3D visualization teams in the preparation of photo-realistic visual simulations of proposed projects.

Select Project Experience
Palisade Santee Commerce Center Project, North Palisade Partners, Santee, California. Served as lead visual analyst in preparation of the CEQA document for demolition of Santee Drive-In Theatre and redevelopment of site with construction of 291,200 square feet of warehouse space and associated loading docks, parking, and landscape improvements. Tasks included establishment of key observation points from which to prepare visual simulations of the Project and coordination with the Project Architect in the development of visual simulations.

Mission Valley Campus Master Plan EIR, San Diego State University, California. Served as visual lead responsible for the preparation of the EIR’s aesthetics section, which assessed environmental impacts resulting from implementation of the San Diego State University (SDSU) Mission Valley Campus Plan. The plan and project entail the acquisition, construction, and operation of an SDSU Mission Valley campus, a stadium, parks, recreation, and an innovation area. Specifically, the proposed campus would include approximately 400 hotel rooms to support campus visitors and stadium-related events, along with additional conference facilities that would serve as an incubator for graduate and undergraduate students in SDSU’s hospitality and tourism management program. It would also include approximately 1.6 million square feet of campus uses for education, research, entrepreneurial, and technology programs. A new multipurpose, 35,000-person-capacity stadium and the corresponding demolition of the existing San Diego County Credit Union Stadium (formerly Qualcomm Stadium) is also included Education
New School of
Architecture + Design
MS, Architecture
(Landscape Architecture
concentration)
University of California,
San Diego
BA, Urban Studies and
Planning
Certifications
American Institute of
Certified Planners (AICP)
Professional Affiliations
American Planning
Association
Association of
Environmental
Professionals
2 in the project. Mr. Saunders identified appropriate key vantage points from which to prepare visual simulations that would illustrate anticipated visual change as experienced by primary viewer groups in the surrounding area.

Also coordinated with and provided direction to graphics professionals to prepare visual simulations and with lighting professionals in the preparation of a lighting technical study that considered light trespass impacts to nearby residences, roads, and wildlife habitat.

SDSU Plaza Linda Verde Campus Master Plan Update, Gatzke Dillon & Ballance, California. Served as environmental analyst for the preparation of the cumulative projects and public utilities and services sections of the EIR. The project is a mixed-use development featuring ground-floor commercial and upper-floor student apartments. The project also includes parking facilities to accommodate increased parking demand in the area and a campus green featuring a public promenade. Tasks included researching the City of San Diego El Niño database to determine projects to include in the cumulative impact analysis; coordinating with multiple agencies, including the Redevelopment Agency of the City of San Diego and the City of La Mesa, to determine projects to include in the cumulative impact analysis; and coordinating with various public agencies, including the SDSU Police Department, City of San Diego Fire-Rescue Department, San Diego Unified School District, City of San Diego Water Department, and SDSU Physical Plant Department, to formulate existing conditions discussion and then assess the potential impacts of the proposed project. Issues included adequately assessing potential impacts on fire response times and on water and sewer infrastructure with limited information. SDSU is currently reviewing the individual EIR sections.

Otay Ranch Village 14 and Planning Areas 16 and 19 Project, City of Chula Vista, California. Visual resources lead for the project EIR that analyzed effects to the environment associated with the construction and occupancy of up to 1,119 single-family homes, a mixed-use town center development, an elementary school, a public safety site, circulation improvements, public parks, trails, and open space. The project also included a specific plan to guide development of individual neighborhoods in the Proctor Valley area. Oversaw preparation of the visual resources analysis (prepared in accordance with County of San Diego guidelines) that utilized 12 key views and associated photosimulations to gauge the visual dominance of project components from public vantage points and to determine visibility from scenic roads and compatibility within the context of the existing Proctor Valley landscape.

