7Fdb8Ef26A — Santee City Council, February 26, 2025 (part 2 of 3)

California Building Standards
Title 24, Part 6
California Code of Regulations (CCR) Title 24 Part 6: California’s Energy Efficiency Standards for Residential and Nonresidential Buildings were first established in 1978 in response to a legislative mandate to reduce California’s energy consumption. Energy-efficient buildings require less electricity, natural gas, and other fuels. Electricity production from fossil fuels and on-site fuel combustion (typically for space or water heating) results in GHG emissions.

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The Title 24 standards are updated approximately every three years to allow consideration and possible incorporation of new energy efficiency technologies and methods. The 2022 Title 24 standards became effective on January 1, 2023. The 2022 update to the Building Energy Efficiency Standards focuses on several key areas to improve the energy efficiency of newly constructed buildings and additions and alterations to existing buildings. New for the 2022 Title 24 standards are non-residential on-site photovoltaic (solar panels) electricity generation and storage requirements and electrification requirements for appliances and heating technologies (California Energy Commission 2022).

The standards are divided into three basic sets. First, there is a basic set of mandatory requirements that apply to all buildings. Second, there is a set of performance standards—the energy budgets—that vary by climate zone (of which there are 16 in California) and building type; thus, the standards are tailored to local conditions. Finally, the third set constitutes an alternative to the performance standards, which is a set of prescriptive packages that are essentially a recipe or a checklist compliance approach.

Title 24, Part 11
The California Green Building Standards Code (CALGreen; CCR Title 24, Part 11) is a code with mandatory requirements for all nonresidential buildings (including industrial buildings) and residential buildings for which no other state agency has authority to adopt green building standards. The current 2022 Standards for new construction of, and additions and alterations to, residential and nonresidential buildings went into effect on January 1, 2023.

The development of CALGreen is intended to (1) cause a reduction in GHG emissions from buildings; (2) promote environmentally responsible, cost-effective, healthier places to live and work; (3) reduce energy and water consumption; and (4) respond to the directives by the Governor. In short, the code is established to reduce construction waste; make buildings more efficient in the use of materials and energy; and reduce environmental impact during and after construction. The 2022 CALGreen Code improves upon the 2019 CALGreen Code by updating standards for bicycle parking, electric vehicle charging, and water efficiency and conservation.

The 2022 standards encourage efficient electric heat pumps, establish electric-ready requirements for new homes, expand solar photovoltaic and battery storage standards, strengthen ventilation standards, and more.

CALGreen contains requirements for storm water control during construction; construction waste reduction; indoor water use reduction; material selection; natural resource conservation; site irrigation conservation; and more. The code provides for design options allowing the designer to determine how best to achieve compliance for a given site or building condition. The code also requires building commissioning, which is a process for the verification that all building systems, like heating and cooling equipment and lighting systems, are functioning at their maximum efficiency.

AB 1493 and Fuel Efficiency Standards
AB 1493 (Pavley) requires that CARB develop and adopt regulations that achieve “the maximum feasible reduction of GHGs emitted by passenger vehicles and light-duty truck and other vehicles determined by CARB to be vehicles whose primary use is noncommercial personal transportation in the State.” On September 24, 2009, CARB adopted amendments to the Pavley regulations that intend to reduce GHG emissions in new passenger vehicles from 2009 through 2016. The amendments bind California’s enforcement of AB 1493 (starting in 2009), while providing vehicle

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manufacturers with new compliance flexibility. In January 2012, CARB approved a new emissions-control program for model years 2017 through 2025. The program combines the control of smog, soot, and global warming gases and requirements for greater numbers of zeroemission vehicles into a single packet of standards called Advanced Clean Cars (CARB 2024b) California Environmental Quality Act (CEQA) Guidelines – Appendix F, Energy Conservation
CEQA Guidelines Appendix F, Energy Conservation, provides guidance for environmental impact reports regarding potential energy impacts of proposed projects, with particular emphasis on avoiding or reducing the inefficient, wasteful, and unnecessary consumption of energy. In addition, though not described as thresholds for determining the significance of impacts, Appendix F seeks inclusion of information in the environmental impact report addressing the following topics:
• The project’s energy requirements and its energy-use efficiencies by amount and fuel type for each stage of the project, including construction, operation, maintenance, and/or removal. If appropriate, the energy intensiveness of materials may be discussed. • The effects of the project on local and regional energy supplies and on requirements for additional capacity.
• The effects of the project on peak and base period demands for electricity and other forms of energy.
• The degree to which the project complies with existing energy standards. • The effects of the project on energy resources.
• The project’s projected transportation energy use requirements and its overall use of efficient transportation alternatives.

4.6.2.3 Local
City of Santee General Plan
The Housing Element of the City’s General Plan (City 2022) includes the following energy-related policies that are applicable to the Project.
• Policy 3.2: Implement the City’s Climate Action Plan. Promote design concepts that utilize technological advances in the application of alternative energy sources which make the use of the natural climate to increase energy efficiency and reduce housing costs.

The Mobility Element of the City’s General Plan (City 2017) includes the following energy-related policies that are applicable to the Project.
• Policy 9.1: The City shall encourage and provide for Ride Sharing, Park ‘n Ride, and other similar commuter programs that eliminate vehicles from freeways and arterials. • Policy 9.2: The City should encourage businesses to provide flexible work schedules for employees.

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• Policy 9.3: The City should encourage employers to offer shared commute programs and/or incentives for employees to use transit.
• Policy 9.4: The City should encourage the use of alternative transportation modes, such as walking, cycling and public transit. The City should maintain and implement the policies and recommendations of the Bicycle Master Plan and Safe Routes to School Plan to improve safe bicycle and pedestrian access to major destinations. • Policy 9.5: The City should improve safety of walking and biking environment around schools to reduce school-related vehicle trips.

An interim goal consistent with SB 32, which is to reduce emissions to 40 percent below 2005 levels, was created for 2030. A longer-term goal was established for 2035, which is to reduce emissions to 49 percent below 2005 levels. The interim and longer-term goals would put the City on a path toward the state’s long-term goal to achieve net carbon neutrality statewide by 2045.

The Sustainable Santee Plan also identifies GHG reduction strategies to help the City achieve its GHG reduction targets.

4.6.3 Significance Determination Thresholds
Thresholds used to evaluate potential impacts related to energy are based on applicable criteria in CEQA Guidelines Appendix G. A significant impact associated with could occur if implementation of the proposed project would:
1) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation, or
2) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency.

4.6.4 Methodology

4.6.4.1 TCSP Area and Arts and Entertainment Neighborhood (AEN) The evaluation of potential impacts related to energy usage that may result from construction and operation of the TCSP Area and AEN has been conducted as described below. This analysis of impacts to energy resources qualitatively discusses the proposed project’s temporary (i.e., construction) and permanent (i.e., operational) effects-based significance criteria/threshold’s application, outlined above. The impact conclusions consider the potential for changes in environmental conditions, as well as compliance with the regulatory framework enacted to protect the environment.

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4.6.4.2 Housing Element Sites
Units of Measure
The units of energy used in this section are the British thermal units (Btu), kWh, therms, and gallons. A Btu is the quantity of heat required to raise the temperature of one pound of water one °F at sea level. Because the other units of energy can all be converted into equivalent Btu, the Btu is used as the basis for comparing energy consumption associated with different resources and is often expressed in millions of Btus (MMBTU). A kWh is a unit of electrical energy, and one kWh is equivalent to approximately 3,413 Btus, taking into account initial conversion losses (i.e., from one type of energy, such as chemical, to another type of energy, such as mechanical) and transmission losses. Natural gas consumption is described typically in terms of cubic feet or therms; one cubic foot of natural gas is equivalent to approximately 1.05 MMBtu, and one therm represents 0.1 MMBtu. One gallon of gasoline/diesel is equivalent to approximately 0.125/0.139 MMBtu, respectively, taking into account energy consumed in the refining process.

Modeling and Calculations
The Housing Element sites' direct electricity and natural gas consumption as well as the indirect electricity consumption from water/wastewater sourcing, transport, and treatment were estimated from the air quality and GHG emissions project modeling completed using the California Emissions Estimator Model (CalEEMod), Version 2022.1, as described Section 4.3, Air Quality, and Section 4.8, Greenhouse Gas Emissions. Fuel consumption factors in terms of gallons per hour of diesel for off-road equipment were calculated using data from the CARB Mobile Source Emissions Inventory online database–OFFROAD2021 version 1.0.5 (CARB 2024). Fuel consumption factors, in terms of gallon of diesel and gasoline per mile travel, were calculated from the CARB Mobile Source Emissions Inventory online database–EMFAC2021 version 1.0.2 (CARB 2024). The energy calculation sheets are included as Appendix G.

Energy usage from transportation sources is associated with project-related vehicle trip generation and trip length. Based on the project trip generation rate from the Local Transportation Study, the four strategic Housing Element sites would generate 8,520 new average daily trips (ADT) (Intersecting Metrics 2024). Default trip distances from CalEEMod were applied to these trips.

Building energy consumption was estimated assuming default natural gas and electricity demand quantities from CalEEMod.

Indirect energy consumption from water/wastewater sourcing and treatment was estimated based on the CalEEMod indoor and outdoor water use estimates, and from CalEEMod default values for water/wastewater electricity use intensity factors for San Diego County (CAPCOA 2022).

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4.6.5 Issue 1: Energy Consumption
Would the project result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during Project construction or operation?

4.6.5.1 Impact Analysis
TCSP Area and Arts and Entertainment Neighborhood (AEN) Construction
Construction grading and construction activities consume energy through the operation of heavy off-road equipment, trucks, and worker traffic. At the program-level, it is too speculative to quantify total construction-related energy consumption of future development in the TCSP area and AEN, either in total or by fuel type. Energy used during future construction of the project areas is not considered significant given typical energy use associated with the type of development proposed and short-term nature of the energy consumption. There are no conditions in the project areas that would require non-standard equipment or construction practices that would increase fuelenergy consumption above typical rates. Consistent with state requirements, all construction equipment would meet CARB Tier 3 In-Use Off-Road Diesel Engine Standards. Engines are required to meet certain emission standards, and groups of standards are referred to as Tiers. A Tier 0 engine is unregulated with no emission controls, and each progression of standard level (i.e., Tier 1, Tier 2, Tier 3, etc.) generate lower emissions, use less energy, and are more advanced technologically than the previous tier. CARB’s Tier 3 In-Use Off-Road Diesel Engine Standards requires that construction equipment fleets become cleaner and use less energy over time. Therefore, the project would not result in a wasteful and inefficient use of energy resources during the construction of future development, and impacts would be less than significant.

Operation
Long-term operational energy use associated with buildout of the TCSP area and AEN includes fuel consumption of vehicles; electricity and natural gas consumption by residents and commercial operations, and energy consumption related to obtaining water. Anticipated housing will be multi-family housing, which is a more efficient way to provide housing than lower density single-family development. Although the project would provide capacity for future housing and non-residential development that could increase energy use, energy demand of future development within urbanized infill areas would be consistent with energy demand for development within other cities in the region and would not be associated with inefficient or wasteful energy use. Implementation of the project would not result in any unusual characteristics that would result in excessive long-term operational building energy demand. Future development associated with implementation of development in the TCSP area and AEN would be subject to compliance with the California Building Code Title 24 which aims to reduce excessive and inefficient energy use. The California Building Code is regularly updated and includes higher energy-efficiency standards in comparison to other states. Individual development projects in the City would be required to comply with applicable federal, state, and local energy and building regulations, including the requirements of the Sustainable Santee Plan.

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Housing Element Sites
Construction
Energy consumed for construction of the Housing Element sites would primarily consist of fuels in the form of diesel and gasoline. Fuel consumption would result from: the use of on-road trucks for the transportation of construction materials and water; construction worker vehicles traveling to and from the project site; and from the use of off-road construction equipment. A complete description of the project construction equipment use and vehicle trips is included in Appendix G.

The estimated fuel and total energy consumed during project construction is shown in Table 1, Construction Energy Use. The full construction energy consumption calculation sheets are included as Attachment A to Appendix G.

Table 4.6-1

CONSTRUCTION ENERGY USE
Source Gallons
Diesel
Gallons
Gasoline
Gallons
Natural
Gas
kWh MMBtu
Off-Road Construction
Equipment
68,124 - - - 9,469
On-Road Construction Traffic 62,709 191,133 2,582 121,101 33,189 Total1 130,834 191,133 2,582 121,101 42,659
Source: CalEEMod; CARB 2024 1 Totals may not sum due to rounding.

MMBtu = million British thermal units
While construction activities would consume petroleum-based fuels, consumption of such resources would be temporary and would cease upon the completion of construction. The petroleum consumed during project construction would be typical of similar residential projects and would not require the use of new petroleum resources beyond those typically consumed in California annually for construction activities. The proposed project would be required to comply with CARB’s Airborne Toxics Control Measure, which restricts heavy-duty diesel vehicle idling time to no more than five minutes. Furthermore, the project’s construction practices would be typical, and would not require specialized construction equipment or otherwise present unusual circumstances in which substantial amounts of fuel would be required. Based on these considerations, construction of the Housing Element sites would not result in wasteful, inefficient, or unnecessary consumption of energy resources and the impact would be less than significant.

Operation
During long-term operation of the Housing Element sites, energy would be consumed in the form of diesel and gasoline used by vehicles traveling to and from the project site; electricity required to source and treat water used by the project; and electricity and natural gas used directly by the project. The project’s estimated annual operational energy use in gallons of fuel, electricity, natural gas, and equivalent MMBtu is shown in Table 4.6-2, Operational Energy Use. The energy calculation sheets are included in Appendix G.

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Table 4.6-2

OPERATIONAL ENERGY USE
Source Diesel
(gallons)
Gasoline
(gallons)
Natural
Gas
(MMBtu)
Electricity
(kWh)
Total
Energy
(MMBtu)
Mobile 69,365 512,609 705 298,673 74,930
Water/Wastewater - - - 706,882 2,412
Direct Electricity Use - - - 5,189,080 17,705,877
Direct Natural Gas Use - - 14,991 - 14,991
Total1 69,365 512,609 15,696 6,194,635 110,038
Source: CalEEMod; CARB 2024
1 Totals may not sum due to rounding.
kWhr = kilowatt-hours; MMBtu = million British thermal units As shown in Table 4.6-2, the project would result in a net increase in annual energy consumption of approximately 110,038 MMBtu. While the proposed project would result in the consumption of energy, the increase would consistent overall with the energy projections for the state and the region to meet the demands of anticipated future residential growth in the state and region.

Implementation of the project would not require the construction of new regional facilities and sources of energy.

Electricity and Natural Gas
The project does not involve any unusual characteristics that would result in excessive long-term operational demand for electricity or natural gas. The applicable state plans that address renewable energy and energy efficiency are CALGreen, the California Energy Code, and RPS, and the applicable local plan is the General Plan and Sustainable Santee Plan. All future development projects would be required to meet the mandatory energy requirements of 2022 CALGreen and the 2022 California Energy Code, at a minimum. The project would not conflict with or obstruct implementation of CALGreen and the California Energy Code, or with SDG&E’s implementation of RPS. Project adherence with state and federal regulations and the Sustainable Santee Plan goals will guide reductions in the City’s collective long-term operational energy use.

Impacts relative to the inefficient, wasteful, or unnecessary consumption of energy would be less than significant.

Transportation
Buildout of the Housing Element sites would consume energy associated with transportation uses.

Trips by individuals traveling to and from the project area would largely rely on passenger vehicles or public transit. Passenger vehicles would be powered by gasoline, diesel and electricity. Public transit would be powered by diesel or natural gas, and could potentially be fueled by electricity, as is the case with the Green Copper Line Trolley that terminates within one-half mile of sites 16A and 16B. As discussed in Section 4.16, the project would result in a less than significant transportation impact. The TCSP prioritizes pedestrian-oriented development through the provisions of a mixed-use design, multi-use pathways, trail connectivity, bike lanes, and access to public transit. These measures would reduce reliance on passenger vehicles for travel within the Housing Element sites, further minimizing VMT and energy consumption. Impacts would be less than significant.

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4.6.5.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
No mitigation is required.

4.6.5.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Impacts would be less than significant without mitigation.

4.6.6 Issue 2: State or Local Plans
Would the project conflict with or obstruct a state or local plan for renewable energy or energy efficiency?

4.6.6.1 Impact Analysis
TCSP Area, AEN, and Housing Element Sites
The proposed TCSP area, AEN, and Housing Element sites would comply with applicable energy standards and regulations during construction and would be built and operated in accordance with existing, applicable building regulations at the time of construction, as mandated by Title 24 energy efficiency standards. The project would not conflict with or obstruct implementation of CALGreen or with SDG&E’s implementation of RPS. Therefore, the project would not conflict with or obstruct a state or local plan for renewable energy or energy efficiency, and impacts would be less than significant.

4.6.6.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
No mitigation is required.

4.6.6.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Impacts would be less than significant without mitigation.

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4.7 Geology and Soils
The following sections analyzes the potential environmental impacts that may occur to geology and soils as a result of implementation of the proposed project.

4.7.1 Existing Conditions

4.7.1.1 Regional Geology
San Diego is located within the western (coastal) portion of the Peninsular Ranges Geomorphic Province of California. The Peninsular Ranges encompass an area that roughly extends from the Transverse Ranges and the Los Angeles Basin, south to the Mexican border, and beyond another approximately 800 miles to the tip of Baja California. The geomorphic province varies in width from approximately 30 to 100 miles, most of which is characterized by northwest-trending mountain ranges separated by subparallel fault zones. In general, the Peninsular Ranges are underlain by Jurassic-age metavolcanic and metasedimentary rocks and by Cretaceous-age igneous rocks of the southern California batholith. Geologic cover over the basement rocks in the westernmost portion of the province in San Diego County generally consists of Upper Cretaceous-, Tertiary-, and Quaternary-age sedimentary rocks.

The City lies near the junction of a relatively narrow coastal plain and the Peninsular Mountain Ranges of southwestern California and Baja California. The coastal plain is made up of a series of marine terraces, which are deeply incised by canyons and tributaries, including the channel of the San Diego River, which bisects the City. Much of the City is located within the San Diego River valley; however, the northern part of the City is located on the highest of these old marine terraces. In the southeastern part of the City, the marine terrace and valley province ends abruptly in the foothills of the Peninsular Ranges (City 2003d).

4.7.1.2 Soils
Ten soil types occur within the City boundaries: clay, loam, sand, sandy loam, igneous rock land, stony land, terrace escarpments, riverwash, water, and urban land complex. As shown in Figure 4.7-1, TCSP Soil Types, the Town Center Specific Plan (TCSP) area including the five neighborhoods and Arts and Entertainment Neighborhood (AEN) are underlain by sandy loam, riverwash, water, clay and loam, and sandy loam underlies the Housing Element sites.

Expansive soils are characterized by significant volume changes (shrink or swell) due to variations in moisture content. Expansion of the soil may result in unacceptable settlement or heave of structures or concrete slabs supported on grade. Changes in soil moisture content can result from precipitation, landscape irrigation, utility leakage, roof drainage, perched groundwater, drought, or other factors. Soils with relatively high fines content (clays dominantly) are generally considered expansive or potentially expansive. These soils may be found in areas underlain by the Friars Formation and in areas underlain by young colluvial or undocumented fill soils (Figure 4.7-2, TCSP Geologic Formations). Compressible and expansive soils (primarily in Friars Formation slopes) and shallow groundwater are in the Sycamore Canyon Creek drainage (City 2020a).