Otay Ranch University Villages, City of Chula Vista, California. Served as environmental analyst in the preparation of the landform/aesthetics sections of the EIR for a 1,375-acre, approximately 6,800-home, master-planned development in the Otay Ranch area of Chula Vista. Tasks included coordination with the project architect to ensure the accuracy of visual simulations and preparation of a comprehensive visual analysis of the three distinct “village” developments from 13 key observations points. Tasks also included an assessment of anticipated changes to the visual environment resulting from development, as viewed from City of Chula Vista-designated scenic roadways in the project area.

Canyon Springs Healthcare Campus Specific Plan, City of Riverside, California. Served as land use and visual resources lead and provided technical support for the project EIR, which evaluated impacts associated with construction and occupancy of the 50.85-acre medical facility campus that would include a new six-story hospital, four-story medical office buildings and parking structures, and multistory assisted and independent living facilities. Located adjacent to commercial uses to the north, I-215 to the west, and residential uses to the south, land use and visual compatibility were key environmental topics examined in the project EIR. Prepared the land use and aesthetics sections of the EIR and coordinated directly with City of Riverside staff to ensure that necessary information was included. Also oversaw the preparation of the land use policy consistency analysis. 1 Dennis Pascua

SENIOR TRANSPORTATION PLANNER
Dennis Pascua (DEN-iss PAS-kwa; he/him) is a senior transportation planner and Dudek’s transportation services manager with 31 years’ experience in transportation planning/engineering throughout California. Mr. Pascua has successfully managed a variety of projects for local agencies and private developers, including traffic and circulation impact analyses and parking demand studies in both highly urbanized and rural areas. He is highly experienced with CEQA/NEPA and transportation topics and policies surrounding vehicle miles traveled (VMT), active transportation, context sensitive solutions, and Complete Streets throughout California. Mr. Pascua also offers an international perspective, having managed transportation planning projects in the Philippines, Japan, and the United Arab Emirates.

Project Experience
Alta Oceanside, City of Oceanside, California. Managed the Transportation Impact Study (TIS) and Parking Demand Study that identified potential transportation impacts associated with the development of 309 apartment units, 5,422 square feet of retail/commercial space, and other supporting amenities on a 5.31-acre site located on the north end of Oceanside’s Downtown District, on the west side of North Coast Highway. The TIS included roadway segment and intersection levels of service analysis under the Existing, Cumulative. and Buildout Year (2035) conditions with and without the project as well as project access, queuing analysis, and California Department of Transportation (Caltrans) freeway segment analysis to determine impacts and required mitigation measures.

Additionally, Mr. Pascua managed an intersection design alternatives analysis for N. Coast Highway/Costa Pacifica Way that included a roundabout alternative and a median/turn restriction alternative.

Mission Flats, City of Oceanside, California. Managed the Transportation Impact Study (TIS) that identified potential transportation impacts associated with the development of 137 apartment units, 3,500 square feet of retail/commercial space, and other supporting amenities on a 4.73-acre site located on 3907 Mission Avenue in the City of Oceanside. The traffic analysis included a study area roadway segment and intersection levels of service analysis under the existing, near-term cumulative, and buildout year (2035) conditions; project trip generation; and project site access and circulation, per the City of Oceanside General Plan Circulation Element requirement to follow SANTEC/ITE Guidelines for Traffic Impact Studies in the San Diego Region.

Vista Way Assisted Living Facility, City of Oceanside, California. Managed the preparation of the Local Transportation Analysis (LTA) for a 93 unit assisted living facility containing a total of 101 beds on a vacant parcel on the northwest corner of Buena Hills Drive and Vista Way. The LTA included an analysis of the project’s trip generation and distribution, VMT, and site access and circulation, including a 95th percentile queuing analysis at the intersection adjacent to the project site, as well a site distance analysis at the primary access driveway.