Santee Town Center Specific Plan EIR
0 Proposed Santee Town Center Specific Plan - Placentia sandy loam, thick surface, 2 to 9 percent slopes (PfC) Q Proposed Arts and Entertainment Neighborhood Q Ramona sandy loam, 2 to 5 percent slopes (Ra8) Site Redding gravelly loam, 2 to 9 percent slopes (RdC) 16A Site 168 - Riverwash (Rm)
Site 20A - Salinas clay, Oto 2 percent slopes (ScA)
Site 0 Tujunga sand, Oto 5 percent slopes (Tu8) 208
C) Visalia sandy loam, 0 to 2 percent slopes (VaA) Soils C) Water(W) Diablo clay, 2 to 9 percent slopes (DaC)
Source : Aerial (SanGIS, 2023) 0
E---3 E---3
HELIX TCSP Soil Types Environmental Planning ---------------------------------------~~ ~-- Figure 4.7-1
0 Proposed Santee Town Center Specific Plan
c::> Proposed Arts and Entertainment Neighborhood
(2 Site 16A
Site 168
Site 20A
Site 208
Geologic Formations
Alluvium and Colluvium, Undivided
Older Alluvium; Sand, Silt, and Gravel;
Moderately Dissected Terraces in Stream Valleys
Friars Formation;
Sandstone and Claystone
-
Source: Aerial (SanGIS, 2023); Geologic Formations INGMDB usgs.gov) 0 E---3 E---3
HELIX TCSP Geologic Formations
Environmental Planning ---------------------------------~ ------------ Figure 4.7-2

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4.7.1.3 Geologic Hazards
Faulting and Seismicity
There are no active or potentially active faults within or adjacent to the City. The Rose Canyon Fault Zone, located approximately 10 miles west of the City, is the closest known active fault; however, the City, like all other areas in California, is subject to periodic seismic shaking due to the earthquakes along remote or regional active faults. Table 4.7-1, Faults in the Vicinity of the City, lists all known active faults within a 50-mile radius of the City and their associated maximum earthquake moment magnitude.

Table 4.7-1

FAULTS IN THE VICINITY OF THE CITY
Fault Name
Maximum Distance
from City
(miles)
Maximum Earthquake
Moment Magnitude
(Mw)
Rose Canyon 10 6.9
Newport-Inglewood 15 7.5
Elsinore 26 7.9
Coronado Bank 28 7.4
Palos Verdes Connected 28 7.7
Earthquake Valley 31 6.8
San Jacinto 47 7.9
Source: Geotechnical Investigation for Fanita Commons, Orchard Village, and Vineyard Village, May 2020 (included as appendix G1 in the Fanita Ranch Final EIR [Santee 2020]).

Liquefaction
Liquefaction typically occurs within areas with seismic activity where on-site soils are cohesionless, groundwater is encountered within 50 feet of the surface, and soil relative density is less than approximately 70 percent. The potential for liquefaction during a strong earthquake is limited to those soils which are in a relatively loose, unconsolidated condition and located below the water table. Within the City, the soil deposits that may be susceptible to liquefaction are the alluvial soils found in the San Diego River and its deeper tributary channels. The TCSP area, AEN, and Housing Element sites are all in areas susceptible to liquefaction, except for a small portion of the TCSP area west of Magnolia Avenue and north of Mission Gorge Road.

Landslides and Debris Flow Deposits
Areas having the potential for earthquake-induced landslides generally occur within areas of previous landslide movement, or where local topographic, geological, geotechnical, and subsurface water conditions indicate a potential for permanent ground displacement. Debris flows are caused by high rainfall, steep slopes, loss of vegetation cover, and thick overburden. The primary difference between ancient landslides and debris flows is that, by definition, debris flows do not possess a basal slip surface. Therefore, debris flows are less likely to become reactivated by grading than ancient landslides.

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Landslides, or landslide prone material, exist predominantly in the northern portion of the City, generally below the 600-foot elevation. Some of this area has been previously altered to remediate the potential effects of slope instability. Compressible and expansive soils (primarily in Friars Formation slopes) and shallow groundwater are in the Sycamore Canyon Creek drainage (City 2020). Areas of potential landslide and liquefaction are shown in Figure 4.7-3. The TCSP area, AEN, and Housing Element sites are not located within a landslide susceptible area.

Groundwater/Seepage
Groundwater and seepage conditions are significant factors in assessing engineering and geologic hazards. Groundwater is typically found in the deep alluvial drainage areas such as the San Diego River channel but may also be found in shallower drainages as a result of storm water infiltration. Seepage is typically the result of a groundwater table or perched water, either seasonal or permanent, being exposed at the ground surface. Groundwater and seepage are major contributing factors to landslides in San Diego County, especially in the reactivation of old landslides.

Perched groundwater or seepage has been encountered during previous investigations in the City within alluvial drainages and hillside areas. The groundwater/seepage in drainage courses is presumed to be associated with surface runoff of rainwater along the natural watershed (City 2003d).

4.7.1.4 Paleontological Resources
Paleontological resources are the remains of indications of ancient non-human organisms. They are scarce non-renewable natural resources. Fossil remains such as bones, teeth, shells, and leaves are found in geologic deposits (rock formations) where they were originally buried. As a result, the potential for fossils in each area can be predicted based on known relationships between geologic formations and fossil occurrences.

The Eocene-age Stadium Conglomerate and Friars Formation underlie the City. Friars Formation deposits are found overlying the granitic rocks in the southern and north-central parts of the City, while the Stadium Conglomerate occurs throughout the southwestern and northern parts of the City underlying the high terrace and overlying both the granitic rocks and the Friars Formation.

While both the Friars Formation and the Stadium Conglomerate are considered to have a high paleontological resource potential (Deméré and Walsh 1993), as shown in Figure 4.7-2, the TCSP area, including the AEN, and Housing Element sites are not located within either of these geologic formations. However, while the project area is not located on formations with high sensitivity (Friars and Stadium Conglomerate), alluvial deposits of mountain valley and older Quaternary alluvial fans in the project area could contain formations with moderate sensitivity (County 2009).

4.7.2 Regulatory Framework

4.7.2.1 Federal
National Earthquake Hazards Reduction Act
The National Earthquake Hazards Reduction Act was passed to reduce the risks to life and property resulting from earthquakes. The act established the National Earthquake Hazards Reduction Program (NEHRP). The mission of NEHRP includes improved understanding, characterization, and prediction of hazards and vulnerabilities; improved building codes and land

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use practices; risk reduction through post-earthquake investigations and education; development and improvement of design and construction techniques; improved mitigation capacity; and accelerated application of research results. NEHRP designates the Federal Emergency Management Agency as the lead agency of the program and assigns several planning, coordinating, and reporting responsibilities. Other NEHRP agencies include the National Institute of Standards and Technology, National Science Foundation, and the U.S. Geological Survey.

Uniform Building Code
The Uniform Building Code is a model building code that provides the basis for the California Building Code (CBC). The Uniform Building Code defines different regions of the United States and ranks them according to their seismic hazard potential. There are four types of these regions, which include Seismic Zones 1 through 4, with Zone 1 having the least seismic potential and Zone 4 having the highest seismic potential. The City, and therefore the proposed project area, is located in Seismic Zone 4.

4.7.2.2 State
Earthquake Fault Zoning Act (Alquist-Priolo Act)
The State of California Earthquake Fault Zoning Act (Alquist-Priolo Act) (1972) was established to mitigate the hazard of surface faulting to structures for human occupancy. Pursuant to the act, the State Geologist has established regulatory zones (known as earthquake fault zones) around surface traces of active faults. These have been mapped for affected cities, including San Diego, and are called the Alquist-Priolo Earthquake Fault Zoning Map. Application for a development permit for any project within a delineated earthquake fault zone shall be accompanied by a geologic report, prepared by a geologist registered in the State of California, that is directed to the problem of potential surface fault displacement through a project site.

California Building Code (CBC)
The CBC, also known as the California Building Standards Code, is included in Title 24 of the California Code of Regulations. The CBC incorporates the International Building Code, a model building code adopted across the United States. Through the CBC, the state provides a minimum standard for building design and construction. The CBC contains specific requirements for seismic safety, foundations, retaining walls, and site demolition. The CBC also includes provisions for grading, including drainage and erosion control. The CBC provides minimum standards to protect property and public safety by regulating the design and construction of excavations, foundations, building frames, retaining walls, and other building elements to mitigate the effects of seismic shaking and adverse soil conditions. The CBC has provisions for earthquake safety based on factors including occupancy type, the types of soil and rock on-site, and the strength of ground shaking with specified probability of occurring at a site.

California Seismic Hazards Mapping Act
The Seismic Hazards Mapping Act, passed in 1990, addresses non-surface fault rupture earthquake hazards, including liquefaction and seismically induced landslides. Under this act, seismic hazard zones are to be mapped by the State Geologist to assist local governments in land use planning. The act states that it is a necessity to identify and map seismic hazards so that cities and counties can adequately prepare the safety element of their general plan as well as encourage land use management policies and regulations to reduce and mitigate those hazards

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to protect public health and safety. According to Section 2697(a) of the act, cities and counties shall require a geotechnical report defining and delineating any seismic hazard related to a project, prior to the approval.

California Code of Regulations, Title 14, Division 3, Chapter 1 Title 14, Division 3, Chapter 1 of the California Code of Regulations prohibits any person from destroying, disturbing, or mutilating geological features including paleontological resources. This applies to all future excavation and grading activities that would be performed within the project sites.

4.7.2.3 Local
General Plan
The City’s General Plan includes various goals, objectives, and policies relating to geological conditions, the application of which would help to avoid geological hazards, including the following:

Safety Element
Objective 2.0: Minimize the loss of life and destruction of property in Santee caused by seismic and geologic hazards.
• Policy 2.1: The City should utilize existing and evolving geologic, geophysical, and engineering knowledge to distinguish and delineate those areas that are particularly susceptible to damage from seismic and other geologic conditions. • Policy 2.2: The City should ensure that if a project is proposed in an area identified herein as seismically and/or geologically hazardous, the proposal shall demonstrate through appropriate geologic studies and investigations that either the unfavorable conditions do not exist in the specific area in question or that they may be avoided or mitigated through proper site planning, design, and construction.
• Policy 2.3: The City shall require that all potential geotechnical and soil hazards be fully investigated at the environmental review stage prior to project approval. Such investigations shall include those identified by Table 8.1, Determination of Geotechnical Studies Required, in the Safety Element, and such soil studies as may be warranted by results of the Initial Environmental Study. Group descriptions and requirements are described below:

1. Group I: Occupancy Category 1, Essential and Critical facilities (hospitals, fire and police, power generation, communications, and dams. In addition, Occupancy Category 2, hazardous facilities including structures housing or supporting toxic or explosive chemicals or substances.

2. Group II: Occupancy Category 3, Special Occupancy structures including schools, churches, main roads, large commercial and industrial structures, high-rises, and other high occupancy structures.

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3. Group III: Occupancy Category 4, Residential, single-family homes, small apartments, motels, small commercial and industrial structures, and warehouses.

4. Group IV: Relatively insensitive to geologic or seismic risk including golf courses, open spaces, parks, and landfill areas. Landfill areas may require detailed geologic studies for environmental considerations.

Geotechnical investigation requirements that would apply to new projects within the project area are described in Table 4.7-2, Geotechnical Studies Required, below.

Table 4.7-2

GEOTECHNICAL STUDIES REQUIRED
Stability Category Group I Group II Group III Group IV
Generally Stable
Areas: Underlain
by granitic rock or
gentle slopes
Geotechnical
Investigation;
Geologic
Investigation;
Seismic Hazard
Study
Geotechnical
Investigation;
Reconnaissance
Seismic Hazard
Study
Geotechnical
Investigation;
Geologic
Reconnaissance
Geologic
Reconnaissance
Moderately Stable
Areas: Underlain
by Stadium
Conglomerate
Geotechnical
Investigation;
Geologic
Investigation;
Seismic Hazard
Study
Geotechnical
Investigation;
Geologic
Investigation;
Seismic Hazard
Study
Geotechnical
Investigation;
Geologic
Reconnaissance
Geologic
Reconnaissance
Moderately
Unstable Areas:

Underlain by Friars
Formation,
Landslides, or
debris flow
Geotechnical
Investigation;
Geologic
Investigation;
Seismic Hazard
Study
Geotechnical
Investigation;
Geologic
Investigation;
Seismic Hazard
Study
Geotechnical
Investigation;
Geologic
Investigation;
Seismic Hazard
Study
Geologic
Reconnaissance
Potentially
Liquefiable Areas:

Possibly underlain
by alluvium and a
high water table
Geotechnical
Investigation;
Geologic
Investigation;
Seismic Hazard
Study
Geotechnical
Investigation;
Geologic
Investigation;
Seismic Hazard
Study
Geotechnical
Investigation;
Geologic
Investigation;
Seismic Hazard
Study
Geologic
Reconnaissance
Source: City 2003d
Municipal Code
Title 11 - Grading Ordinance
The Grading Ordinance establishes minimum requirements for grading, excavating, and filling of land (Santee Municipal Code [SMC] Section 11.40.020(A)) to ensure that future development of land occurs in the manner most compatible with surrounding natural areas to have the least adverse effect upon other persons, land, or the public (SMC Section 11.40.030(A)).

All grading consistent with the Grading Ordinance are required to prepare preliminary soil engineering and geology reports. Any recommendations contained in the approved reports become part of and are incorporated into the grading plans and specifications and become conditions of the grading permit (SMC Section 11.40.300(A)).

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Preliminary geological investigations and reports are required for all land development projects designated as Group I or Group II, except those Group II projects located in Zone “A” as shown on Safety Element Figure 8-3, Seismic Hazards and Study Areas Map (for which a geological reconnaissance will be required), as outlined in Table 8.1 of the City’s General Plan (SMC Section

11.40.130(D)).The TCSP area, AEN, and Housing Element sites are not located in Zone “A”.

A seismicity study and report is required for all land development projects designated as Group I and for those designated as Group II and located in Zone “C” shown on Figure 8-3, of the Safety Element of the City’s General Plan. The TCSP area, AEN, and Housing Element sites are all located in Zone “C,” meaning a seismic study is required. The report must be prepared by an engineering geologist or a soil engineer with expertise in earthquake technology and its application to buildings and other civil engineering works. The seismic report may be combined with the soil and geologic investigation reports (SMC Section 11.40.130(F)).

4.7.3 Significance Determination Thresholds
Consistent with Appendix G of the California Environmental Quality Act Guidelines, impacts related to geology and soils would be significant if the project would:
1) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving:
i. Rupture of a known earthquake fault, as delineated on the most recent AlquistPriolo Earthquake Fault Zoning Map, issued by the State Geologist for the area or based on other substantial evidence of a known fault (Refer to Division of Mines and Geology Special Publication 42);
ii. Strong seismic ground shaking;
iii. Seismic-related ground failure, including liquefaction; and iv. Landslides
2) Result in substantial soil erosion or the loss of topsoil. 3) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse.
4) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property. 5) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater.
6) Directly or indirectly destroy, disturb, or remove a unique paleontological resource, site, or geologic feature.

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4.7.4 Methodology
The potential for significant impacts associated with the project is based upon review of secondary sources, policies, and regulations relevant to geological and soil related issues. This review included soils data from the California Geological Survey and United States Geological Survey (USGS) fault and geologic mapping. Materials were reviewed to determine the possibility of on-site geologic hazards based on potential seismic activity, and characteristics of onsite soils.

The methods for analyzing paleontological resources include a review of secondary source materials including USGS geologic mapping and resources regarding paleontological sensitivity of geologic formations in the San Diego region. Sources referenced include the City of Santee General Plan EIR and the County of San Diego Guidelines for Determining Significance for Paleontological Resources (County 2009).

4.7.5 Issues 1 and 3: Seismic Hazards and Unstable Geology Would the project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving: (i) rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map, issued by the State Geologist for the area or based on other substantial evidence of a known fault (refer to Division of Mines and Geology Special Publication 42); (ii) strong seismic ground shaking? (iii) seismic-related ground failure, including liquefaction; or (iv) landslides?
Would the project be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse?

4.7.5.1 Impact Analysis
TCSP Area, AEN, and Housing Element Sites
Fault Rupture
Geologic conditions are similar across the TCSP area, AEN, and Housing Element sites. As a result, this analysis addresses the three project elements together. The City is not located within an earthquake fault zone as delineated on the most recent Alquist-Priolo Fault Zoning Map, and no active or potentially active faults are known to occur within or adjacent to the City; however, like all other areas in California, the City is subject to periodic seismic shaking due to earthquakes along remote or regional active faults. Thus, all development within the TCSP area, AEN, and Housing Element sites would be susceptible to damage due to the seismically active nature of the region. However, future development, whether discretionary or by-right, would be required to comply with the City’s General Plan Safety Element policies identified in Section 4.7.2.3.

The above policies are implemented through Section 11.40.130 of the SMC which specifies that a preliminary soils engineering report must be submitted with the application for a grading permit.

A preliminary geological investigation and report is required for all land development projects designated as Group II or III as defined in the Safety Element. Additionally, as shown in Figure

4.7-3, the project area is in an area with liquefaction potential. As a result, a geotechnical investigation, geologic investigation, and seismic hazard study would be required for future projects in the TCSP area, AEN, and Housing Element sites. In addition, conformance to building construction standards for seismic safety within the CBC would ensure that new structures would be able to withstand seismic events within the City. Specifically, the CBC provides minimum

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standards relating to building design and construction to protect structural damage and hazards that could occur from seismic shaking. Therefore, adherence to General Plan Safety Element policies, the SMC, and the CBC would ensure that future development within the TCSP area, AEN, and Housing Element sites would not cause substantial adverse effects associated with fault rupture, and impacts would be less than significant.

Ground Shaking
As described in Section 4.7.4.1 above, no active or potentially active faults are known to occur within or adjacent to the City, however, like all other areas in California, the City is subject to periodic seismic shaking due to the earthquakes along remote or regional active faults. Thus, all development within the TCSP area, AEN, and Housing Element sites would be susceptible to damage due to the seismically active nature of the region. The project would increase the allowable number of people and structures that could be exposed to ground shaking during a seismic event. However, future development, whether discretionary or by right, would be required to comply with General Plan Safety Element policies and the SMC requirements described in Section 4.7.4.1 above. In addition, conformance to building construction standards for seismic safety within the CBC would ensure that new structures would be able to withstand seismic events within the TCSP area, AEN, and Housing Element sites. Therefore, adherence to General Plan Safety Element policies, the SMC, and the CBC would ensure that future development within the TCSP area, AEN, and Housing Element sites would not cause substantial adverse effects associated with ground shaking, and impacts would be less than significant.

Liquefaction and Landslide
Areas having the potential for earthquake-induced landslides generally occur within areas of previous landslide movement, or where local topographic, geological, geotechnical, and subsurface water conditions indicate a potential for permanent ground displacement. Debris flows are caused by high rainfall, steep slopes, loss of vegetation cover, and thick overburden. Within the City, the soil deposits that may be susceptible to liquefaction are the alluvial soils found in the San Diego River and its deeper tributary channels. The general extent of the areas identified for liquefaction potential are shown on Figure 4.7-3. Because of their proximity to the San Diego River, the TCSP area, AEN, and Housing Element sites are all within an area identified as having liquefaction potential.