Education
University of California,
Irvine
BA, Social Ecology
(Environmental Analysis
and Design)
Professional Affiliations
Institute of Transportation
Engineers
American Planning
Association
Association of
Environmental
Professionals
2 Lilac Hills Ranch, San Diego County, California. Managed the project’s Evacuation Traffic Analysis which conducted traffic simulation modeling to analyze wildfire evacuation scenarios associated with the development of Lilac Hills Ranch; a 608-acre residential, commercial, and institutional mixed-use project located in the Valley Center and Bonsall Community Planning Areas of the unincorporated County of San Diego. Traffic simulation modeling included analysis of travel times throughout the Valley Center region during a wildfire evacuation event both with and without the Lilac Hills Ranch project.

Campo Wind Project EIS-EIR, San Diego County, California. Managed the in-house Transportation team that prepared a TIA for the Campo Wind Project, a wind energy generation project located on the Campo Band of Diegueño Mission Indians Reservation. The project consists of construction and operation of a renewable wind energy project consisting of 60 wind turbines and associated facilities including, meteorological towers, an operations and maintenance (O&M) facility; access roads, an approximately 8.5-mile-long generation transmission line; a collector substation, a high-voltage substation, and a switchyard to interconnect the project to the existing San Diego Gas & Electric (SDG&E) Sunrise Powerlink. The TIA primarily evaluated the project’s construction-level impacts and documented existing traffic conditions including roadway segment and intersection levels of service along or in proximity to the project.

Harbor Park Beach Construction Grading and Maintenance Program, San Diego Unified Port District, California.

Prepared a trip generation analysis for the proposed Harbor Park Beach Construction Grading and Maintenance Program. This program is a component of the Chula Vista Bayfront Master Plan for which an EIR was certified in 2020. The trip generation analysis determined whether the revised Beach Construction Grading and Maintenance Program was consistent with the maintenance activities analyzed in the Master Plan.

Montclair Place District Specific Plan, Montclair, California. Managed the in-house Transportation team that prepared the Traffic Impact Analysis (TIA) that identified potential project-related traffic impacts associated with the buildout of the Montclair Place District Specific Plan (MPDSP), on an approximately 104.35-acre project site in downtown Montclair. The TIA was prepared per the requirements of the City, San Bernardino County Transportation Authority (SBCTA), and Caltrans requirements; and, included a vehicle miles traveled analysis per Senate Bill 743 (SB 743).

The TIA comprised a study area of 60 intersections spread over four cities and two counties. A key feature of the MPDSP would provide for the construction of a pedestrian-oriented, mixed-use downtown district, with structured parking facilities through a series of planned phases. At buildout of the MDPSP, the following uses would be operating on the project site: 5,366 mid-rise residential units; 955 high-rise residential units; 331,056 square feet (SF) of general office; 201,452 SF of medical offices; a 250 room hotel; 74,030 SF of civic uses; 1,170,853 SF shopping center uses; 72,682 SF of retail uses; and, a 109,836 SF movie theater.

Orange County Sanitation District Facilities Master Plan Project, No. PS17-08, Orange County, California. Managed the in-house Transportation team that prepared programmatic- and project level traffic analyses for the Program EIR for the Orange County Sanitation District Facilities Master Plan. The traffic analyses consisted of trip generation and VMT analyses for programmed projects included in a 20-year Capital Improvement Program to ensure that the Sanitation District can sustain its infrastructure, meet future regulatory requirements, and continue to provide a reliable service to the public. It is composed of projects necessary to upgrade, replace, and rehabilitate aging facilities across the Sanitation District’s system in central and northern Orange County. These include facilities at Reclamation Plant No. 1 in Fountain Valley, Treatment Plant No. 2 in Huntington Beach, the sewer collection system, and improvements at various pump stations. The project area spans 15 cities as well as jurisdictional areas in the County of Orange.

KRISTEN BYRNE, IAP2
Planning and Outreach
Kristen Byrne, Principal of
Byrne Communications
Consulting, specializes in
developing strategies for
community outreach, public
involvement, government
relations and
communications. She has
advised a wide range of
companies, institutions and
agencies on effective ways to
engage community and
government stakeholders to benefit their projects and
initiatives. She has worked with some of San Diego’s most notable organizations on high-profile projects, including SANDAG’s Mid-Coast Trolley Project, San Diego Zoo’s Park Boulevard Promenade project, Salk Institute Master Plan Update, and SDSU’s Campus Master Plan Update.

Prior to founding Byrne Communications, she was a Senior Strategist and Vice President for MJE Marketing, a leading marketing and public affairs firm in San Diego.

EDUCATION
BA, Political Science; UC Santa Barbara
IAP2, Certification for Public Participation from the
International Association for Public Participation

PROJECT EXPERIENCE
City of San Diego: Mobility Master Plan
Christine Mercado, Project Manager
(562) 308-8515, [email protected]
Kristen Byrne worked with the City of San Diego to plan and implement a series of public outreach events to share
information about and seek input on the Draft Mobility
Master Plan. Byrne was responsible for coordinating and providing support for seven open house meetings at public libraries and assisting with planning for a virtual public workshop. She also created a Frequently Asked Questions handout for the open houses and prepared an internal
Q&A to prepare City staff for questions they might
encounter during outreach events.

SANDAG: Next Gen Rapid Conceptual Planning Study
Brian Lane, Senior Regional Planner
(619) 699-7331, [email protected]
Kristen Byrne led the public engagement program for the Next Gen Rapid Conceptual Planning Study for proposed
Routes 41 (Linda Vista to University City), 471
(Escondido), and 625 (South Bay to Mid-City). She
developed a public outreach plan to guide outreach efforts and coordinate the efforts of three Community-Based
Organizations partners to conduct grassroots outreach in each of these communities. The outreach program
included convening Community Roundtables in each of the three communities that were comprised of key community
leaders. The Community Roundtables provided early input to the project team at two key milestones and helped
promote broader outreach efforts to their constituencies.

Pop-up outreach events were hosted by each CommunityBased Organization at two key milestones, and three virtual public workshops were also hosted to gather additional
input. Finally, an online survey was conducted in English, Spanish, and Vietnamese to gather input on proposed
route alternatives and street improvements to allow for bus-only lanes. The study concluded in October 2023.

SANDAG: Airport Transit Connection Project
Marisa Mangan, Senior Regional Planner
(619) 595-5614, [email protected]
Byrne Communications Consulting provides strategic
communications consulting and public engagement
services in support of SANDAG’s Airport Transit Connection Project. The Airport Transit Connection Project will create a reliable, direct, and convenient transit link to San Diego International Airport and connect the region’s many
transportation options in one area. The firm was
responsible for developing key messaging, creating
informational materials, participating in media strategy, and planning and implementing stakeholder engagement
opportunities. Byrne Communications led the public
engagement effort during CEQA scoping for the project in April 2021, including developing messaging and materials to support outreach, and conducting a virtual Scoping
Meeting to facilitate public comment. She is continuing to advise SANDAG as the project moves forward.

LESAR DEVELOPMENT

CONSULTANTS

FARZAD MASHHOOD
Urban Design and Development Feasibility

EDUCATION
Master of Science, Community and Regional Planning
University of Texas at Austin, 2017
Bachelor of Arts, Sociology and Philosophy (dual degree) University of California, Los Angeles, 2011

PROFESSIONAL EXPERIENCE
SENIOR ASSOCIATE/ASSOCIATE | June 2020 – Present
LeSar Development Consultants
• Craft housing policies and strategies for regional agencies newly committed to address housing needs
• Analyze publicly owned land and other key housing opportunity sites for development viability
• Advise local governments on inclusionary housing ordinances, engaging elected officials and community members on opportunities and needs
• Present course sessions and develop content for Housing Policy Research Academy, specializing in housing planning
• Research and analyze housing and policy needs in communities affected by major wildfires across California to help provide millions of dollars in disaster recovery funds PROGRAM OFFICER | July 2018–December 2019
Baha’i World Centre, Haifa, Israel
Edited an international news service with 30,000 monthly readers in virtually every country Developed policies and procedures for expanded areas of work. Coordinated crossfunctional teams to launch new online publication. Collaborated with associates in dozens of countries, working with colleagues from a variety of cultural backgrounds.