Landslides, or landslide prone material, exist predominantly in the northern portion of the City, generally below the 600-foot elevation. Some of this area has been previously altered to remediate the potential effects of slope instability. Compressible and expansive soils (primarily in Friars Formation slopes) and shallow groundwater are in the Sycamore Canyon Creek drainage (City 2020a). Areas of potential landslide are shown in Figure 4.7-3. The TCSP, AEN, and Housing Element sites are in the southern portion of the City and not located within a landslide susceptible area.

All future development, whether discretionary or by-right, would be required to comply with the General Plan Safety Element policies and the SMC requirements described in Section 4.5.5.1.a above. In addition, conformance to building construction standards for seismic safety within the CBC would ensure that new structures would be able to withstand seismic events within the City.

Therefore, adherence to Safety Element policies, the SMC, and the CBC would ensure that future development within the TCSP area, AEN, and Housing Element sites would not cause substantial adverse effects associated with liquefaction or landslide, and impacts would be less than significant.

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4.7.5.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
No mitigation is required.

4.7.5.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Impacts would be less than significant without mitigation.

4.7.6 Issue 2: Soil Erosion
Would the project result in substantial soil erosion or the loss of topsoil?

4.7.6.1 Impact Analysis
TCSP Area, AEN, and Housing Element Sites
Geologic conditions are similar across the TCSP area, AEN, and Housing Element sites. As a result, this analysis addresses the three project elements together. Grading, excavation, demolition, and construction activities associated with the TCSP area, AEN, and Housing Element sites would increase the potential to expose topsoil to erosion. While graded or excavated areas and fill materials would be stabilized through efforts such as compaction and installation of hardscape and landscaping, erosion potential would be higher during construction activities as individual project sites are built out. Erosion and sedimentation would primarily be a concern during construction phases as future developed areas would be stabilized through the installation of hardscape, landscaping, or native revegetation as appropriate. Future development would also incorporate long-term water quality controls pursuant to the most current storm water standards including the National Pollutant Discharge Elimination System (NPDES) Municipal Permit requirements. Measures implemented to avoid or reduce erosion and sedimentation effects are discussed in Section 4.10. Short-term erosion and sedimentation impacts would be addressed through conformance with the NPDES and associated SMC requirements (Title 9, Chapter 9.06 Stormwater Management and Discharge Control). These regulations require erosion and sedimentation control during construction and implementation of best management practices to avoid erosion and off-site drainage. Therefore, adherence to applicable SMC requirements would ensure that future development would not result in substantial soil erosion or the loss of topsoil, and impacts would be less than significant for the TCSP, AEN, and Housing Element sites.

4.7.6.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
No mitigation is required.

4.7.6.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Impacts would be less than significant without mitigation.

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4.7.7 Issue 4: Expansive Soils
Would the project be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property?

4.7.7.1 Impact Analysis
TCSP Area
The TCSP area is underlain by sandy loam south of the San Diego River and riverwash, water, clay, loam, and sandy loam north of the San Diego River. Soils with relatively high fines content (clays dominantly) are generally considered expansive or potentially expansive. Development within these soils could result in a significant impact due to the soil’s inability to support the proposed structures, especially during major rain events and/or flash floods. The presence of clay would require future development within the northern section of the TCSP area to adhere to SMC requirements for project-specific geotechnical reports that would ensure site-specific measures are implemented to ensure safe building construction in areas with expansive soils. These reports would provide guidance for the inclusion of proper site planning, design, and construction measures to avoid unfavorable conditions. Adherence to SMC requirements would ensure that future development would not create substantial direct or indirect risks associated with expansive soils, and impacts would be less than significant.

AEN
The AEN is underlain by sandy loam south of the San Diego River and riverwash, water, clay, loam, and sandy loam north of the San Diego River. Adherence to SMC requirements described above would ensure that future development would not create substantial direct or indirect risks associated with expansive soils, and impacts would be less than significant.

Housing Element Sites
The Housing Element sites are underlain by sandy loam and riverwash, which are not generally considered expansive or potentially expansive. Impacts would be less than significant.

4.7.7.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
No mitigation is required.

4.7.7.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Impacts would be less than significant without mitigation.

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4.7.8 Issue 5: Septic Tanks or Alternative Wastewater Disposal Would the project have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater?

4.7.8.1 Impact Analysis
TCSP Area, AEN, and Housing Element Sites
Due to the urban and built out nature surrounding the TCSP area, AEN, and the Housing Element sites, there is no expectation that septic tanks or alternative wastewater disposal systems would be part of any future development proposal. All sites would be served by Padre Dam Municipal Water District for wastewater service. No impacts would occur.

4.7.8.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
No mitigation is required.

4.7.8.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
No impacts would occur.

4.7.9 Issue 6: Paleontological Resources and Unique Geology Would the project directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?

4.7.9.1 Impact Analysis
TCSP Area, AEN, and Housing Element Sites
The TCSP area, AEN, and Housing Element sites are all located within the City either within existing developed sites or vacant sites with some history of disturbance. Unique geologic features have not been identified in the project area. The project area contains young and old alluvium and colluvium, which is not typically considered to have a high paleontological resource potential (County 2009). However, alluvial deposits of mountain valleys and older Quaternary alluvial fan deposits may have a moderate potential to contain paleontological resources (County 2009). If grading associated with future projects within the TCSP area, AEN, or Housing Element sites were to occur at depths sufficient to disturb a moderate sensitivity geologic formation, significant impacts could occur. Since it cannot be said with certainty that the project area does not contain formations with moderate paleontological resource sensitivity or that paleontological resources will not be inadvertently encountered during construction activities, potential impacts to paleontological resources would be significant. Mitigation Measures GEO-1 and GEO-2 are required.

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4.7.9.2 Mitigation Measures
Mitigation is proposed for the TCSP area, AEN, and Housing Element sites. The following mitigation measures would be required to reduce impacts to a less than significant level.

TCSP Area, AEN, and Housing Element Sites
GEO-1 To address potential impacts to paleontological resources, the City shall review the project application materials including the geotechnical report to determine if project grading has the potential to disturb geologic formations with the potential to contain paleontological resources. As part of the grading application process, the City may request information from the applicant such as the depth of grading, geologic formations, and paleontological sensitivity in order to determine the potential for impacts. In the event grading may disturb geologic formations with a moderate or high potential to contain paleontological resources, the following monitoring program shall be implemented prior to and during grading operations:

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

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

3. Preconstruction Training: The project paleontologist shall conduct a paleontological resource training workshop to be attended by earth excavation personnel.

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

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

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

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

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

GEO-2 If fossils are inadvertently discovered anywhere in the TCSP area, the construction contractor shall immediately stop all activities within 100 feet of the fossil and notify the City within 24 hours of the find. Before work can proceed within 100 feet of the find, a project paleontologist (or paleontological monitor) shall be hired to monitor construction activities and recover the fossils. In most cases, fossil salvage can be completed in a short period of time. However, some fossil specimens (e.g., a bone bed or a complete large mammal skeleton) may require an extended salvage period. In these instances, the project paleontologist (or paleontological monitor) has the authority to temporarily direct, divert, or halt grading to allow recovery of fossil remains in a timely manner.

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

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

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

4.7.9.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Within implementation of mitigation measures GEO-1 and GEO-2, impacts associated with paleontological resources would be reduced to less than significant in the TCSP area, AEN, and the Housing Element sites.

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4.8 Greenhouse Gas Emissions
The following section analyzes the potential greenhouse gas (GHG) emissions impacts that may occur as a result of implementation of the proposed project. For the purposes of this GHG analysis, buildout of the Town Center Specific Plan (TCSP) area is anticipated to conservatively occur through a 2035 horizon year, and buildout of the Housing Element sites is anticipated to occur by the end of 2026 as part of the 2021-2029 Sixth Cycle Housing Element. In accordance with California Environmental Quality Act (CEQA), this section evaluates the significance of project impacts in terms of (1) contribution of GHG emissions to cumulative statewide emissions; and (2) consistency with local and state regulations, plans and policies aimed at reducing GHG emissions. GHG modeling data is contained in Appendix E of this Environmental Impact Report (EIR).

4.8.1 Existing Conditions

4.8.1.1 Climate Change Overview
Global climate change refers to changes in average climatic conditions on Earth as a whole, including temperature, wind patterns, precipitation, and storms. Global temperatures are moderated by naturally occurring atmospheric gases. These gases are commonly referred to as GHGs because they function like a greenhouse by letting light in but preventing heat from escaping, thus warming the Earth’s atmosphere. These gases allow solar radiation (sunlight) into the Earth’s atmosphere but prevent radiative heat from escaping, thus warming the Earth’s atmosphere. GHGs are emitted by natural processes and human (anthropogenic) activities.

Anthropogenic GHG emissions are primarily associated with (1) the burning of fossil fuels during motorized transport, electricity generation, natural gas consumption, industrial activity, manufacturing, and other activities; (2) deforestation; (3) agricultural activity; and (4) solid waste decomposition.

The temperature record shows a decades-long trend of warming, with the most recent ten-year period marking the warmest years on record since 1880 (National Aeronautics and Space Administration [NASA] 2024). The newest release in long-term warming trends announced 2023 ranked as the warmest year on record with an increase of 2.11 degrees Fahrenheit (°F) compared to the late 19th-century (1850-1900) preindustrial average (NASA 2024). GHG emissions from human activities are the most significant driver of observed climate change since the mid-20th century (United Nations Intergovernmental Panel on Climate Change [IPCC] 2013). The IPCC constructed several emission trajectories of GHGs needed to stabilize global temperatures and climate change impacts. The statistical models show a “high confidence” that temperature increase caused by anthropogenic GHG emissions could be kept to less than two degrees Celsius relative to pre-industrial levels if atmospheric concentrations are stabilized at about 450 parts per million (ppm) carbon dioxide equivalent (CO2e) by the year 2100 (IPCC 2014).

4.8.1.2 GHGs of Primary Concern
The GHGs, as defined under California’s Assembly Bill (AB) 32, include carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O), hydrofluorocarbons (HFCs), perfluorocarbons (PFCs), and sulfur hexafluoride (SF6). Although water vapor is the most abundant and variable GHG in the atmosphere, it is not considered a pollutant; it maintains a climate necessary for life.

GHGs have long atmospheric lifetimes that range from one year to several thousand years. Long atmospheric lifetimes allow for GHG emissions to disperse around the globe. Because GHG

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emissions vary widely in the power of their climatic effects, climate scientists have established a unit called global warming potential (GWP). The GWP of a gas is a measure of both potency and lifespan in the atmosphere as compared to CO2. For example, a gas with a GWP of 10 is 10 times more potent than CO2 over 100 years. CO2e is a quantity that enables all GHG emissions to be considered as a group despite their varying GWP. The GWP of each GHG is multiplied by the prevalence of that gas to produce CO2e.

Historically, GHG emission inventories have been calculated using the GWPs from the IPCC’s Second Assessment Report (SAR). In 2007, IPCC updated the GWP values based on the latest science at the time in its Fourth Assessment Report (AR4). The updated GWPs in the IPCC AR4 have begun to be used in recent GHG emissions inventories. In 2013, IPCC again updated the GWP values based on the latest science in its Fifth Assessment Report (AR5) (IPCC 2013).

However, the United Nations Framework Convention on Climate Change (UNFCCC) reporting guidelines for national inventories require the use of GWP values from the AR4. To comply with international reporting standards under the UNFCCC, official emission estimates for California and the U.S. are reported using AR4 GWP values, and statewide and national GHG inventories have not yet updated their GWP values to the AR5 values. GHG emissions in this analysis are reported using the AR4 GWP values.

By applying the GWP ratios, CO2e emissions can be tabulated in metric tons per year. Typically, the GWP ratio corresponding to the warming potential of CO2 over a 100-year period is used as a baseline. The atmospheric lifetime and GWP of selected GHGs are summarized in Table 4.8-1, Global Warming Potentials and Atmospheric Lifetimes.

Table 4.8-1

GLOBAL WARMING POTENTIALS AND ATMOSPHERIC LIFETIMES
Greenhouse Gas Atmospheric Lifetime
(years)
Global Warming
Potential
(100-year time horizon)
Carbon Dioxide (CO2) 50-200 1
Methane (CH4) 12 25
Nitrous Oxide (N2O) 114 298
HFC-134a 14 1,430
PFC: Tetrafluoromethane (CF4) 50,000 7,390
PFC: Hexafluoroethane (C2F6) 10,000 12,200
Sulfur Hexafluoride (SF6) 3,200 22,800
Source: IPCC 2007
HFC = hydrofluorocarbon; PFC = perfluorocarbon

4.8.1.3 Greenhouse Gas Emissions
In an effort to evaluate and reduce the potential adverse impact of global climate change, international, state, and local organizations have conducted GHG inventories to estimate their levels of GHG emissions and removals. The following summarizes the results of these global, national, state, and local GHG inventories.

Worldwide and National Greenhouse Gas Inventory
In 2022, total anthropogenic GHG emissions worldwide were estimated at 49,400 million metric tons (MMT) of CO2e emissions (Climate Watch 2024). The five largest emitting countries and the European Union (EU-27), together account for about 63 percent of total global GHG emissions:

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China (29%), the United States (13%), the European Union (about 7%), India (7%), the Russian Federation (4.1%) and Japan (2.4%). These countries also have the highest CO2 emission levels (Climate Watch 2024).

Per USEPA Inventory of U.S. Greenhouse Gas Emissions and Sinks: 1990–2022, total United States GHG emissions were approximately 6,341 MMT CO2e in 2022 (USEPA 2024b). The primary GHG emitted by human activities in the United States was CO2, which represented approximately 79.8% of total GHG emissions (5,057 MMT CO2e). The largest source of CO2, and of overall GHG emissions, was fossil-fuel combustion, which accounted for approximately 92.7% of CO2 emissions in 2022 (4,690 MMT CO2e). Relative to 1990, gross United States GHG emissions in 2022 were lower by 3.1%, down from a high of 15.2% above 1990 levels in 2007.

Gross emissions increased from 2021 to 2022 by 0.3 percent (16.4 MMT CO2e). Net emissions (i.e., including sinks) were 5,487 MMT CO2e in 2022. Overall, net emissions increased by

1.3 percent from 2021 to 2022 and decreased by 16.6 percent from 2005 levels. Between 2021 and 2022, the increase in total greenhouse gas emissions was driven largely by an increase in CO2 emissions from fossil fuel combustion across most end-use sectors due in part to increased energy use from the continued rebound of economic activity after the height of the COVID-19 pandemic. (USEPA 2024b).

State Greenhouse Gas Inventory
CARB performed statewide inventories for the years 2000 to 2020, as shown in Table 4.8-2, California Greenhouse Gas Emissions by Sector. The inventory is divided into five broad sectors of economic activity: agriculture, commercial and residential, electricity generation, industrial, and transportation. Emissions are quantified in MMT CO2e.

Table 4.8-2

CALIFORNIA GREENHOUSE GAS EMISSIONS BY SECTOR
Emissions (MMT CO2e)
Sector 1990 2000 2010 2020
Agriculture and Forestry 18.9 (4%) 30.8 (7%) 33.6 (8%) 31.6 (8%) Commercial and Residential 44.1 (10%) 44.2 (10%) 46.0 (10%) 38.7 (11%) Electricity Generation 110.5 (26%) 104.7 (23%) 90.3 (20%) 59.5 (16%) Industrial 105.3 (24%) 93.0 (20%) 87.8 (20%) 73.3 (20%) Transportation 150.6 (35%) 175.7 (38%) 162.9 (37%) 135.8 (37%) Unspecified Remaining 1.3 (<1%) 13.4 (3%) 21.6 (5%) 30.2 (8%) Total 430.7 461.8 442.2 369.1
Source: CARB 2007 and CARB 2024c
MMT = million metric tons; CO2e = carbon dioxide equivalent As shown in Table 4.8-2, statewide GHG source emissions totaled 430.7 MMT CO2e in 1990, 461.8 MMT CO2e in 2000, 442.2 MMT CO2e in 2010, and 369.1 MMT CO2e in 2020.

Transportation-related emissions consistently contribute the most GHG emissions, followed by electricity generation and industrial emissions (CARB 2007 and CARB 2024b).

Local GHG Inventory
As part of their Sustainable Santee Plan, the City compiled a GHG inventory. The inventory is presented in Table 4.8-3, 2013 City of Santee Greenhouse Gas Inventory. As shown in Table 4.8-3, the on-road transportation sector contributed the most to GHG emissions in the City in 2013.

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Table 4.8-3
2013 CITY OF SANTEE GREENHOUSE GAS INVENTORY
Sector Emissions
(MT CO2e)
On-Road Transportation 242,499 (60%)
Residential Energy 78,651 (20%)
Commercial Energy 48,025 (12%)
Solid Waste 11,151 (3%)
Water 6,578 (2%)
Off-Road Sources 14,699 (4%)
Wastewater 971 (<1%)
Total 402,574
Source: City 2019b
MT = metric tons; CO2e = carbon dioxide equivalent

4.8.2 Regulatory Framework

4.8.2.1 Federal
Federal Clean Air Act
The U.S. Supreme Court ruled on April 2, 2007, in Massachusetts v. U.S. Environmental Protection Agency (USEPA) that CO2 is an air pollutant, as defined under the Clean Air Act (CAA), and that the USEPA has the authority to regulate emissions of GHGs. The USEPA announced that GHGs (including CO2, CH4, N2O, HFC, PFC, and SF6) threaten the public health and welfare of the American people (USEPA 2024b). This action was a prerequisite to finalizing the USEPA’s GHG emissions standards for light-duty vehicles, which were jointly proposed by the USEPA and the U.S. Department of Transportation’s National Highway Traffic Safety Administration (NHTSA).

On June 30, 2022, the U.S. Supreme Court decision published in West Virginia v. U.S.

Environmental Protection Agency overturned the USEPA’s Clean Power Plan rule, which cited Section 111(d) of the CAA for authority to set limits on CO2 emissions from existing coal- and natural-gas-fired power plants. The June 30, 2022 decision does not overturn the April 2, 2007 decision; however, it may limit the USEPA’s authority to develop rules limiting GHG emissions without clear congressional authorization.

Environmental Protection Agency
The USEPA has many federal level programs and projects to reduce GHG emissions. The USEPA provides technical expertise and encourages voluntary reductions from the private sector.

One of the voluntary programs applicable to the project is the Energy Star program. Energy Star products such as appliances, building products, heating and cooling equipment, and other energyefficient equipment may be utilized by the project.

Energy Star is a joint program of USEPA and the U.S. Department of Energy, which promotes energy-efficient products and practices. Tools and initiatives include the Energy Star Portfolio Manager, which helps track and assess energy and water consumption across an entire portfolio of buildings, and the Energy Star Most Efficient 2020, which provides information on exceptional products which represent the leading edge in energy-efficient products in the year 2020 (USEPA 2021a).

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The USEPA also collaborates with the public sector, including states, tribes, localities, and resource managers, to encourage smart growth, sustainability preparation, and renewable energy and climate change preparation. These initiatives include the Clean Energy – Environment State Partnership Program, the Climate Ready Water Utilities Initiative, the Climate Ready Estuaries Program, and the Sustainable Communities Partnership.

Light-Duty Vehicle GHG Emissions Standards and Corporate Average Fuel Economy Standards
The USEPA and the NHTSA worked together on developing a national program of regulations to reduce GHG emissions and improve fuel economy of light-duty vehicles. The USEPA established the first-ever national GHG emissions standards under the CAA, and the NHTSA established Corporate Average Fuel Economy (CAFE) standards under the Energy Policy and Conservation Act. On April 1, 2010, the USEPA and NHTSA announced a joint Final Rulemaking that established standards for 2012 through 2016 model year vehicles. This was followed up on October 15, 2012, when the agencies issued a Final Rulemaking with standards for model years 2017 through 2025.