GRADUATE RESEARCH ASSISTANT | August 2016–May 2017
The University of Texas at Austin, Austin, Texas
Managed data collection segment of UT Austin-UC Berkeley housing study about barriers to developing accessory dwelling units.

PLANNING INTERN | June–August 2016
City of Austin, Planning and Zoning Department, Austin, Texas Wrote comprehensive evaluation of 10-year progress of the department’s Austin Community Tree (ACT) program, an urban ecology initiative to increase tree canopy.

Conducted meetings with residents and business owners to elicit program support.

METRO REPORTER | June 2011–May 2014
Austin American-Statesman, Austin, Texas
Wrote primarily about urban affairs such as the environment, development, crime, transportation, and public budgets.

Stephen Cook, TE
Mobility and VMT
Relevant Projects
Santee Town Center Specific Plan Update, Santee, CA | Principal in Charge - Transportation
The Town Center Specific Plan is a long-range planning document for both the land uses and circulation network within Santee’s Town Center Area. The Plan is anticipated to be implemented over the next 10 to 20 years. A key focus of the plan is to provide connectivity with ease of access between destinations throughout the specific plan area. This will be accomplished through enhanced street treatments and connections, as well as embedding linkages to the river and trail system within the specific plan area. Intersecting Metrics led the circulation and mobility planning, conducted the transportation impact analysis, and drafted the transportation section of the EIR.

San Diego Regional VMT Mitigation Program | Project Manager The Regional VMT Mitigation Program is a joint effort between SANDAG and the County of San Diego. The goal of the program is to develop tools, resources, and strategies to help jurisdictions mitigate VMT related impacts throughout the region. The Program is being funded through a Caltrans Sustainability Partnership Grant. The program will look at several program options including both regional and local VMT exchange programs, VMT banking/credit systems, and providing resources to assist jurisdictions to develop local in-lieu fee programs. The Regional VMT Mitigation Program is anticipated to be completed in early 2026.

Carlton Oaks Country Club and Resort, Santee, CA | Project Manager – Transportation
This project will redevelop the Carlton Oaks Country Club and Golf Course to provide 242 new homes. Intersecting Metrics Conducted the Transportation Impact Study, Local Mobility Analysis, and helped in drafting the transportation section of Project EIR.
2021 Regional Plan EIR, SANDAG, San Diego, CA | Project Manager – Transportation
Stephen drafted the transportation section of SANDAG’s 2021 Regional Plan EIR. The 2021 Regional Plan contains both the Regional Transportation Plan (RTP) and Sustainable Communities Strategy (SCS) for the San Diego region. The 2021 Regional Plan EIR was the first RTP in the San Diego Region to be SB-743 compliant. Through this effort, Stephen worked with SANDAG and their CEQA attorneys to develop VMT based significance criteria and thresholds, as well as the substantial evidence to support them for the EIR. The 2021 Regional Plan was adopted by the SANDAG Board of Directors on December 10, 2021.

Education:

BS in Civil Engineering
San Diego State University, 2004
Licensure:

Professional Traffic Engineer, CA
TR: 2528
Years of Experience: 18
Biography:

Stephen Cook has provided Mobility and
Facility Financing services within the San
Diego region since 2001. Over this time,
Stephen has overseen or led the
development of dozens of Transportation
Impact Studies, Mobility Planning Studies
and Traffic Operation Studies. Stephen has
also provided on-call traffic engineering
services for several jurisdictions within the
region, including peer review, policy
development, and project management.

Additionally, Stephen has assisted several
jurisdictions with the implementation of
their Public Facilities Financing Programs
including Developer Impact Fee Programs,
Assessment Districts, and In-Lieu Fee
Programs. Stephen has also developed
several pro-formas to assess the feasibility
and cost benefit of the facilities. Through
this experience Stephen has developed an
extensive understanding of the Mitigation
Fee Act and the other legal requirements
associated with fee programs.