In December 2021, USEPA issued a new rule formally adopting standards previously proposed in August 2021 for model years 2023 and 2024 and finalizing more stringent standards than previously proposed for model years 2025 and 2026. The rule assumes a 17 percent electric vehicle (EV) market penetration by 2026. Although this is a departure from the NHTSA CAFE standards, USEPA did coordinate with NHTSA during development of the new standards. On April 12, 2023, USEPA announced new, more ambitious proposed standards to further reduce harmful air pollutant emissions from light-duty and medium-duty vehicles starting with model year 2027. The proposal builds upon USEPA’s final standards for federal GHG emissions standards for passenger cars and light trucks for model years 2023 through 2026 and leverages advances in clean car technology to result in benefits to Americans ranging from reducing climate pollution, to improving public health, to saving drivers money through reduced fuel and maintenance costs.

The proposed standards would phase in over model years 2027 through 2032.

4.8.2.2 State
The statewide GHG emissions regulatory framework is summarized below by category: state climate change targets, renewable energy and energy procurement, building energy, mobile sources, solid waste, water, and other state regulations and goals. The following text describes executive orders (EOs), legislation, regulations, and other plans and policies that would directly or indirectly reduce GHG emissions and/or address climate change issues.

State Climate Change Targets
Executive Order S-3-05
On June 1, 2005, EO S-3-05 proclaimed that California is vulnerable to climate change impacts.

It declared that increased temperatures could reduce snowpack in the Sierra Nevada, further exacerbate California’s air quality problems, and potentially cause a rise in sea levels. To avoid or reduce climate change impacts, EO S-3-05 calls for a reduction in GHG emissions to the year 2000 level by 2010, to year 1990 levels by 2020, and to 80 percent below 1990 levels by 2050.

EOs are not laws and can only provide the governor’s direction to state agencies to act within their authority. Legislation is required to enact the goals of EO S-3-05 and establish a framework for statewide implementation. AB 32, described below, mandates the 2020 GHG emissions

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reduction goals of EO S-3-05. The 2050 GHG emissions reduction goal of EO S-3-05 has not been enacted by any legislation and remains only a goal of the EO.

Assembly Bill 32 – Global Warming Solution Act of 2006
The California Global Warming Solutions Act of 2006 (Assembly Bill 32 and Health and Safety Code Sections 38500, 38501, 28510, 38530, 38550, 38560, 38561–38565, 38570, 38571, 38574, 38580, 38590, 38592–38599), widely known as AB 32, requires that the California Air Resources Board (CARB) develop and enforce regulations for the reporting and verification of statewide GHG emissions. CARB is directed to set a GHG emission limit, based on 1990 levels, to be achieved by 2020. The bill requires CARB to adopt rules and regulations in an open public process to achieve the maximum technologically feasible and cost-effective GHG emission reductions.

AB 32 enacts the goals of EO S-3-05.

Executive Order B-30-15
On April 29, 2015, EO B-30-15 established a California GHG emission reduction target of 40 percent below 1990 levels by 2030. The EO aligns California’s GHG emission reduction targets with those of leading international governments, including the 28-nation European Union. The emission reduction target of 40 percent below 1990 levels by 2030 will make it possible to reach the goal established by EO S-3-05 of reducing emissions 80 percent under 1990 levels by 2050.

Senate Bill (SB) 32, described below, mandates the 2030 GHG emission reduction goals of EO B-30-15.

Senate Bill 32
SB 32 (Amendments to the California Global Warming Solutions Action of 2006) extends California’s GHG reduction programs beyond 2020. SB 32 amended the Health and Safety Code to include Section 38566, which contains language to authorize CARB to achieve a statewide GHG emission reduction of at least 40 percent below 1990 levels by no later than December 31, 2030. SB 32 codified the targets established by EO B-30-15 for 2030, which set the next interim step in the state’s continuing efforts to pursue the long-term target expressed in EO B-30-15 of 80 percent below 1990 emissions levels by 2050.

Assembly Bill 1279
Approved by Governor Newsom on September 16, 2022, AB 1279, The California Climate Crisis Act, declares the policy of the state to achieve net zero GHG emissions as soon as possible, but no later than 2045, and achieve and maintain net negative GHG emissions thereafter, and to ensure that by 2045, statewide anthropogenic GHG emissions are reduced to at least 85 percent below the 1990 levels. AB 1279 anticipates achieving these policies through direct GHG emissions reductions, removal of CO2 from the atmosphere (carbon capture), and almost complete transition away from fossil fuels.

Senate Bill 905
Approved by Governor Newsom on September 16, 2022, SB 905, Carbon sequestration: Carbon Capture, Removal, Utilization, and Storage Program, requires CARB to establish a Carbon Capture, Removal, Utilization, and Storage Program to evaluate the efficacy, safety, and viability of carbon capture, utilization, or storage technologies and CO2 removal technologies and facilitate

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the capture and sequestration of CO2 from those technologies, where appropriate. SB 905 is an integral part of achieving the state policies mandated in AB 1279.

California Air Resources Board Scoping Plan
The Scoping Plan is a strategy CARB develops and updates at least once every five years, as required by AB 32. It lays out the transformations needed across our society and economy to reduce emissions and reach our climate targets. The current 2022 Scoping Plan is the third update to the original plan that was adopted in 2008. The initial 2008 Scoping Plan laid out a path to achieve the AB 32 mandate of returning to 1990 levels of GHG emissions by 2020, a reduction of approximately 15 percent below business as usual. The 2008 Scoping Plan included a mix of incentives, regulations, and carbon pricing, laying out the portfolio approach to addressing climate change and clearly making the case for using multiple tools to meet California’s GHG emissions targets. The 2013 Scoping Plan assessed progress toward achieving the 2020 mandate and made the case for addressing short-lived climate pollutants. The 2017 Scoping Plan also assessed the progress toward achieving the 2020 limit and provided a technologically feasible and cost-effective path to achieving the SB 32 mandate of reducing GHGs by at least 40 percent below 1990 levels by 2030.

On December 15, 2022, CARB approved the 2022 Scoping Plan for Achieving Carbon Neutrality (2022 Scoping Plan). The 2022 Scoping Plan lays out a path to achieve targets for carbon neutrality and reduce anthropogenic GHG emissions by 85 percent below 1990 levels no later than 2045, as directed by AB 1279. The actions and outcomes in the plan will achieve significant reductions in fossil fuel combustion by deploying clean technologies and fuels; further reductions in short-lived climate pollutants; support for sustainable development; increased action on natural and working lands to reduce emissions and sequester carbon; and the capture and storage of carbon (CARB 2022).

Renewable Energy and Energy Procurement
Senate Bill 1078
SB 1078 (Sher) (September 2002) established the Renewable Portfolio Standard (RPS) program, which required an annual increase in renewable generation by the utilities equivalent to at least 1 percent of sales, with an aggregate goal of 20 percent by 2017. This goal was subsequently revised as described below.

Senate Bill 1368
SB 1368 (September 2006) required the California Energy Commission (CEC) to develop and adopt regulations for GHG emission performance standards for the long-term procurement of electricity by local publicly owned utilities. These standards must be consistent with the standards adopted by the California Public Utilities Commission.

Assembly Bill 1109
Enacted in 2007, AB 1109 required the CEC to adopt minimum energy efficiency standards for general purpose lighting, to reduce electricity consumption 50 percent for indoor residential lighting and 25 percent for indoor commercial lighting.

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Executive Order S-14-08
EO S-14-08 (November 2008) focused on the contribution of renewable energy sources to meet the electrical needs of California while reducing the GHG emissions from the electrical sector.

This EO required that all retail suppliers of electricity in California serve 33 percent of their load with renewable energy by 2020. Furthermore, the EO directed state agencies to take appropriate actions to facilitate reaching this target. The California Natural Resources Agency (CNRA), through collaboration with the CEC and California Department of Fish and Wildlife (formerly the California Department of Fish and Game), was directed to lead this effort.

Executive Order S-21-09 and Senate Bill X1-2
EO S-21-09 (September 2009) directed CARB to adopt a regulation consistent with the goal of EO S-14-08 by July 31, 2010. CARB was further directed to work with the California Public Utilities Commission and CEC to ensure that the regulation builds upon the RPS program and was applicable to investor-owned utilities, publicly owned utilities, direct access providers, and community choice providers. Under this order, CARB was to give the highest priority to those renewable resources that provide the greatest environmental benefits with the least environmental costs and impacts on public health and can be developed the most quickly in support of reliable, efficient, cost-effective electricity system operations. On September 23, 2010, CARB initially approved regulations to implement a Renewable Electricity Standard. However, this regulation was not finalized because of subsequent legislation (SB X1-2, Simitian, statutes of 2011) signed by Governor Brown in April 2011.

SB X1-2 expanded the RPS by establishing a renewable energy target of 20 percent of the total electricity sold to retail customers in California per year by December 31, 2013, and 33 percent by December 31, 2020, and in subsequent years. Under the bill, a renewable electrical generation facility is one that uses biomass, solar thermal, photovoltaic, wind, geothermal, fuel cells using renewable fuels, small hydroelectric generation (30 megawatts or less), digester gas, municipal solid waste conversion, landfill gas, ocean wave, ocean thermal, or tidal current, and that meets other specified requirements with respect to its location.

SB X1-2 applies to all electricity retailers in the state including publicly owned utilities, investorowned utilities, electricity service providers, and community choice aggregators. All of these entities must meet the renewable energy goals previously listed.

Senate Bill 350
SB 350 (October 2015), Clean Energy and Pollution Reduction Act, further expanded the RPS by establishing a goal of 50 percent of the total electricity sold to retail customers in California per year by December 31, 2030. In addition, SB 350 included the goal to double the energy efficiency savings in electricity and natural gas final end uses (e.g., heating, cooling, lighting, or class of energy uses on which an energy-efficiency program is focused) of retail customers through energy conservation and efficiency. The bill also requires the California Public Utilities Commission, in consultation with the CEC, to establish efficiency targets for electrical and gas corporations consistent with this goal. Regarding mobile sources, as one of its elements, SB 350 establishes a statewide policy for widespread electrification of the transportation sector, recognizing that such electrification is required for achievement of the state’s 2030 and 2050 reduction targets (see California Public Utilities Code Section 740.12).

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Senate Bill 100
SB 100 (2018) increased the standards set forth in SB 350 establishing that 44 percent of the total electricity sold to retail customers in California per year by December 31, 2024, 52 percent by December 31, 2027, and 60 percent by December 31, 2030, be secured from qualifying renewable energy sources. SB 100 states that it is the policy of the state that eligible renewable energy resources and zero-carbon resources supply 100 percent of the retail sales of electricity to California. This bill requires that the achievement of 100 percent zero-carbon electricity resources do not increase the carbon emissions elsewhere in the western grid and that the achievement not be achieved through resource shuffling.

Senate Bill 1020
SB 1020 (September 2022) revises the standards from SB 100, requiring the following percentage of retail sales of electricity to California end-use customers come from eligible renewable energy resources and zero-carbon resources:
• 90 percent by December 31, 2035;
• 95 percent by December 31, 2040; and
• 100 percent by December 31, 2045.

Building Energy
California Code of Regulations, Title 24, Part 6
California Code of Regulations (CCR) Title 24 Part 6: California’s Energy Efficiency Standards for Residential and Nonresidential Buildings were first established in 1978 in response to a legislative mandate to reduce California’s energy consumption. Energy-efficient buildings require less electricity, natural gas, and other fuels. Electricity production from fossil fuels and on-site fuel combustion (typically for water heating) results in GHG emissions.

The Title 24 standards are updated approximately every three years to allow consideration and possible incorporation of new energy efficiency technologies and methods. The latest update to the Title 24 standards occurred in 2022 and went into effect on January 1, 2023. The Building Energy Efficiency Standards focus on several key areas to improve the energy efficiency of newly constructed buildings and additions and alterations to existing buildings. While all energy codes are moving toward a goal of net zero energy consumption buildings, California is aiming for the more aggressive target date of 2030 for commercial projects. Specifically, the Title 24 code’s goal is for all new commercial construction, and 50 percent of commercial buildings retrofits, to achieve net zero energy consumption by 2030 (the state building target is 2025). To achieve incremental movement toward this goal, changes in the 2022 code are numerous and aggressive. For example, new buildings must comply with the new Solar Access Roof Area (SARA) requirements and all buildings required to have a photovoltaic system must also have a properly sized battery system. The standards are divided into three basic sets. First, there is a basic set of mandatory requirements that apply to all buildings. Second, there is a set of performance standards–the energy budgets–that vary by climate zone (of which there are 16 in California) and building type; thus, the standards are tailored to local conditions. Finally, the third set constitutes an alternative to the performance standards, which is a set of prescriptive packages that are basically a recipe or a checklist compliance approach (CEC 2022).

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California Green Building Standards Code
The California Green Building Standards Code (CALGreen; CCR Title 24, Part 11) is a code with mandatory requirements for new residential and nonresidential buildings (including industrial buildings) throughout California. The code is Part 11 of the California Building Standards Code in Title 24 of the CCR. The current 2022 Standards for new construction of, and additions and alterations to, residential and nonresidential buildings went into effect on January 1, 2023 (California Building Standards Commission [CBSC] 2022).

Mobile Sources
Assembly Bill 1493 and Advanced Clean Cars
AB 1493 (Pavley) requires that CARB develop and adopt regulations that achieve “the maximum feasible reduction of GHGs emitted by passenger vehicles and light-duty truck and other vehicles determined by CARB to be vehicles whose primary use is noncommercial personal transportation in the State.” On September 24, 2009, CARB adopted amendments to the Pavley regulations that intend to reduce GHG emissions in new passenger vehicles from 2009 through 2016. The amendments bind California’s enforcement of AB 1493 (starting in 2009), while providing vehicle manufacturers with new compliance flexibility. The amendments also prepared California to merge its rules with the federal CAFE rules for passenger vehicles (CARB 2024b).

In January 2012, CARB approved Advanced Clean Cars I, a new emissions-control program for model years 2017 through 2025 including low emissions vehicle and zero-emissions vehicle criteria. The Advanced Clean Cars II regulations were adopted in 2022, imposing the next level of low-emission and zero-emission vehicle standards for model years 2026 through 2035 that contribute to meeting federal ambient air quality ozone standards and California’s carbon neutrality targets.

By 2035 all new passenger cars, trucks, and SUVs sold in California will be zero emissions. The Advanced Clean Cars II regulations take the state’s already growing zero-emission vehicle market and robust motor vehicle emission control rules and augments them to meet more aggressive tailpipe emissions standards and ramp up to 100 percent zero-emission vehicles.

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Executive Order S-01-07
This EO, signed by Governor Schwarzenegger on January 18, 2007, directs that a statewide goal be established to reduce the carbon intensity of California’s transportation fuels by at least 10 percent by the year 2020. It orders that a Low Carbon Fuel Standard (LCFS) for transportation fuels be established for California and directs the CARB to determine whether a LCFS can be adopted as a discrete early action measure pursuant to AB 32. CARB approved the LCFS as a discrete early action item with a regulation adopted and implemented in April 2010. Although challenged in 2011, the Ninth Circuit Court of Appeals reversed the District Court’s opinion and rejected arguments that implementing LCFS violates the interstate commerce clause in September 2013. CARB, therefore, is continuing to implement the LCFS statewide.

Senate Bill 375
SB 375 aligns regional transportation planning efforts, regional GHG reduction targets, and affordable housing allocations. Metropolitan Planning Organizations (MPOs) are required to adopt a Sustainable Communities Strategy (SCS), which allocates land uses in the MPOs’ Regional Transportation Plan (RTP). Qualified projects consistent with an approved SCS or Alternative Planning Strategy categorized as “transit priority projects” would receive incentives to streamline CEQA processing.

Executive Order N-79-20
EO N-79-20, signed by Governor Newsom on September 23, 2020, establishes three goals for implementation of zero emissions vehicles in California: first, 100 percent of in-state sales of new passenger cars and trucks will be zero-emissions by 2035; second, 100 percent of medium- and heavy-duty vehicles in the state will be zero-emissions vehicles by 2045 for all operations where feasible, and by 2035 for drayage trucks; and third, 100 percent of off-road vehicles and equipment will be zero emissions by 2035 where feasible.

Solid Waste
Assembly Bill 939
In 1989, AB 939, known as the Integrated Waste Management Act (California Public Resources Code, Sections 40000 et seq.), was passed because of the increase in waste stream and the decrease in landfill capacity. The statute established the California Integrated Waste Management Board to oversee a disposal reporting system. AB 939 mandated a reduction of waste being disposed where jurisdictions were required to meet diversion goals of all solid waste through source reduction, recycling, and composting activities of 25 percent by 1995 and 50 percent by the year 2000.

Assembly Bill 341
The state legislature enacted AB 341 (California Public Resource Code Section 42649.2), amending the Integrated Waste Management Act to include a provision declaring that it is the policy goal of the state that not less than 75 percent of solid waste generated be source-reduced, recycled, or composted by the year 2020, and annually thereafter. In addition, AB 341 required the California Department of Resources Recycling and Recovery (CalRecycle) to develop strategies to achieve the state’s policy goal. CalRecycle conducted several general stakeholder workshops and several focused workshops and in August 2015 published a discussion document

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titled AB 341 Report to the Legislature, which identifies five priority strategies that CalRecycle believes would assist the state in reaching the 75 percent goal by 2020, legislative and regulatory recommendations, and an evaluation of program effectiveness (CalRecycle 2019).

Assembly Bill 1826
AB 1826 (Chapter 727, Statutes of 2014, effective 2016) requires businesses to recycle their organic waste (i.e., food waste, green waste, landscape and pruning waste, nonhazardous wood waste, and food-soiled paper waste that is mixed in with food waste) depending on the amount of waste they generate per week. This law also requires local jurisdictions across the state to implement an organic waste recycling program to divert organic waste generated by businesses, including multifamily residential dwellings that consist of five or more units. The minimum threshold of organic waste generation by businesses decreases over time, which means an increasingly greater proportion of the commercial sector will be required to comply.

Senate Bill 1383
SB 1383 (Chapter 395, Statutes of 2016) establishes targets to achieve a 50 percent reduction in the level of the statewide disposal of organic waste from the 2014 level by 2020 and a 75 percent reduction by 2025. CalRecycle was granted the regulatory authority required to achieve the organic waste disposal reduction targets and establishes an additional target that not less than 20 percent of currently disposed edible food is recovered for human consumption by 2025 (CalRecycle 2019).

Water
Executive Order B-29-15
In response to the ongoing drought in California, EO B-29-15 (April 2015) set a goal of achieving a statewide reduction in potable urban water usage of 25 percent relative to water use in 2013.

The term of the EO extended through February 28, 2016, although many of the directives have become permanent water-efficiency standards and requirements. The EO includes specific directives that set strict limits on water usage in the state. In response to EO B-29-15, the California Department of Water Resources modified and adopted a revised version of the Model Water Efficient Landscape Ordinance that, among other changes, significantly increases the requirements for landscape water use efficiency and broadens its applicability to include new development projects with smaller landscape areas.