Morena Corridor Specific Plan, City of San Diego, CA |
Principal-in-Charge - Mobility
The Mid-Coast Trolley extension developed three new
light-rail stations along the Morena Boulevard Corridor.

The Morena Corridor Specific Plan focused on both land
use and mobility recommendations within the corridor to better transition the areas around the new Tecolote Road and Clairemont Drive stations. Stephen worked with the
City to develop mobility recommendations throughout
the area for bicyclists, pedestrians, vehicles, and transit users. The Plan was adopted by City Council in
September 2019.

County of San Diego SB-743 Compliant
Transportation Study Guidelines, County of San
Diego, CA | Technical Consultant
Stephen was a technical consultant for the development
and implementation of the County’s Transportation Study Manual. Stephen peer reviewed the manual, provided
insights on how it can be implemented, and attended
public meetings with County Staff to assist with technical questions. The County of San Diego Transportation Study Manual was adopted by the County Board of Supervisors
on June 26, 2020.

Alpine Community Plan EIR, County of San Diego, CA
| Project Manger
Stephen was the main author of the Transportation
Impact Study for the Alpine Community Plan Update and
assisted with the development of the project EIR. This was the first SB-743 compliant Transportation Impact
Analysis/Study conducted within the County of San Diego and was based off the standards set forth by the County’s recently adopted (June 26, 2020) Transportation Study
Manual. The Alpine Community Plan EIR and
Transportation Impact Study fully evaluated six different project alternatives and is currently being circulated for public review and comment.

Port Master Plan Update, San Diego Port District, CA |
Project Manager
The District is currently in the process of updating their Port Master Plan (PMP). This is the first full scale update of the PMP since 1980 and will provide a comprehensive
update of the planning, policies, and overall vision of District, baywide. Stephen is currently assisting the
District in developing the Plan’s Mobility Element.

Stephen is also prepared the Transportation Impact Study for the PMPU EIR. The Transportation Impact Study
identified the baywide SB-743 transportation related
impacts and provide findings and overrides, for those
impacts.

Midway-Pacific Highway and Old Town Community
Plan Update, City of San Diego, CA | Project Manager
Stephen served as the Mobility Element project
manager for the Midway-Pacific Highway and Old
Town Community Plan Updates. Stephen was
responsible for delivering the Existing and future
conditions analysis for both communities. He also
oversaw the travel forecasting and the preparation
of a future condition’s analysis report considering
pedestrian, bicycle, transit and vehicular modes as
well as parking. Finally, Stephen helped to develop
future improvement recommendations to provide
more comfortable and safer connections across all
modes of travel through both communities.

City of San Diego Active Transportation In-Lieu Fee
Program, San Diego, CA | Project Manger
The City of San Diego Active Transportation In-Lieu Fee program was developed to provide a path forward for
development projects located within less VMT efficient
areas to mitigate their transportation related impacts.

The program assessed the cost to reduce one mile of
travel within the City of San Diego then applies that cost to the excess VMT generated by projects located in less efficient areas. The City of San Diego then uses the
revenue generated by the fee program to implement
multi-modal facilities within the more VMT efficient areas of the City, resulting in a net decrease in the City overall VMT/Captia and VMT/Employee. Stephen was the
project manager for the program, conducted the analysis to determine the cost to reduce VMT and developed a
calculator that evaluated a project’s impacts and assesses the fee amount.

City of Santee Land Use Element Update
Table 2 details the total cost for this task order as well as fixed prices per subtask. This fee estimate is valid for 90 days from the date of this proposal; after 90 days, Dudek reserves the right to reassess the fee estimate, if necessary.