Executive Order B-37-16
Issued May 2016, EO B-37-16 directed the State Water Resources Control Board (SWRCB) to adjust emergency water conservation regulations through the end of January 2017 to reflect differing water supply conditions across the state. The SWRCB also developed a proposal to achieve a mandatory reduction of potable urban water usage that builds off the mandatory 25 percent reduction called for in EO B-29-15. The SWRCB and Department of Water Resources were required to develop new, permanent water use targets that build upon the existing state law requirements that the state achieve 20 percent reduction in urban water usage by 2020.

EO B-37-16 also specifies that the SWRCB permanently prohibit water-wasting practices such as hosing off sidewalks, driveways, and other hardscapes; washing automobiles with hoses not equipped with a shut-off nozzle; using non-recirculated water in a fountain or other decorative

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water feature; watering lawns in a manner that causes runoff, or within 48 hours after measurable precipitation; and irrigating ornamental turf on public street medians.

Executive Order N-10-21
In response to a state of emergency due to severe drought conditions, EO N-10-21 (July 2021) called on all Californians to voluntarily reduce their water use by 15 percent from their 2020 levels.

Actions suggested in EO N-10-21 include reducing landscape irrigation, running dishwashers and washing machines only when full, finding and fixing leaks, installing water-efficient showerheads, taking shorter showers, using a shut-off nozzle on hoses, and taking cars to commercial car washes that use recycled water.

Other State Actions
Senate Bill 97
SB 97 (Dutton) (August 2007) directed the Governor’s Office of Planning and Research to develop guidelines under CEQA for the mitigation of GHG emissions. In 2008, the Governor’s Office of Planning and Research issued a technical advisory as interim guidance regarding the analysis of GHG emissions in CEQA analysis. The advisory indicated that the lead agency should identify and estimate a project’s GHG emissions, including those associated with vehicular traffic, energy consumption, water usage, and construction activities (Governor’s Office of Planning and Research 2008). The advisory further recommended that the lead agency determine significance of the impacts and impose all mitigation measures necessary to reduce GHG emissions to a level that is less than significant. The CNRA adopted the CEQA Guidelines amendments in December 2009, which became effective in March 2010.

Under the amended Guidelines, a lead agency has the discretion to determine whether to use a quantitative or qualitative analysis or apply performance standards to determine the significance of GHG emissions resulting from a particular project (14 CCR 15064.4(a)). The Guidelines require a lead agency to consider the extent to which the Project complies with regulations or requirements adopted to implement a statewide, regional, or local plan for the reduction or mitigation of GHG emissions (14 CCR 15064.4(b)). The Guidelines also allow a lead agency to consider feasible means of mitigating the significant effects of GHG emissions, including reductions in emissions through the implementation of project features or off-site measures. The adopted amendments do not establish a GHG emission threshold, instead allowing a lead agency to develop, adopt, and apply its own thresholds of significance or those developed by other agencies or experts. The CNRA also acknowledges that a lead agency may consider compliance with regulations or requirements implementing AB 32 in determining the significance of a project’s GHG emissions (CNRA 2009).

With respect to GHG emissions, the CEQA Guidelines state in Section 15064.4(a) that lead agencies should “make a good faith effort, to the extent possible on scientific and factual data, to describe, calculate or estimate” GHG emissions. The CEQA Guidelines note that an agency may identify emissions by either selecting a “model or methodology” to quantify the emissions or by relying on “qualitative analysis or other performance-based standards” (14 CCR 15064.4(a)).

Section 15064.4(b) states that the lead agency should consider the following when assessing the significance of impacts from GHG emissions on the environment: (1) the extent a project may increase or reduce GHG emissions as compared to the existing environmental setting; (2) whether the project emissions exceed a threshold of significance that the lead agency determines applies to the project; and (3) the extent to which the project complies with regulations

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or requirements adopted to implement a statewide, regional, or local plan for the reduction or mitigation of GHG emissions (14 CCR 15064.4(b)).

Executive Order S-13-08
EO S-13-08 (November 2008) is intended to hasten California’s response to the impacts of global climate change, particularly sea-level rise. Therefore, the EO directs state agencies to take specified actions to assess and plan for such impacts. The final 2009 California Climate Adaptation Strategy report was issued in December 2009, and an update, Safeguarding California: Reducing Climate Risk, followed in July 2014. To assess the state’s vulnerability, the report summarizes key climate change impacts to the state for the following areas: Agriculture, Biodiversity and Habitat, Emergency Management, Energy, Forestry, Ocean and Coastal Ecosystems and Resources, Public Health, Transportation, and Water. Issuance of the Safeguarding California: Implementation Action Plans followed in March 2016. In January 2018, the CNRA released the Safeguarding California Plan: 2018 Update, which communicates current and needed actions that state government should take to build climate change resiliency.

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

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

Land Use Element Objective 3.0: Provide and maintain the highest level of service possible for all community public services and facilities.
• Policy 3.2: The City should encourage the development and use of recycled water for appropriate land uses to encourage the conservation of, and reduce demand for, potable water.

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• Policy 4.3: The City should locate new neighborhood commercial uses along major roadways in consolidated centers that utilize common access and parking for commercial uses, discourage the introduction of strip commercial uses and require adequate pedestrian links to residential areas.
• Mobility Element: The Mobility Element includes policies that enhance smart growth development, improve traffic flow, increase the use of public transit, encourage bicycling and walking, and increase use of alternative modes of travel, which would help to reduce GHG emissions from on-road transportation.

Sustainable Santee Plan: The City’s Roadmap to Greenhouse Gas Reductions In January 2020, the City adopted the Sustainable Santee Plan that, as a qualified GHG emissions reduction plan in accordance with CEQA Guidelines Section 15183.5, provides GHG emissions reduction goals and strategies focused on reducing resource consumption, improving alternative modes of transportation, and reducing overall emissions throughout the City (City 2019b). The Sustainable Santee Plan presents the City’s community-wide GHG inventories for the years 2005, 2008, 2012, and 2013 and municipal GHG inventories for the years 2005 and 2013. The BAU and adjusted BAU forecasts are presented for the years 2020, 2030, and 2035. An interim goal consistent with SB 32, which is to reduce emissions to 40 percent below 2005 levels, was created for 2030. A longer-term goal was established for 2035, which is to reduce emissions to 49 percent below 2005 levels. The interim and longer-term goals would put the City on a path toward the state’s long-term goal to achieve net carbon neutrality statewide by 2045. The Sustainable Santee Plan also identifies GHG reduction strategies to help the City achieve its GHG reduction targets.

4.8.3 Significance Determination Thresholds
Given the relatively small levels of emissions generated by a typical development in relationship to the total amount of GHG emissions generated on a national or global basis, individual development projects are not expected to result in significant, direct impacts with respect to climate change. However, given the magnitude of the impact of GHG emissions on the global climate, GHG emissions from new development could result in significant, cumulative impacts with respect to climate change. Therefore, the potential for a significant GHG impact is limited to cumulative impacts.

Consistent with Appendix G of the California Environmental Quality Act (CEQA) Guidelines, impacts related to GHG emissions would be significant if the project would:

1. Generate GHG emissions, either directly or indirectly, that may have a significant impact on the environment.

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

As described in Section 4.8.2.3, the Sustainable Santee Plan is a qualified GHG reduction plan consistent with CEQA guidelines Section 15183.5. Development projects consistent with an applicable local qualified GHG reduction plan are eligible for streamlined GHG analysis.

Development projects within the City which are consistent with the Sustainable Santee Plan would be consistent with statewide GHG reduction goals for 2030 (per SB 32), thereby demonstrating progress towards the 2045 GHG reduction goal established by AB 1279 (City 2019b).

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4.8.4 Modeling Methodology
GHG emissions were calculated using the California Emissions Estimator Model (CalEEMod), version 2022.1. CalEEMod is a computer model used to estimate emissions resulting from land development projects throughout the state of California. CalEEMod was developed by the California Air Pollution Control Officers Association (CAPCOA) in collaboration with the California air quality management and pollution control districts (CAPCOA 2022).

In brief, CalEEMod is a computer model that estimates criteria air pollutant and GHG emissions from mobile (i.e., vehicular) sources, area sources (fireplaces, woodstoves, and landscape maintenance equipment), energy use (electricity and natural gas used in space heating, ventilation, and cooling; lighting; and plug-in appliances), water use and wastewater generation, solid waste disposal, and refrigerant leaks. Emissions are estimated based on land use information input to the model by the user. In various places the user can input additional information and/or override the default assumptions to account for project- or location-specific parameters. For this assessment, the default parameters were adjusted as described below. The CalEEMod output files are included In Appendix E of this EIR.

4.8.4.1 Construction Emissions
The quantity, duration, and intensity of construction activity influence the amount of construction emissions and related emissions that occur at any one time. As such, the emission forecasts provided herein reflect a specific set of conservative assumptions based on the expected construction scenario wherein a relatively large amount of construction activity is occurring in a relatively intensive manner. Because of this conservative assumption, actual emissions could be less than those forecasted. If construction is delayed or occurs over a longer period, emissions could be reduced because of (1) a more modern and cleaner-burning construction equipment fleet mix than assumed in CalEEMod, and/or (2) a less intensive buildout schedule (i.e., fewer daily emissions occurring over a longer time interval).

TCSP Area and Arts and Entertainment Neighborhood (AEN) Construction-related activities are temporary, short-term sources of emissions. Sources of construction-related emissions include construction equipment exhaust and construction-related trips by workers, delivery, and hauling trucks. The quantity of emissions generated by the construction of projects within the proposed TCSP would vary depending upon the number of projects occurring simultaneously and the size of each individual project. Since the proposed TCSP is a land use plan that guides physical development through 2035, specific construction details such as the exact number and timing of all development projects are unknown. The intensity of construction activity associated with the proposed TCSP could be the same during each year. It is more likely, however, that some periods of construction (and associated emissions) would be more intense than other periods due to market conditions and population and housing demands.

While neither San Diego Air Pollution Control District (SDAPCD) nor the City of Santee provides additional guidance on construction assumptions for plan-level analyses, some air districts such as the Sacramento Metropolitan Air Quality Management District (SMAQMD) suggest that lead agencies conservatively assume that construction-generated emissions associated with the buildout of a plan should be evaluated assuming 25 percent of the total land uses would be constructed in a single year (SMAQMD 2020). This conservative assumption was used to evaluate the potential construction-related air quality impacts from projects that could occur under the

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proposed TCSP Amendment. The land uses modeled in the 25 percent scenario are listed in Table 4.8-4, Land Use Profile – First Year of Construction. Modeling relied upon CalEEMod default activities, fleet mixes, and vehicle trips based on land use type and size.

Table 4.8-4
LAND USE PROFILE – FIRST YEAR OF CONSTRUCTION
Lande Use Acres Building Size
Retail 132.89 592,258 square feet
Regional Shopping 8.81 24,625 square feet
Civic/Institutional 45.74 187,223 square feet
Office Commercial 24.76 240,206 square feet
Park 59.36 59.36 acres
Residential (TC-R-14) 42.31 793 dwelling units
Residential (TC-R-22) 23.58 867 dwelling units
Note: Housing Element sites excluded, as they are provided in the analysis described in Section 4.1.1.1.

Given that exhaust emissions from the construction equipment fleet are expected to decrease over time as stricter standards take effect, 25 percent of the construction emissions were conservatively modeled to occur in 2027, following delivery of the Housing Element sites.

Additional details are available in Appendix E of this EIR. As construction occurs in later years, advancements in engine technology, retrofits, and turnover in the equipment fleet are anticipated to result in lower levels of emissions.

Housing Element Sites
Construction emissions for Housing Element sites 16A, 16B, 20A, and 20B were estimated assuming construction would begin in January 2025 and last approximately 18 months.

Construction activities would include site preparation, grading, building construction, architectural coatings, and paving. Construction is assumed to occur six days per week with equipment operating up to eight hours per day. Architectural coatings are assumed to occur concurrently with the last five months of building construction. The construction schedule assumed in the modeling is shown in Table 4.8-5, Housing Element Sites Anticipated Construction Schedule.

Table 4.8-5

HOUSING ELEMENT SITES ANTICIPATED CONSTRUCTION SCHEDULE Construction Activity Construction Period
Start
Construction Period
End
Number of
Working Days
Site Preparation 1/1/2025 1/23/2025 20
Grading 1/24/2025 3/17/2025 45
Building Construction 3/18/2025 5/28/2026 375
Architectural Coatings 1/1/2026 7/8/2026 162
Paving 5/29/2026 7/8/2026 35
Construction would require the use of heavy off-road equipment. Construction equipment estimates are based on default values in CalEEMod, Version 2022.1. Table 4.8-6, Housing Element Sites Construction Equipment Assumptions, presents a summary of the assumed equipment that would be involved in each stage of construction.

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Table 4.8-6

HOUSING ELEMENT SITES CONSTRUCTION EQUIPMENT ASSUMPTIONS Equipment Horsepower Number Hours/Day
Site Preparation
Rubber Tired Dozers 367 3 8
Tractors/Loaders/Backhoes 84 4 8
Grading
Excavators 36 2 8
Graders 148 1 8
Rubber Tired Dozers 367 1 8
Scrapers 426 2 8
Tractors/Loaders/Backhoes 84 2 8
Building Construction
Cranes 367 2 4.4
Forklifts 82 4 7.5
Generator Sets 14 2 5
Tractors/Loaders/Backhoes 84 4 6.6
Welders 46 2 5
Architectural Coating
Air Compressors 37 1 6
Paving
Pavers 81 2 8
Paving Equipment 89 2 8
Rollers 36 2 8
Source: CalEEMod
Worker commute trips and vendor delivery trips were modeled based on CalEEMod defaults.

Worker trips are anticipated to vary between 18 and 1,279 trips per day, depending on construction phase. The CalEEMod default worker, vendor and haul trip distances were used in the model.

4.8.4.2 Operational Emissions
Operational emissions were estimated using CalEEMod. Operational sources of emissions include area, energy, mobile (on-road vehicles), water and wastewater, solid waste, and refrigerants.

Area Source Emissions
Area sources typically include emissions from landscaping equipment, the use of consumer products, the reapplication of architectural coatings for maintenance, and hearths. Project emissions associated with area sources were estimated using the CalEEMod default values except for hearths, as the project would not include wood burning stoves or fireplaces, or natural gas fireplaces.

Energy Emissions
Development within the project would use electricity for lighting, heating, and cooling. Natural gas and electricity would be supplied by San Diego Gas and Electric (SDG&E). Direct emissions from the burning of natural gas typically results from furnaces, hot water heaters, and kitchen appliances. Electricity generation typically entails the off-site generation of electricity, such as

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through combustion of fossil fuels, including natural gas and coal, which is then transmitted to end users. A building’s electricity use is thus associated with the off-site or indirect emission of GHGs at the source of electricity generation (power plant). CalEEMod conservatively assumes the use of natural gas appliances based on historical data while newer construction typically includes more electric appliances. Default natural gas and electricity demand quantities from CalEEMod were used in this analysis and the emissions factors for SDG&E provided in CalEEMod were applied to these energy demand values to calculate the resulting emissions.

Vehicular (Mobile) Sources
Operational emissions from mobile source emissions are associated with vehicle trip generation and trip length. Based on the project trip generation rate from the Local Transportation Study, the Housing Element sites would generate 8,520 new average daily trips (ADT) while the remaining TCSP land uses would generate an additional 51,511 ADT (Intersecting Metrics 2024). Default vehicle speeds, trip purpose, and trip distances from CalEEMod were applied to these trips.

Water and Wastewater Sources
Water-related GHG emissions are from the energy use for the conveyance and treatment of water and wastewater. CalEEMod uses the Maximum Applied Water Allowance method established under the California Department of Water Resources’ 2015 Model Water Efficient Landscape Ordinance, and indoor residential water consumption based on per capita daily water use rates from the Residential End Uses of Water published by the Water Research Foundation to establish default water use (CAPCOA 2022). Modeling was conducted using these defaults.

Solid Waste Sources
The disposal of solid waste produces GHG emissions from anaerobic decomposition in landfills, incineration, and transportation of waste. Portions of these emissions are biogenic. CalEEMod methods for quantifying GHG emissions from solid waste are based on the IPCC method using the degradable organic content of waste. The default waste generation rate for by land use type was used in modeling.

Refrigerants
CalEEMod calculates GHG emissions associated with refrigerants (typically HFCs or blends of gases containing HFCs) which are emitted through leakage or maintenance from project refrigeration systems, freezers, and air conditioning systems. Refrigerant emissions were calculated using CalEEMod defaults.

4.8.5 Issue 1: Greenhouse Gas Emissions
Would the project result in greenhouse gas (GHG) emissions that may have a significant impact on the environment?

4.8.5.1 Impact Analysis
The project would generate GHG emissions during construction and operation. CEQA Guidelines Section 15064.4(a) states that a lead agency shall make a good-faith effort, based to the extent possible on scientific and factual data, to describe, calculate, or estimate the amount of GHG emissions resulting from a project. Therefore, GHG emissions are estimated using the methods

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described above, and are provided below for informational purposes. However, as described below, for the purposes of determining significance of GHG emissions, the project is analyzed for consistency with the Sustainable Santee Plan.

Construction Emissions
Project construction GHG emissions were estimated using the CalEEMod model as described in Section 4.8.4.1 with emissions estimated separately for the Housing Element sites and the rest of the TCSP. Emissions of GHGs related to the construction of the project would be temporary.

As shown in Table 4.8-7, Construction GHG Emissions, peak annual GHG emissions associated with construction of the project are estimated at 3,130 MT CO2e.

Table 4.8-7

CONSTRUCTION GHG EMISSIONS
Year/Activity Emissions
(MT CO2e)
2025 Housing Element Sites 2,090
2026 Housing Element Sites 1,135
2027 Town Center Specific Plan – Year 1 3,130
Source: CalEEMod (output data is provided in Appendix C) Note: Construction emissions are amortized over 30 years in accordance with SCAQMD guidance.

MT = metric tons; CO2e = carbon dioxide equivalent
Operation Emissions
Project operational GHG emissions were estimated using the CalEEMod model as described in Section 4.8.4.2 with emissions estimated separately for the Housing Element sites and the rest of the TCSP. The calculated Housing Element operational emissions for the first anticipated full year of operation (2027) and the TCSP for the horizon year (2035) are shown in Table 4.8-8, Operational GHG Emissions.

Table 4.8-8

OPERATIONAL GHG EMISSIONS
Emission Sources MT CO2e
Housing Element Sites
Vehicular (Mobile) 8,466
Area 18
Energy 909
Water/Wastewater 79
Solid Waste 342
Refrigerants 2
Total Annual Housing Element Site Emissions1 9,815
Town Center Specific Plan
Vehicular (Mobile) 52,808
Area 54
Energy 5,032
Water/Wastewater 449

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Emission Sources MT CO2e
Solid Waste 1,332
Refrigerants 5
Total Annual TCSP Emissions1 59,680
Source: CalEEMod (output data is provided in Appendix C). 1 Totals may not sum due to rounding.

MT = metric tons; CO2e = carbon dioxide equivalent
GHG Emissions Impact
The Sustainable Santee Plan, a qualified GHG emissions reduction plan in accordance with CEQA Guidelines Section 15183.5, provides policy direction and identifies actions the City and community will take to reduce GHG emissions consistent with State goals and targets including achieving 1990 emission levels by 2020 (which the state has achieved); 40 percent below 1990 levels by 2030; and 80 percent below 1990 levels by 2050. The Sustainable Santee Plan would also work to achieve a per-capita GHG emission level by 2030 in conformance with SB 32 and the CARB Scoping Plan. Development projects within the City which are consistent with the Sustainable Santee Plan would be consistent with statewide GHG reduction goals for 2030 (per SB 32), thereby demonstrating progress towards the 2045 GHG reduction goal established by AB 1279 (City 2019b). For the purposes of determining significance of GHG emissions, the project is analyzed for consistency with the Sustainable Santee Plan.

TCSP and AEN
The project would result in a comprehensive update to the existing TCSP involving expanding the TCSP area by 42 acres, updating the boundaries of the TCSP districts to create five neighborhoods within the TCSP, and identifying potential future residential and non-residential development potential within the TCSP area. Future development allowed throughout the TCSP area would not be increased by the project; however, development regulations and criteria in the proposed TCSP would replace the current TCSP. As a result, the project would not increase the amount of vehicle traffic expected to be generated in the City. Similarly, the project would not increase the amount of traffic in the City and would not result in an increase in the average VMT per capita. As buildout of the project would not result in an increase in anticipated development or traffic generation over what would occur under buildout of the adopted zoning and land use designations, the project would not result in an increase in emissions that are not already accounted for in the Sustainable Santee Plan.

The Sustainable Santee Plan includes 10 goals across 5 categories. The proposed project consists of a comprehensive update to the TCSP to modify or establish new land use designations, land uses, development standards, and conceptual guidelines that would apply to future development within the TCSP area. The project is not proposing specific development that could be demonstrated as incorporating measures related to building space, energy use, or utilities; however, the project would not inhibit the City from implementing these measures or achieving these goals. The project includes several transportation projects which would be consistent with Goals 6 and 8 within the Transportation category, as detailed in Table 4.8-9, Project Consistency with Sustainable Santee Plan Measures.

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Table 4.8-9

PROJECT CONSISTENCY WITH SUSTAINABLE SANTEE PLAN MEASURES Measure Project Compliance
Goal 6 – Reduction in VMT
Measure 6.1 –
Multimodal Infrastructure
The proposed TCSP includes multi-use paths and pedestrian connections as shown on Figure 3 5, TCSP Multi-Use Pathways. Multiuse pathways provide safe, convenient, and comfortable pedestrian access between the different land uses and neighborhoods and form the backbone of first mile and last mile connections between the transit center and proposed uses. Existing and planned multi-use pathways to be constructed are identified throughout the southern part of the TCSP, south of the San Diego River. One planned multi-use pathway, the River Bridge, is identified spanning the San Diego River along the east side of Cuyamaca Street.

Measure 6.1 –
Bike Paths/Transit
The proposed TCSP updates the 1986 bicycle network to account for changes to existing and proposed development in the project area. The proposed TCSP specifies three types of bike facilities and their locations throughout the TCSP on Figure 3-6, TCSP Bicycle Network. The bicycle network would consist of the following types of facilities: Class I bike paths adjacent to but physically separated from motorists by a median; Class II bike lanes along a street or highway separated by striped lanes; and Class III bike routes, which are shared lanes for bikes and motorists indicated by road markings (i.e., sharrows).

Goal 8 – Traffic Flow
Measure 8.1 –
Traffic Flow Improvement
Program
The TCSP identifies improvements along portions of existing Cuyamaca Street and Riverview Parkway, and identifies new roadways roadway connections including Riverview Parkway, Cottonwood Avenue, Main Street, and Park Center Drive. the proposed roadway connections along Riverview Parkway, Cottonwood Avenue, Main Street, and Park Center Drive would provide direct connections through the TCSP area and AEN, as well as onto major arterial roadways and would improve traffic congestion in the area.

Source: City 2019b
The transportation projects identified in the TCSP meet the City’s VMT Analysis Guidelines screening criteria of “closing gaps in the transportation network” and/or “adding new or enhanced bicycle or pedestrian facilities on existing streets” and are presumed not to increase vehicle travel.

The transportation projects identified in the TCSP are intended to increase pedestrian and bicycle safety and connection within the TCSP area to aid in the reduction of VMT and mobile source emissions. The majority of the TCSP area, including the AEN, is located within a designated Transit Priority Area (TPA). By placing these uses within a TPA, the project would implement the Sustainable Santee Plan strategies by focusing projected future growth into mixed-use and multiple-use activity centers that are pedestrian- and bicycle-friendly and linked to transit.

Increasing residential and commercial density in transit corridors and within a TPA would support the City in achieving the GHG emissions reduction targets of the Sustainable Santee Plan, and thus, impacts associated with GHG emissions would be less than significant.

Housing Element Sites
The Sustainable Santee Plan Project Consistency Checklist (Checklist) is intended to be a tool for development projects to demonstrate consistency with the Sustainable Santee Plan. The Checklist has been developed as part of the Sustainable Santee Plan implementation and monitoring process and supports the achievement of individual GHG reduction measures as well

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as the City’s overall GHG reduction goals. Additionally, the Checklist supports the City’s sustainability goals and policies that encourage sustainable development and aim to conserve and reduce the consumption of resources, such as energy and water, among others. Projects that meet the requirements of the Checklist are considered consistent with the Sustainable Santee Plan and would have a less than significant contribution to cumulative GHG impacts (i.e., the project’s incremental contribution to cumulative GHG effects is not cumulatively considerable), pursuant to CEQA Guidelines Sections 15064(h)(3), 15130(d), and 15183(b).

The Checklist includes a two-step process to determine if a project would result in a GHG impact.

Step 1 consists of an evaluation to determine the project’s consistency with existing General Plan land use and zoning designations for the site. Step 2 consists of an evaluation of the project’s design features compliance with the Sustainable Santee Plan’s GHG emission reduction measures.

Because the Housing Element sites are being evaluated at the project level for this EIR, consistency with the Checklist is the appropriate method for determining significance of GHG emissions. A Checklist was completed for the development of Housing Element sites 16A, 16B, 20A, and 20B (See Appendix B to Appendix E). These sites are designated for residential land uses in the existing TCSP and zoned for residential development in the City’s Housing Element.

When compared to the existing zoning and land use designations, the project would not increase the development potential allowed at the Housing Element sites. Therefore, under Step 1 of the Checklist, the project is consistent with the land use assumptions used in the Sustainable Santee Plan.

Consistency with Step 2 of the Checklist would require showing how the project is implementing applicable strategies and actions for reducing GHG emissions. This includes strategies related to energy efficiency, tree planting, electric vehicle charging, solid waste reduction, and clean energy.

Specifically, Checklist Step 2, measures 2.1 (Increase Energy Efficiency in New Residential Units); 5.1 (Shade Trees); 7.1 (Increase Use of Electric Vehicles); 9.1 (Reduce Waste at Landfills); and 10.1 (Increased Clean Energy Use) are applicable to the Housing Element sites.

Because there are no specific project proposals to confirm the strategies are being implemented on these sites, the impact would be potentially significant.

4.8.5.2 Mitigation Measures
TCSP Area and AEN
No mitigation is required.

Housing Element Sites
The following mitigation measures would be required to demonstrate consistency of the Housing Element sites with the Sustainable Santee Plan, and reduce impacts to less than significant:

GHG-1 Increase Energy Efficiency in New Residential Units. New residential construction shall meet or exceed California Green Building Standards Tier 2 Voluntary Measures, such as obtaining green building ratings including LEED, Build it Green, or Energy Star Certified building certification in scoring development and explain the measures implemented.

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GHG-2 Shade Trees. The project shall utilize tree planting for shade and energy efficiency such as tree planting in parking lots and streetscapes.

GHG-3 Increased Use of Electric Vehicles. The project shall install electric vehicle chargers for 13 percent of total parking provided.

GHG-4 Reducing Solid Waste Generation. The project shall provide exterior recycling storage space in accordance with California Green Building Standards and the Santee Municipal Code.

GHG-5 Increased Clean Energy Use. The project shall install at least 1 kilowatt per unit of photovoltaic solar systems, unless the installation is infeasible due to poor solar resources established in a solar feasibility study prepared by a qualified consultant submitted with an applicant’s formal project submittal to City.

4.8.5.3 Significance After Mitigation
TCSP Area and AEN
Less than significant without mitigation.

Housing Element Sites
With implementation of mitigation measures GHG-1 through GHG-5 the development of the Housing Element sites would be consistent with the Sustainable Santee Plan, and the project would not generate GHG emissions, either directly or indirectly, that may have a significant impact on the environment. The impact would be less than significant with mitigation incorporated.

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

4.8.6.1 Impact Analysis
TCSP Area and AEN
There are numerous State plans, policies, and regulations adopted for the purpose of reducing GHG emissions. The principal overall State plan and policy is AB 32, the California Global Warming Solutions Act of 2006. The quantitative goal of AB 32 is to reduce GHG emissions to 1990 levels by 2020, which the State achieved. SB 32 and AB 1279 require further reductions of 40 percent below 1990 levels by 2030 and 85 percent below 1990 levels by 2045, respectively.

Statewide plans and regulations such as GHG emissions standards for vehicles (AB 1493), the LCFS, and regulations requiring an increasing fraction of electricity to be generated from renewable sources are being implemented at the statewide level; as such, compliance at the project level is not addressed. Therefore, the proposed project would not conflict with those plans and regulations.

Future projects within the TCSP area and AEN must also be constructed in accordance with the energy-efficiency standards, water reduction goals, and other standards contained in the

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applicable Title 24 Part 6 Building Energy Efficiency Standards and Part 11 CALGreen Building Standards. The Sustainable Santee Plan was developed to ensure community-wide GHG emissions in Santee would meet the state’s 2030 GHG reduction goal mandated by SB 32, thereby demonstrating progress towards achieving the 2045 reduction goal established by AB 1279. Therefore, because the project would be consistent with the Sustainable Santee Plan, as discussed in Section 4.8.5.1, the project would not conflict with state GHG reduction plans developed to achieve the goals, including the CARB Scoping Plan.

Housing Element Sites
Because it cannot be confirmed that the project-level CAP Checklist requirements are being implemented on the Housing Element sites, development of the Housing Element sites may not be consistent with the plan and the impact would be potentially significant. As discussed in Section

4.8.5, the project would be consistent with the Sustainable Santee Plan with implementation of mitigation measures GHG-1 through GHG-5.

4.8.6.2 Mitigation Measures
TCSP Area and AEN
No mitigation is required.

Housing Element Sites
Mitigation measures GHG-1 through GHG-5, described above, would ensure the four Husing Element sites would be consistent with the Sustainable Santee Plan.

4.8.6.3 Significance After Mitigation
TCSP Area and AEN
Less than significant without mitigation.

Housing Element Sites
The impact would be less than significant with mitigation measures GHG-1 through GHG-5 incorporated.

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4.9 Hazards and Hazardous Materials
The following section analyzes the potential impacts associated with hazards and hazardous materials that may occur as a result of implementation of the proposed project.

4.9.1 Existing Conditions

4.9.1.1 Hazardous Materials, Transportation, Storage, Use, and Disposal Land uses designated within the Town Center Specific Plan (TCSP) area, Arts and Entertainment Neighborhood (AEN), and Housing Element sites that may handle hazardous materials, or have handled or generated hazardous wastes, are typically commercial, general commercial, and residential. Specific commercial uses on the sites include surface parking lots, professional offices, and shopping centers; however, the potential for contamination resulting from these commercial uses is unlikely. Household hazardous waste includes the disposal of any product labeled: toxic, poison, corrosive, flammable, combustible, or irritant. Hazardous materials, used in many household products (such as drain cleaners, waste oil, cleaning fluids, insecticides, and car batteries), are often improperly disposed of as part of normal household trash, resulting in these hazardous materials interacting with other chemicals to create risks to people or cause soil and groundwater contamination. Insecticides and herbicides are also applied in parks, open space, and landscaped areas throughout the project area.

4.9.1.2 Known Hazardous Materials Sites
Hazardous Waste and Substances Sites (EnviroStor Database) The State of California Hazardous Waste and Substances Site List (also known as the Cortese List) is a planning document used by state and local agencies to comply with the California Environmental Quality Act (CEQA) requirements by providing information about the location of known hazardous materials sites. The California Department of Toxic Substances Control (DTSC) is responsible for preparing a portion of the information that comprises the Cortese List, through its EnviroStor database of sites listed, pursuant to Section 25256 of the California Health and Safety Code (H&SC) (DTSC 2024). This includes a listing of hazardous substance release sites selected for, and subject to, a response action. EnviroStor must update the list of sites at least annually to reflect new information regarding previously listed sites or the addition of new sites requiring a response action.

Underground Storage Tanks (GeoTracker Database)
The GeoTracker database is the State Water Resources Control Board ([SWRCB] 2024) data management system for managing sites that impact groundwater, especially those that require groundwater cleanup (leaking underground storage tanks [LUSTs], Department of Defense, Site Cleanup Program) as well as permitted facilities such as operating underground storage tanks (USTs) and land disposal sites.

LUSTs are a significant source of petroleum impacts to groundwater and can also result in potential threats to health and safety. The SWRCB records soil and/or groundwater contamination caused by LUSTs in its GeoTracker database.

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Database Search Results
An environmental database record search was completed for the TCSP area, AEN, and Housing Element sites. Using the EnviroStor and GeoTracker databases, a total of two GeoTracker cleanup sites were identified within 1,000 feet of the TCSP area, AEN, and Housing Element sites. (Figure 4.9-1, Hazardous Waste Sites). No active EnviroStor sites were identified within 1,000 feet of the project footprints.

1. SoCal Trucks (T10000017399) is located at 10460 Mission Gorge Road and is listed as “Open – Assessment & Interim Remedial Action” for an undisclosed discharge discovered on 5/4/2021.

2. Chevron Products (T0607303021) is located at 8888 Magnolia Avenue. This is an “Open – Eligible for Closure” site established in 1983 when a pump island was discovered to be leaking unleaded gasoline. Cleanup has been completed at the site and the State Water Board has determined that the site satisfies the case closure requirements of H&SC Code Section 25296.10.

As shown in Figure 4.9-1, neither of the listed GeoTracker clean-up sites are within or adjacent to the TCSP area, AEN, or Housing Element sites. While the sites are located in the vicinity of the project area, they do not represent a risk of off-site exposure or hazard based on a review of the GeoTracker case details. Additionally, no federal Superfund Sites, Voluntary Cleanup Sites, School Cleanup Sites, Permitted – Operating Sites, Post-Closure Permitted Sites, or Historical Non-Operating Sites are located within the TCSP area, AEN, or Housing Element sites based on a review of publicly available records.

Older Structures
Hazardous materials are commonly found in the building materials of structures, including residential structures, built prior to approximately 1978. Buildings constructed prior to 1978 potentially contain hazardous building materials such as asbestos-containing materials (ACMs), lead containing surfaces, including lead-based paint (LBP), and other toxic materials such as mercury, polychlorinated biphenyls and freon.

4.9.1.3 Airport and Wildland Fire Hazards
Airports
Marine Corps Air Station (MCAS) Miramar is located west of the TCSP area, AEN, and Housing Element sites at 6200 Miramar Way. MCAS Miramar is not a public airport and is restricted to military use providing facilities and services to various Marine Corps and Navy operating units.

Airfield operations run 24 hours a day, 7 days a week and consist of three runways, one helicopter landing deck, and six helipads. Flight patterns run primarily in a west to east direction. The northern portions of the TCSP area, AEN, and Site 16A are located within MCAS Miramar’s Review Area 2 as shown in Figures 4.9-2a and 4.9-2b, Airport Compatibility Zones (Airport Land Use Commission [ALUC] 2024).
0 Santee Town Center Specific Plan EIR ~ -. .•
Proposed Santee Town Center Specific Plan
C:, Proposed Arts and Entertainment Neighborhood
Site 16A
Site 168
Site 20A
Site 208
Hazardous Waste Sites
Chevron Products Co.

SoCal Trucks
Source: Aerial (SanGIS, 2023); Hazardous WasteSites (EnviroStor Database ca.gov) 0 1,200 Feet E-----3 ~- ~-.--E-----3~~ 1
HELIX Hazardous Waste Sites
Environmental Planning -------------------------------------------- Figure 4.9-1
____ ___
0 Proposed Santee Town Center Specific Plan
Airport Boundary
0 Overflight
Q Airspace
CZ::, Avigation Easements
0 FAA Height Notification
Airport Influence Area - Gillespie Field
0 Review Area 1
Review Area 2
Airport Influence Area - MCAS M iramar
0 Review Area 1
Review Area 2
Noise Levels
60-65 dB CNEL
65-70 dB CNEL
70-75 dB CNEL
75+ dB CNEL
Safety Zones
Safety Zone 1
Safety Zone 2
Safety Zone 3
Safety Zone 4
Safety Zone 5
0 11,000 Feet _E---3 E---3 1
HELIX Airport Compatibility Zones
Environmental Planning-----------------------------------------------------------------------------------=----------"--------=-------- Figure 4.9-2a
0 Proposed Santee Town Center Specific Plan Review Area 2 0 Proposed Arts and Entertainment Neighborhood Noise Levels © Site 16A 60-65 dB CNEL
© Site 16B - 65-70 dB CNEL
Site 20A Safety Zones
Site 20B
Overflight
C) Safety Zone 2
C 0 Safety Zone 3
0 Airspace 0 Safety Zone 4
Airport Influence Area - Gillespie Field - Safety Zone 6 0 1,200 Feet 1
::::E---3=======E---3======i r
HELIX Airport Compatibility Zones
EnvironmentalPlanning --------------------------=--------=-------=-------:- Figure 4.9-2b

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Gillespie Field is a general aviation reliever primarily located in the City of El Cajon with a small portion located in the City of Santee. It includes three runways owned and operated by the County of San Diego, Department of Public Works. The runway and flight patterns are generally oriented east–west. Two-thirds of the operations are performed by single engine piston aircrafts with helicopters accounting for approximately 25 percent of total annual operations (San Diego County Public Works 2005). As shown in Figure 4.9-2b, the northern southern portion of the TCSP area and AEN are in Review Area 1, while the southern northern portion of the TCSP area and AEN and the Housing Element sites are within Review Area 2. Portions of the TCSP area, AEN, and Housing Element sites are also located in Safety Zones 4 and 6 for Gillespie Field. A small portion of the TCSP area and AEN south of the Las Colinas Detention Facility (Las Colinas) is in Safety Zone 3.

Review Areas
Within Review Area 1, all land use actions are subject to ALUC review. , except if the project:

Is “compatible” with both noise and safety compatibility policies; Has received a final notice of determination from the Federal Aviation Administration (FAA) that the project would not constitute a hazard or obstruction to air navigation, to the extent applicable; and
Has been conditioned by the local agency to require an overflight notification.

Within Review Area 2, only the following land use actions require ALUC review:
• Any object which has received a final notice of determination from the FAA that the project would constitute a hazard or obstruction to air navigation, to the extent applicable. • Any proposed object in an area of terrain penetration to airspace surfaces which has a height greater than 35 feet above ground level.
• Any project having the potential to create electrical or visual hazards to aircraft in flight, including electrical interference with radio communications or navigational signals; lighting which could be mistaken for airport lighting; glare or bright lights (including laser lights) in the eyes of pilots or aircraft using the Airport; certain colors of neon lights— especially red and white—that can interfere with night vision goggles; and impaired visibility near the Airport. The local agency should coordinate with the airport operator in making this determination.
• Any project having the potential to cause an increase in the attraction of birds or other wildlife that can be hazardous to aircraft operations in the vicinity of the Airport. The local agency should coordinate with the airport operator in making this decision.