Table 2. Cost Proposal
Dudek Labor Hours and Rates
Total Dudek HoursDudek Labor Hours
Subconsultant Fees
ODCs Total Fee
Project Team Role:

Project Director/EnvironmentalSenior Specialist IVSenior Specialist ISenior Specialist IIISpecialist IVAnalyst IVAnalyst VSenior Specialist IVAnalyst IICreative Services IVGIS Analyst IVProject Director/EnvironmentalSpecialist IVSenior Specialist IIIProject Director/EnvironmentalSpecialist IIIProject Director/EnvironmentalSenior Specialist IIProject Director/EnvironmentalGeneral ServicesGeneral ServicesProforma mixed use housing market and development feasibility assessment Team Member:

Asha BleierTricia WotipkaElizabeth DicksonKelly BrayErika KashJoshua BaehrChristine PereiraGaurav SrivastavaAliah WerthRaoul RanoaChristopher StarbirdCarey FernandesEmily SekleckiJennifer ReedBrock OrtegaMatthew DeCarloMark StormJoshua SaundersDennis PascuaByrne CommunicationsIntersecting MetricsLeSar Development Billable Rate: $285 $245 $210 $235 $185 $135 $145 $245 $115 $175 $170 $285 $185 $235 $285 $175 $285 $225 $285 Fee Fee Fee Task 2: Project Start-Up and Background Material

2.1: Project Kickoff
Meeting
1 3 1 1 6 $1,345 $1,345

2.2: Coordination
Meeting
8 50 40 4 2 104 $21,010 $21,010

2.3: Existing
Conditions Report
4 4 32 8 32 59 20 20 179 $30,305 $30,305

2.4: Updated Base
Map
8 8 20 8 44 $7,220 $7,220
Subtotal Task 2 13 4 93 8 81 79 1 24 28 2 333 $59,880 $59,880 Task 3: Land Use Element Update Visioning

3.1: Outreach and
Engagement Plan
2 20 4 26 $5,510 $5,510

3.2: Marketing and
Digital Engagement
4 30 20 10 12 4 80 $15,270 $15,270

3.3: Community
Events
11 39 30 40 22 10 30 10 192 $34,865 $2,000 $345 $37,210

3.4: Interested
Party Engagement
5 20 20 45 $9,325 $9,325

3.5: Land Use
Alternatives
10 30 20 20 8 20 10 118 $21,510 $6,150 $25,000 $52,660
Subtotal Task 3 32 139 94 70 22 18 20 42 24 461 $86,480 $345 $119,975 Task 4: Land Use
Element
Framework
10 4 30 4 30 40 12 16 40 20 24 230 $39,860 $39,860
Task 5: Program EIR Preparation

5.1: Approach/
Project Description
4 9 15 20 48 $11,005 $11,005
City of Santee Land Use Element Update
Table 2. Cost Proposal
Dudek Labor Hours and Rates
Total Dudek HoursDudek Labor Hours
Subconsultant Fees
ODCs Total Fee
Project Team Role:

5.2: Preparation of
NOP, Completion,
Availability, and
Determination
30 30 10 10 10 10 10 10 120 $29,000 $29,000

5.3: Scoping
Meeting
5 15 20 40 $9,025 $9,025

5.4: Technical
Analyses and
Assessment
40 50 50 50 50 50 50 50 390 $95,150 $31,000 $126,150

5.5: Draft Program
EIR
20 58 70 70 70 70 70 70 70 568 $137,180 $137,180

5.6: Final Program
EIR
20 35 55 $12,175 $12,175

5.7: MMRP 15 25 40 $8,900 $8,900

5.8: Findings of
Fact and Statement
of Overriding
Considerations
10 20 30 $6,550 $6,550
Subtotal Task 5 4 14 20 203 270 130 130 130 130 130 130 1291 $308,985 $339,985 Task 6: Land Use
Element Draft
30 90 8 65 120 42 20 120 24 20 539 $89,945 $89,945
Total Hours 89 8 366 20 270 309 76 55 204 86 116 203 272 130 130 130 130 130 130 2854 Total $25,365 $1,960 $76,860 $4,700 $49,950 $41,715 $11,020 $13,475 $23,460 $15,050 $19,720 $57,855 $50,320 $30,550 $37,050 $22,750 $37,050 $29,250 $37,050 $585,150 $2,000 $37,150 $25,000 $345 $649,645 800.450.1818 | [email protected]
DUDEK.COM