Gillespie Field Safety Zone 3

1. New residential development at a density greater than 16 dwelling units per gross acre (du/ac) is “incompatible.”

2. New residential development at a density of 4 du/ac or less is “compatible.”

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3. New residential development at a density of more than 4 du/ac but not more than 13 du/ac is “conditionally compatible” provided that the development complies with the clustering requirements indicated in Paragraph 5 below. The clustering of residential development must not result in the density within any single 1-acre area exceeding 20 dwelling units per net acre.

4. New residential development at a density of more than 13 du/ac but not more than 16 du/ac is “conditionally compatible” provided that the development meets the following conditions:
• Fifteen percent of the site meets the “open land” criteria (see Policy 3.4.9 of Gillespie Field Airport Land Use Compatibility Plan [ALUCP] [ALUC 2010]). • One of the following exists within 1,650 feet of the geographic center of the site: a four-lane divided highway; a golf course; or other public land qualifying as “open land” in accordance with Policy 3.4.9 of the Gillespie Field ALUCP. • Utility lines on and along the perimeter of the site are underground or would be placed underground in conjunction with the proposed project. • Development is clustered if required in accordance with Paragraph 5 below. The clustering of residential development must not result in the density within any single 1-acre area exceeding 20 du/ac.

5. Where indicated in Paragraphs 3 and 4 above, residential building sites are to be clustered in a manner that maximizes the “open land” on which an aircraft could execute an emergency landing. The criteria for minimum contiguous “open land” area are listed in Policy 3.4.9 of the Gillespie Field ALUCP.
• Clustering is mandatory for projects of 10 or more acres with one “open land” area to be dedicated per each 10 acres of the site.
• For projects of less than 10 acres, compliance with the clustering conditions is desirable, but not required as a condition for project approval.

Gillespie Field Safety Zone 4
In Safety Zone 4:

1. New residential development at a density greater than 20 du/ac is “incompatible.”

2. New residential development at a density of 4 du/ac or less is “compatible.”

3. New residential development at a density of more than 4 du/ac but not more than 13 du/ac is “conditionally compatible” based upon compliance with the clustering requirements indicated in Paragraph 5 below. The clustering of residential development must not result in the density within any single 1-acre area exceeding 25 dwelling units per net acre.

4. New residential development at a density of more than 13 du/ac but not more than 16 du/ac is “conditionally compatible” only if:

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• Fifteen percent of the site meets the “open land” criteria (see Policy 3.4.9 of Gillespie Field ALUCP).
• One of the following exists within 1,650 feet of the geographic center of the site: a four-lane divided highway; a golf course; or other public land qualifying as “open land” in accordance with Policy 3.4.9.
• Utility lines on and along the perimeter of the site are underground or would be placed underground in conjunction with the proposed project. • Development is clustered, if required in accordance with Paragraph 5 below. The clustering of residential development must not result in the density within any single 1-acre area exceeding 25 dwelling units per net acre.

Gillespie Field Safety Zone 6
In Safety Zone 6, new residential development is “compatible.” Wildland Fires
The potential for wildland fires represents a hazard where development is adjacent to open space or within close proximity to wildland fuels. Steep hillsides and varied topography within portions of the City also contribute to the risk of wildland fires. The City has adopted a Very High Fire Hazard Severity Zone (VHFHSZ) Map for its Local Responsibility Area (LRA) as illustrated on Figure 4.9-3, Very High Fire Hazard Severity Zone and Wildland-Urban Interface. Properties within this zone and other smaller areas are susceptible to wildfire because they are situated near open space and canyons containing heavy fuel loads. As shown on Figure 4.9-3, the TCSP area, AEN, and Housing Element sites are not located in a VHFHSZ. However, as shown in Figure 4.9- 3, the majority of the TCSP area is in a wildland urban interface (WUI) zone, which includes areas close to vacant sites with vegetation susceptible to fire.

Santee Town Center Specific Plan EIR
c:::> Proposed Santee Town
Center Specific Plan
~ Proposed Arts and
'--"' Entertainment Neighborhood
(Q) Site 16A
(Q) Site 16B
(Q) Site20A
(Q) Site 20B
@ Very High Fire Hazard Zone
Wildland-Urban Interface (WUI)
Interface
Intermix
Source: Aerial (SanGIS, 2023); Fire Severity Zone (SanGIS); WUI (U.S. Forest Service) 1,200 Feet 1 ::::E---3==::::==::::::E---3===::=~I T
Very High Fire Hazard Severity Zone
HELIX and Wildland-Urban Interface
Environmental Planning ------------------------------------------ Figure 4.9-3
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4.9.2 Regulatory Framework
Numerous federal, state, and local laws and regulations regarding hazardous materials have been developed with the intent of protecting public health, the environment, surface water, and groundwater resources. Over the years, the laws and regulations have evolved to deal with different aspects of the handling, treatment, storage, and disposal of hazardous substances.

Applicable regulatory agencies have also kept records on hazardous materials storage, use, and disposal, and make these lists publicly available. The most relevant federal, state, and local regulations are described below.

4.9.2.1 Federal
Comprehensive Environmental Response, Compensation, and Liability Act The Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA) of 1980 is also known as “Superfund,” and the Superfund Amendments and Reauthorization Act (SARA) of 1986 (amended CERCLA, SARA Title III). CERCLA, SARA Title III provides a federal framework for setting priorities for cleanup of hazardous substances releases to air, water, and land. This framework provides for the regulation of the cleanup process, cost recovery, response planning, and communication standards. SARA Title III authorized the Emergency Planning and Community Right-to-Know Act (EPCRA). EPCRA is intended to reduce disaster through the reporting of hazardous and toxic chemicals, or the “community right-to-know.” The community right-to-know enables public knowledge by providing information about facilities’ use of chemicals and any release into the environment.

Resource Conservation and Recovery Act
The federal Resource Conservation and Recovery Act (RCRA) of 1976 established the authority of the United States Environmental Protection Agency (USEPA) to develop regulations to track and control hazardous substances from their production, through their use, to their disposal. The USEPA has the authority under RCRA to authorize states to implement RCRA, and California is an RCRA authorized state. Title 40 California Code of Regulations (CCR), Part 290 establishes technical standards and corrective action requirements for owners and operators of USTs under RCRA.

Federal Aviation Administration
Federal Regulation Title 14, Part 77 establishes standards and notification requirements for objects that may affect navigable airspace. The notification would evaluate construction impacts, determine potential hazards, identify safety mitigation measures, and record new objects as it relates to airport and airspace operations. The Part 77 notification process allows the FAA to identify any potential aeronautical hazards in advance to prevent/minimize adverse impacts to navigable airspace.

4.9.2.2 State
California Environmental Protection Agency
The California Environmental Protection Agency (CalEPA) and the SWRCB establish rules governing the use of hazardous materials and the management of hazardous waste. There are

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many plans and policies that govern hazards and hazardous substances. Many are highlighted in the following paragraphs.

State Water Resources Control Board
The SWRCB maintains the GeoTracker database; a data management system used for managing sites that impact groundwater, especially those that require groundwater cleanup from LUSTs as well as permitted facilities such as operating USTs and land disposal sites. LUSTs are a significant source of petroleum impacts to groundwater and can also result in potential threats to health and safety. The LUST Information System has been integrated into the GeoTracker database and can be accessed through the SWRCB website as well.

The Underground Storage of Hazardous Substances Act, implemented by the SWRCB (California H&SC, Section 25280-25299.8) regulates underground tanks containing hazardous substances and outlines the management and cleanup of hazardous substances when public health, domestic livestock, wildlife, and environment are threatened.

California Department of Toxic Substances Control
Within CalEPA, the DTSC has primary regulatory responsibility, with delegation of enforcement to local jurisdictions that enter into agreements with the state agency, for the management of hazardous materials and the generation, transport, and disposal of hazardous waste under the authority of the Hazardous Waste Control Law.

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

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

The California Hazardous Waste Control Law (California H&SC, Section 25100 et seq.) is intended to protect the public health and the environment and to regulate hazardous waste generation and hazardous waste management practices. The DTSC is responsible for the enforcement of this act and lists chemicals and materials that may be hazardous. It also establishes criteria for identification for packaging and labeling of hazardous waste, management controls, and permit requirements for treatment, storage, disposal, and transportation.

Health and Safety Code and Occupational Safety and Health Administration The California H&SC is the collection of state laws that govern the handling of hazardous waste, corrective action (remediation), and permitted facilities. Chapter 6.7 of the H&SC outlines the requirements for USTs, identifies requirements for corrective actions, cleanup funds, liability, and

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the responsibilities of owners and operators of USTs. The LUST Information System maintained by the SWRCB is available to determine if LUSTs have been reported within or near a specified property.

The California Occupational Safety and Health Administration, or Cal-OSHA, defines and enforces worker safety standards and requires proper handling and disposal of hazardous materials including asbestos containing materials and lead containing surfaces according to Occupational Safety and Health Act and USEPA regulations. The OSHA/EPA Occupational Chemical Database compiles information from several government agencies and organizations.

This database provides reports on physical properties, exposure guidelines, and emergency response information, including the U.S. Department of Transportation (DOT) emergency response guide.

California Code of Regulations, Part 9, Title 24 (2022 California Fire Code) The 2022 California Fire Code (CFC) establishes the minimum requirements consistent with nationally recognized good practices to safeguard public health, safetysafety, and general welfare from the hazards of fire and explosion or dangerous conditions in new and existing buildings, structures, and premises, and to provide safety and assistance to fire fighters and emergency responders during emergency operations. Jurisdictions may choose to adopt the 2022 CFC as an enforceable set of regulations for safeguarding life and property from fire and explosion hazards arising from the storage, handling, and use of hazardous substances, materials, and devices, and from conditions hazardous to life or property in the occupancy of buildings and premises. Chapter 11.18.010 of the Santee Municipal Code (SMC) adopts the 2022 CFC.

Landscape/Brush Management Regulations
The CCR Title 19 Public Safety, Division 1 State Fire Marshal (Chapter and Subchapter 1, Article 3) Section 3.07(b) requires that a distance of not less than 30 feet be kept clear of all flammable vegetation or combustible growth around all buildings and structures. If conditions are considered a high fire danger, a distance of 30 feet to 100 feet should be kept clear of all bush, flammable vegetation, or combustible growth around all buildings and structures.

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

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

Government Code Section 51179 states, “A local agency shall designate, by ordinance, very high fire hazard severity zones in its jurisdiction.” Chapter 15.56 of the SMC provides regulations regarding fire prevention in the City and adopts the CFC. The FHSZ is designated through City Code Chapter 15.86.010.

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

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

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

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

3. Certify and submit a RMP – The RMP outlines and analyzes worst-case scenarios as it relates to the community, provides an emergency response plan, equipment procedures and training, mitigation or accidental release plan, prevention programs, and hazard and location assessments.

County of San Diego Office of Emergency Services
The County of San Diego Office of Emergency Services (OES) coordinates the overall County response to disasters. OES is responsible for notifying appropriate agencies when a disaster occurs; coordinating all responding agencies; ensuring resources are available and mobilized; developing plans and procedures for response to and recovery from disasters; and developing and providing preparedness materials for the public.

OES staffs the Operational Area Emergency Operations Center, a central facility that provides regional coordinated emergency response, and acts as staff to the Unified Disaster Council (UDC), its governing body. The UDC, established through a joint powers agreement among all 18 incorporated cities and the County of San Diego, provides for coordination of plans and programs countywide to ensure protection of life and property.

Multi-Jurisdictional Hazard Mitigation Plan
The purpose of the County’s Multi-Jurisdictional Hazard Mitigation Plan (County of San Diego 2023b) is to identify the County’s hazards, review and assess past disaster occurrences, estimate

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the probability of future occurrences, and set goals to mitigate potential risks to reduce or eliminate long-term risk to people and property from natural and human-made hazards. The City is a participant in the Multi-Jurisdictional Hazard Mitigation Plan. An important San Diego County Multi-Jurisdictional Hazard Mitigation Plan component is the Community Emergency Response Team, which educates community members about disaster preparedness and trains them in basic response skills, such as fire safety, light search and rescue, and disaster medical operations. The 2010 Multi-Jurisdictional Hazard Mitigation Plan was incorporated into the City of Santee’s General Plan by resolution 08-2011 on February 9, 2011.

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

The ALUC is responsible for adopting ALUCPs for the 16 public use and military airports in the County. ALUCPs provide guidance on appropriate land uses surrounding airports to protect the health and safety of people and property within the vicinity of an airport, as well as the public in general. ALUCPs focus on a defined area around each airport known as the Airport Influence Area (AIA). The AIA is composed of noise, safety, airspace protection and overflight factors, in accordance with guidance from the California Airport Land Use Planning Handbook published by the California Department of Transportation, Division of Aeronautics. The project site is located in the vicinity of two airports: MCAS Miramar and Gillespie Field (see Figure 4.9- 2). The ALUC has adopted ALUCPs for each airport. The project site is subject to the land use compatibility policies and development criteria within the ALUCPs.

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

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

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• Policy 3.5: The City shall continue to provide for a household hazardous waste collection program for City residents as part of the contract with the City trash franchisee.

Objective 7.0: Minimize injuries, loss of life, and property damage resulting from airport hazards. • Policy 7.1: The City should review all development proposed within the Gillespie Field Airport Influence Area to ensure that design features are incorporated into the site plan to address identified aircraft safety and noise hazards.

Municipal Code
The SMC has been amended through December 2023 and includes the adopted 2022 California Building Codes. Ordinance 605 amends the SMC to formally adopt the 2022 CFC as the City Fire Code (SMC Chapter 11.18). Other relevant SMC sections include the following.

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

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

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4.9.4 Methodology
A review of secondary sources, including published hazardous materials databases, was conducted to determine potential hazards and hazardous materials present within the project area. The review included: (1) the EnviroStor database; (2) the GeoTracker database; (3) the City’s adopted VHFHSZ Map; (4); the MCAS Miramar ALUCP and (5) the Gillespie Field ALUCP.

No site-specific surveys were conducted; instead, analysis relied on the use of publicly available information.

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

4.9.5.1 Impact Analysis
Routine Use, Transport, and Disposal
TCSP area, AEN, and Housing Element sites
Future grading or construction has the potential to impact directly or indirectly the public or environment through such activities. Figure 4.9-1 identifies GeoTracker cleanup sites throughout the City. As described in Section 4.9.1.2, none of the existing cleanup sites are located within or adjacent to the TCSP area, AEN, or Housing Element sites; however, future development in these areas may result in the transport of hazardous materials during construction (e.g., ACMs, LBPs, and/or contaminated soils). This transport would be limited in duration and would be required to comply with all applicable State and local regulatory measures associated with handling and transport of contaminated or potentially contaminated materials. Additionally, City implementation of General Plan Safety Element Policies (refer to Section 4.9.2.4) supports implementation of Citywide safety measures associated with hazardous materials handling. Future development within the TCSP area, AEN, and Housing Element sites would be required to adhere to extensive regulations related to hazardous materials handling and transport. Additionally, implementation of the City’s development review process would ensure site specific consideration and regulation of the potential for storage, handling, and use of hazardous materials.

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

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Potentially applicable to future development in the TCSP area, AEN, and mixed-use portions of the Housing Element sites, Hazardous Material Business Plans (HMBPs) are required of businesses that handle hazardous substances in amounts greater than or equal to specified thresholds. The purpose of an HMBP is to minimize hazards to human health and the environment from unplanned, accidental releases of hazardous substances into the air, soil, or surface water.

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

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

With proper use and disposal of hazardous materials as required by state, regional, and local regulations, the project would not result in hazardous or unhealthful conditions within or in proximity to the project area. Compliance with all applicable regulations would ensure impacts associated with use, transport and disposal of hazardous materials associated with the TCSP area, AEN and Housing Element sites would be less than significant.

Accidental Release
TCSP area, AEN, and Housing Element sites
An accidental release of hazardous materials could occur during (1) the routine use, transport, and disposal of materials during project operation (as discussed above); or (2) through the accidental upset of hazardous materials—either known or unknown—during excavation and construction of future development. Exposure to hazardous materials could occur through contact with contaminated soil or groundwater, skin contact, or the inhalation of vapors or dust.

Future redevelopment or construction activities within the TCSP area, AEN, and Housing Element sites may pose hazards to the public or the environment through the disturbance of existing contaminated soils, groundwater, or hazardous building materials. Grading and excavation activities could disturb soils and cause contaminants below ground to become airborne.

Excavation below the groundwater table or dewatering could also bring construction workers in contact with contaminants through skin contact, ingestion, or inhalation.

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

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Although there are regulations and standards in place to protect against the accidental release of asbestos and lead-based paints and other hazardous materials during demolition, there could be potentially unknown sources of surface or subsurface hazardous materials on development sites that may be subject to a release during development. Impacts would be significant. Mitigation measure MM-HAZ-1 would be required.

In the unlikely event of upset or accidental release, mandated protocols for reporting the release, notifying the public, and remediating the event (if determined necessary by regulatory agencies) are intended to reduce public risks. Specifically, the risks associated with the accidental release of hazardous materials would be managed through the implementation of AB 3205, California Hazardous Waste Control Law, California H&SC, CFC, and RCRA regulations.

Emissions Near a School
TCSP Area
While facilities that emit hazardous air emissions or handle hazardous waste are not proposed by the project, specific future projects are not currently known. Therefore, accidental releases of hazardous materials could occur with demolition and construction activities within 0.25 mile of Rio Seco School and Santana High School as future projects are proposed. Impacts would be significant. Mitigation measure MM-HAZ-1 would be required.

AEN
While facilities that emit hazardous air emissions or handle hazardous waste are not specifically proposed in the AEN, specific projects are not currently known. Accidental releases of hazardous materials could also occur with demolition and construction activities within 0.25 mile of Rio Seco School. Impacts would be significant and mitigation measure MM-HAZ-1 would be required.

Housing Element Sites
There are no schools within 0.25 mile of the Housing Element sites. Therefore, no impacts to hazards within 0.25 mile of a school would occur associated with the Housing Element sites.

4.9.5.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
Impacts associated with the accidental release of hazardous materials during future buildout of the TCSP area, AEN, and Housing Element sites would be potentially significant and require MM-HAZ-1:

HAZ-1 Applications for future development in the TCSP area, AEN, and Housing Element sites, wherein the City has determined a potential for impacts to known and unknown hazardous materials sites shall be required to identify potential conditions which require further regulatory oversight and demonstrate compliance consistent with the following prior to issuance of any permits.

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

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remediation effort shall be conducted in conformance with federal, state, and local regulations.

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

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

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

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

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

4.9.5.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Potentially significant impacts associated with the accidental release of unknown hazardous materials during future construction and hazards within 0.25 miles of a school (for TCSP and AEN areas outside of the Housing Element sites) would be reduced to a less than significant level through the application of mitigation measure MM-HAZ-1.

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

4.9.6.1 Impact Analysis
TCSP Area, AEN, and Housing Element Sites
No areas of the TCSP area, AEN, or Housing Element sites are listed as hazardous materials sites pursuant to Government Code Section 65962.5 (Cortese List). Therefore, it is not expected that grading, excavation, or construction activities would result in the release of hazardous materials associated with contaminated soils or underground tanks. Therefore, the project would not result in conditions leading to any reasonably foreseeable upset or accident involving the release of hazardous materials. No impact would occur.

4.9.6.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
No mitigation is required.

4.9.6.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Impacts would be less than significant without mitigation.