RESOLUTION NO.
1 RESOLUTION OF THE CITY COUNCIL PROCLAIMING AN EMERGENCY,

AUTHORIZING THE MAINTENANCE OF EXISTING DEFENSIBLE SPACE AREAS IN

THE SAN DIEGO RIVER CORRIDOR AND AUTHORIZING THE CITY MANAGER TO ENTER INTO CONTRACTS TO MAINTAIN DEFENSIBLE SPACE AREAS; AND

FINDING SUCH ACTION IS EXEMPT FROM REVIEW UNDER THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO CEQA GUIDELINES SECTION 15269(c)
WHEREAS, Section 2.32.060 of the Santee Municipal Code empowers the City Manager to request that the City Council proclaim a local emergency when the City is affected or likely to be affected by an actual incident or the threatened existence of conditions or incidents of extreme peril to the safety of persons and property within the City caused by conditions which may be or are beyond control of the services, personnel, equipment, and facilities of the City; and
WHEREAS, conditions of extreme peril to the safety of persons and property exist within the City with the extreme fire season experienced in the State of California, and the frequency of fires in the San Diego River Corridor; and WHEREAS, City Council proclaimed emergencies on October 14, 2020, August 11, 2021, and February 9, 2022, due to extreme fire risk to allow the construction of defensible space areas, and all such proclamations have since expired, and such defensible space areas now require maintenance to mitigate threat to life and property from fires; and
WHEREAS, the Fire Department has responded to an extraordinary amount of calls for service in the area during calendar year 2024 related to wildland fires, smoke checks, illegal burns, and rubbish fires, with 86 fire related responses in the San Diego River Corridor during calendar year 2024; and
WHEREAS, conditions of extreme peril warrant and necessitate the proclamation of the existence of a local emergency; and
WHEREAS, the City Council has been requested by the City Manager to proclaim the existence of a local emergency; and
WHEREAS, the immediate maintenance of ten existing defensible space locations, each of which are depicted in Exhibit A, attached hereto and incorporated herein by reference, is necessary to reduce fuels which have gathered therein to safeguard public health, safety and welfare; and
WHEREAS, Section 3.24.150 of the Santee Municipal Code authorizes the City Council to approve services in the case of an emergency that threatens public health, safety, and welfare; and
RESOLUTION NO.
2 WHEREAS, this project is exempt from the provisions of the California Environmental Quality Act (CEQA) as provided in CEQA Guidelines Section 15269 (c) titled “Emergency Projects”.

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

Section 1: The City Council hereby proclaims that a local emergency now exists in the City.

Section 2: That during the existence of the local emergency, the powers, functions, and duties of the City Manager, as Director of Emergency Services, shall be those prescribed by state law, ordinances, and resolutions of the City and by the City of Santee Emergency Plan.

Section 3: The immediate maintenance of the ten existing defensible space areas in the San Diego River Corridor depicted in Exhibit A is authorized.

Section 4: The City Manager is hereby authorized to execute contracts on behalf of the City to complete the emergency work described herein, and to take other actions as necessary. Such actions include, but are not limited to, obtaining rights of entry and signing other agreements required to perform the work.

ADOPTED by the City Council of the City of Santee, California, at a Regular Meeting thereof held this 13th day of November 2024, by the following roll call vote to wit:

AYES:

NOES:

ABSENT:

APPROVED:

JOHN W. MINTO, MAYOR
ATTEST:
_______________________________

JAMES JEFFRIES, CITY CLERK
Exhibit A – Defensible Space Maintenance Map
RESOLUTION NO.
3 EXHIBIT A
Defensible Space Maintenance Map
6 4
1 8 9 7
3 5
10 2
8 8
6

Santee City CouncilNovember 13, 2024

Santee City Council
November 13, 2024