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

4.9.7.1 Impact Analysis
TCSP Area
As shown on Figure 4.9-2b, the northern half of the TCSP area is located in Review Area 2 for both Gillespie Field and MCAS Miramar. South of the San Diego River, the TCSP area is located in the Review Area 1 for Gillespie Field. The southwestern tip of the TCSP area is in the 60 to 65 decibel (dB) noise contour for Gillespie Field. Portions of the TCSP area south of the San Diego River are also within Safety Zone 3, 4, and 6 for Gillespie Field.

In Safety Zone 3 for Gillespie Field, new residential development at a density greater than 16 du/ac is “incompatible,” and new residential development between 4 and 16 du/ac is “conditionally compatible” and subject to the requirements stated in the ALUCP. In Safety Zone 4 for Gillespie Field, new residential development at a density greater than 20 du/ac is “incompatible,” and new residential development between 4 and 16 20 du/ac is “conditionally compatible” and subject to

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the requirements stated in the ALUCP. New residential development in general is considered compatible in Safety Zone 6.

The ALUCP addresses four types of compatibility factors including noise, safety, airspace protection, and overflight. Impacts related to consistency with airport land use plans are discussed in Section 4.11 of this EIR and noise compatibility issues related to operations at Gillespie Field are discussed in Section 4.12 of this EIR.

With specific respect to air safety issues, according to the Gillespie Field and MCAS Miramar ALUCPs (SDCRAA 2010 and 2011),
• Review Area 1 consists of locations where noise and safety concerns may necessitate limitations on the types of land uses actions. Specifically, Review Area 1 encompasses locations exposed to aircraft noise levels of 60 dB CNEL or greater and areas subject to the safety zones depicted on Figure 4.9-2b.
• Review Area 2 consists of locations beyond Review Area 1 but within the airspace and/or overflight notification areas depicted on the maps in the respective ALUCPs. Limits on the heights of structures, particularly in areas of high terrain, are the only restriction on land uses within Review Area 2. For projects within Review Area 2, the recordation of overflight notification documents is also required.

All future development within the Gillespie Field Review Areas 1 and 2 would be reviewed to ensure that design features are incorporated into the site plan to address identified aircraft safety and noise hazards, consistent with General Plan Policy 7.1. Residential development proposed in the TCSP area would be considered compatible with Safety Zone 6.

Objective Design Standard GJ, Aircraft SafetyAviation Land Use Compatibility, in the proposed TCSP states that development proposals within Safety Zone 4Review Area 1 shall be routed to the Federal Aviation Administration for a determination of no hazard to air navigation and to the ALUC for consultation as part of the site-specific development review. The proposed TCSP designates Office Commercial in Safety Zone 3, which is conditionally compatible and must comply with the conditions specified in Table III-2 of the ALUCP. The proposed TCSP designates Residential (TC-R-14, TC-R-22, and TC-R-30), Entertainment Commercial, Office Commercial, Open Space, and Institutional land uses in Safety Zone 4, consistent with the densities, intensities, and heights allowed by existing zoning, the 2021-2029 Housing Element, and state density bonus law. Residential uses with densities higher than 20 du/ac (TC-R-22, TC-R-30, and potentially TC-R-14, depending on final buildout) are incompatible in Safety Zone 4, and residential uses within Safety Zone 4 could allow heights up to 55 feet, or to a maximum of 85 feet, with density bonus, consistent with existing zoning and with state density bonus law. Indoor and outdoor assembly uses characteristic of the Entertainment Commercial designation are conditionally compatible in Safety Zone 4 if the capacity involves 50 to 999 people and incompatible with a capacity of more than 1,000 people. Office Commercial is conditionally compatible in Safety Zone 4. Open space is compatible in Safety Zone 4. Institutional land uses are conditionally compatible in Safety Zone 4. Safety Zone 6 includes Office Commercial, Commercial, Entertainment Commercial, Floodway/Open Space, Open Space, and Residential (TC-R-22 and TC-R-30) land uses, all of which are compatible except indoor and outdoor assembly uses of over 1,000 people, which is conditionally compatible and subject to the requirements stated in Table III-2.

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Since no development is proposed at this time, it is unknown whether the development of the TCSP would create an inconsistency with the ALUCP. As such, on January 9, 2025, ALUC found the TCSP project conditionally consistent with the ALUCP and imposed project conditions that future proposed development within the project area must comply with the residential dwelling units or people per acre as specified by the applicable safety zone. Future projects found to be conditionally compatible or potentially incompatible with the Gillespie Field ALUCP would require consultation with the ALUC. As discussed in Section 4.11 of this EIR, it is possible that during this consultation process individual projects could be found incompatible with the Gillespie Field ALUCP due to allowable densities exceeding ALUCP standards. Further, after this ALUC consultation process is performed, the City Council could choose to override overrule the ALUCP density limitations in favor of a specific development proposal.

Even if the City were to override overrule the ALUCP density limitations, individual projects, as applicable would be required to obtain a FAA determination of No Hazard to Air Navigation and/or implement FAA conditions that would allow the FAA determination of No Hazard to Air Navigation consistent with TCSP Objective Design Standard G J and the requirements for ministerial projects described in Section 3.4.2 of this EIR. While conformance with applicable City policies, consideration of ALUCP design considerations for development within airport safety zones, and compliance with any applicable FAA conditions would address aircraft hazards within the TCSP area to a degree, inconsistencies with the development densities allowed by the TCSP in Gillespie Field ALUCP Safety Zones 3 and 4 could be considered “incompatible” by the ALUC and a safety hazard associated with these densities would occur. Therefore, impacts associated with development in Gillespie Field ALUCP Safety Zones 3 and 4 would result in significant and unavoidable impacts associated with the TCSP.

AEN
The northern half of the AEN is located in the Review Area 2 for both Gillespie Field and MCAS Miramar. South of the San Diego River, the AEN is located in the Review Area 1 for Gillespie Field. The central portion of the AEN is within Safety Zone 4 and 6 for Gillespie Field, and a small portion south of Las Colinas is in Safety Zone 3. The AEN includes Office Commercial land use in Safety Zone 3, which is conditionally compatible and must comply with the conditions specified in Table III-2 of the ALUCP. The AEN includes Residential (TC-R-14, TC-R-22, and TC-R-30), Entertainment Commercial, Office Commercial, Open Space, and Institutional land uses in Safety Zone 4. Residential uses with densities higher than 20 du/ac (TC-R-22, TC-R-30, and potentially TC-R-14, depending on final buildout) are incompatible in Safety Zone 4. Indoor and outdoor assembly uses characteristic of the Entertainment Commercial designation are conditionally compatible in Safety Zone 4 if the capacity involves 50 to 999 people and incompatible with a capacity of more than 1,000 people. Office Commercial is conditionally compatible in Safety Zone 4. Open space is compatible in Safety Zone 4. Institutional land uses are conditionally compatible in Safety Zone 4. Safety Zone 6 includes Office Commercial, Entertainment Commercial, Floodway/Open Space, Open Space, and Residential (TC-R-22 and TC-R-30) land uses, all of which are compatible except indoor and outdoor assembly uses of over 1,000 people, which are conditionally compatible and subject to the requirements stated in Table III-2.

Since no development is proposed at this time, it is unknown whether the development of the AEN would create an inconsistency with the ALUCP. As such, on January 9, 2025, ALUC found the AEN project conditionally consistent with the ALUCP and imposed project conditions that future proposed development within the project area must comply with the residential dwelling units or people per acre as specified by the applicable safety zone. While conformance with applicable City policies, consideration of ALUCP design considerations for development within

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airport safety zones, and compliance with any applicable FAA conditions would address aircraft hazards within the AEN area to a degree, inconsistencies with the development densities allowed by the TCSP in Gillespie Field ALUCP Safety Zones 3 and 4 could be considered “incompatible” by the ALUC and a safety hazard associated with these densities would occur. Therefore, impacts associated with development in Gillespie Field ALUCP Safety Zones 3 and 4 would result in significant and unavoidable impacts.

Housing Element Sites
Since no development is proposed at this time in the Housing Element sites, it is unknown whether the development of the Project would create an inconsistency with the ALUCP. However, since the project could allow development at densities exceeding ALUCP Safety Zone limitations, impacts under CEQA would be significant and unavoidable as discussed below.

Site 16A
Site 16A is located in Review Area 1 for the Gillespie Field and Review Area 2 for MCAS Miramar.

Site 16A is also located partially within Safety Zones 4 and 6 for Gillespie Field. Site 16A proposes a density of 30 to 36 du/ac, which is incompatible with Safety Zone 4. Site 16A would be compatible with Safety Zone 6. Conformance with applicable City policies, ALUCP design considerations applicable to development with airport safety zones, and compliance with applicable FAA conditions would be required; however, future development within the Gillespie Field Safety Zone 4 would result in a safety hazard for people residing or working in the project area. Impacts associated with airport hazards would be significant and unavoidable.

Site 16B
Site 16B is located in Review Area 1 and Safety Zone 4 for the Gillespie Field. Site 16B proposes a density of 14 to 22 du/ac. If the final buildout of Site 16B has a density higher than 20 du/ac, Site 16B would be incompatible with Safety Zone 4; otherwise, it would be conditionally compatible. Conformance with applicable City policies, ALUCP design considerations applicable to development with airport safety zones, and compliance with applicable FAA conditions would be required; however, future development within the AEN within Gillespie Field Safety Zone 4 would result in a safety hazard for people residing or working in the project area. Impacts associated with airport hazards would be significant and unavoidable.

Site 20A
Site 20A is located in Review Area 1 and partially within Safety Zones 4 and 6 for the Gillespie Field. Site 20A proposes a density of 22 to 30 du/ac, which is incompatible with Safety Zone 4.

Site 20A would be compatible with Safety Zone 6. Conformance with applicable City policies, ALUCP design considerations applicable to development with airport safety zones, and compliance with applicable FAA conditions would be required; however, future development within the AEN within Gillespie Field Safety Zone 4 would result in a safety hazard for people residing or working in the project area. Impacts associated with airport hazards would be significant and unavoidable.

Site 20B
Site 20B is located in Review Area 1 and partially within Safety Zones 4 and 6 for the Gillespie Field. Site 20B proposes a density of 30 to 36 du/ac, which is incompatible with Safety Zone 4.

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Site 20B would be compatible with Safety Zone 6. Conformance with applicable City policies, ALUCP design considerations applicable to development with airport safety zones, and compliance with any applicable FAA conditions would be required; however, future development within the AEN within Gillespie Field Safety Zone 4 would result in a safety hazard for people residing or working in the project area. Impacts associated with airport hazards would be significant and unavoidable.

4.9.7.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
No feasible mitigation is available to reduce the potential conflict between allowable development density and the density restrictions within the Gillespie Field Safety Zones 3 and 4.

4.9.7.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
If densities proposed exceed density restriction and are determined not to be compatible, impacts would be significant and unavoidable.

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

4.9.8.1 Impact Analysis
TCSP Area, AEN, and Housing Element Sites
Buildout of the TCSP area, AEN, and Housing Element sites would create opportunities for residential and non-residential development in the TCSP area, resulting in greater population concentrations within neighborhoods. This could result in an increase in demand for emergency evacuation.

While the project does propose changes to the City’s existing circulation network, such as plans for roadways and updated roadway facility guidelines and pedestrian, bicycle, transit, auto, and parking standards, these changes would facilitate improved connectivity throughout the TCSP area. No land uses are proposed that would impair implementation of or physically interfere with the City’s emergency response plan, evacuation routes; or conflict with any of the MultiJurisdictional Hazard Mitigation Plan’s specific hazard mitigation goals, objectives, and related potential actions. Specifically, the Multi-Jurisdictional Hazard Mitigation Plan requires each jurisdiction to develop and publish evacuation procedures that are published and available to the public. The City provides educational materials related to emergency preparedness. All residents of the City have access to the materials as well as included in all Community Emergency response Team training and information. Furthermore, applications for all future projects within the TCSP area, AEN, and Housing Element sites would be reviewed and approved by the Santee Fire Department prior to issuance of building permit. Therefore, buildout of the proposed project would not conflict with emergency response, and impacts would be less than significant.

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4.9.8.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
No mitigation is required.

4.9.8.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Impacts would be less than significant without mitigation.

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

4.9.9.1 Impact Analysis
TCSP Area, AEN, Housing Element Sites
The TCSP area, AEN, and Housing Element sites are not located within the CAL FIRE VHFHSZ, as shown on Figure 4.9-3. However, as shown in Figure 4.9-3, the majority of the TCSP area is in a WUI zone, which includes areas close to vacant sites with vegetation susceptible to fire. The City’s General Plan policies 4.2 through 4.13 provide guidance for the minimization of fire hazards including ensuring adequate response times, setting standards for emergency access, structural standards, other planning design measures required to be considered in all new development.

Additionally, future discretionary projects would require review by the Building Official/Fire Marshal. A less than significant impact would occur.

4.9.9.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
No mitigation is required.

4.9.9.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Impacts would be less than significant without mitigation.

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4.10 Hydrology and Water Quality
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4.10 Hydrology and Water Quality
The following section analyzes the potential impacts to hydrology and water quality that may occur as a result of implementation of the proposed project.

4.10.1 Existing Conditions

4.10.1.1 Hydrologic and Watershed Characteristics
The City of Santee (City) is predominantly developed but has numerous undeveloped or underdeveloped parcels interspersed throughout, as well as open space that is largely confined to dedicated parks and trails. The City is within the San Diego Hydrologic Unit (907) in the lower San Diego Hydrologic Area (907.10), and in the Santee Hydrologic Subarea (907.12) of the San Diego Basin Plan (Basin Plan) (see Section 4.10.2.3.). The San Diego Hydrologic Unit is a long, triangular-shaped area of about 440 square miles drained by the San Diego River that extends from El Capitan Reservoir to the Pacific Ocean. This watershed includes the Cleveland National Forest and Mission Trails Regional Park. It has the highest population of the County of San Diego’s (County’s) watersheds and includes portions of the cities of San Diego, El Cajon, La Mesa, Poway, Santee, and several unincorporated areas. The watershed is drained by the San Diego River and contains five water storage reservoirs: El Capitan, San Vicente, Cuyamaca, Jennings, and Murray. The lower San Diego Hydrologic Area occurs downstream of the El Capitan, San Vicente, and Cuyamaca Reservoirs and extends from the El Monte Valley through the City and into Mission Trails Regional Park and the City of San Diego (RWQCB 2021).

The City has three major drainage courses and three secondary drainage courses shown on Figure 4.10-1, Waterways and Basins. The three primary waterbodies include the San Diego River and its tributaries, Forrester Creek and Sycamore Canyon Creek. Secondary drainages, which are tributaries to the San Diego River, include Woodglen Vista Creek, Fanita Creek, and Big Rock Creek, which parallels Big Rock Road. All the City’s creeks have their own watersheds in addition to lying within the larger San Diego River watershed. Forrester Creek drains the runoff from the north facing slopes of hills within the City of El Cajon, Sycamore Creek drains the runoff from Sycamore Canyon and from Carlton Hills, and the creeks running parallel to Fanita Drive and Big Rock Road drain the runoff from Cowles Mountain and Fanita Hills located within the City of El Cajon. All these watersheds empty into the San Diego River, which flows westward into the Pacific Ocean (RWQCB 2021). Although none of these waterways have been fully improved, portions of the San Diego River and Forrester Creek have been partially improved to mitigate potential flood hazards or prevent localized erosion. Even with these flood control measures, portions of the Town Center Specific Plan (TCSP) area, Arts and Entertainment Neighborhood (AEN), and Site 16A would be inundated by a 100-year flood event as shown on Figure 4.9-5 (City 2003d).

Portions of the TCSP area and AEN are located along the course of Woodglen Vista Creek and Housing Element sites 16A and 20A are proximate to the San Diego River.

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4.10.1.2 Water Quality
Surface Waters
Runoff is a term used to describe any water that runs off a defined area. Runoff can be the result of rain; in which case it is also sometimes referred to as stormwater. Runoff can also result from various other activities such as irrigation, washing, leaks in pipes, air conditioner condensation, and numerous other activities. The City regulates stormwater runoff into local receiving waters through local plans and programs, including the Jurisdictional Urban Runoff Management Plan (see Section 4.10.2), which addresses water quality goals to reduce or eliminate pollutants transported in stormwater and non-stormwater.

Receiving waters is a general term typically used to describe any water body, such as a creek, river, lake, bay, or ocean, which receives runoff. In the context of the project, it refers to those water bodies that would receive runoff from the TCSP area, AEN, and Housing Element sites.

Primary receiving waters for the project include the Woodglen Vista Creek, the San Diego River, and the Pacific Ocean. Section 303(d) of the federal Clean Water Act (CWA) defines water quality standards for the uses of surface waters (beneficial uses) as well as identifies impaired water bodies.

San Diego River
The City is located within the San Diego Hydrologic Unit (907), in the lower San Diego Hydrologic Area (907.10), and in the Santee Hydrologic Subarea (907.12) of the Basin Plan (Basin Plan).

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

Beneficial uses of the San Diego River include agricultural supply, industrial services supply, contact water recreation, non-contact water recreation, preservation of biological habitats of special significance, warm freshwater habitat, wildlife habitat, and rare, threatened, or endangered species. In addition, the lower 16 miles of the San Diego River is listed as a CWA Section 303(d) impaired water body for benthic community effects, cadmium, indicator bacteria, nitrogen, dissolved oxygen, phosphorus, total dissolved solids, and toxicity. The City’s 2022 to 2026 Capital Improvement Program identifies funding for the San Diego River Bacteria Reduction project which will study and quantify various potential bacteria sources, such as on-site wastewater treatment systems (septic), sewer exfiltration, persons experiencing homelessness, recreational vehicles, and illicit discharges to reduce the risk of human illness through water contact, and comply with the State of California’s Investigative Order issued by the San Diego Regional Water Quality Control Board (SDRWQCB) to study and reduce wet-weather fecal contamination loading (City 2021). Following the research and investigation, subsequent implementation programs will be evaluated and implemented to lessen human-sourced bacteria inputs into the river. The City is additionally preparing and implementing a strategic plan to reduce pollutants to achieve compliance with the SDRWQCB adopted total maximum daily load (TMDL) and associated regulatory actions for bacteria in the San Diego River and its tributaries.

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Pacific Ocean
Beneficial uses of the Pacific Ocean include industrial supply, navigation, contact water recreation, non-contact water recreation, commercial and sport fishing, preservation of biological habitats of special significance, wildlife habitat, rare, threatened, or endangered species, marine habitat, aquaculture, migration of aquatic organisms, spawning, reproduction, and/or early development, and shellfish harvesting.

Groundwater
Groundwater basins within the City are generally limited to areas along the San Diego River, Sycamore Canyon Creek, and Forrester Creek. The Basin Plan identifies beneficial uses for groundwater resources that include municipal and domestic supply, agricultural supply, and industrial service supply. Groundwater quality is low for this area as indicated by the totally dissolved solids goal as tabulated for this area by the Basin Plan. The goal for the area is 1,200 milligrams per liter (mg/l) which is generally considered not suitable as a source for potable water. (RWQCB 2021).

4.10.1.3 Flood Hazards
The Federal Emergency Management Agency (FEMA) has conducted floodplain mapping within the City. The San Diego River bisects the project site; therefore, portions of the TCSP area and AEN are mapped as floodway or subject to a 1 percent annual chance of flood hazard (100-year flood), and Site 16A is partially within the 100-year floodway, as shown on Figure 4.10-2, FEMA Floodplains/Floodways.

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

As the City has developed, drainage infrastructure has been constructed to reduce the potential for flooding and divert stormwater from properties and roadways. Most of the infrastructure has been designed to accommodate the stormwaters of a 100-year flood. The City’s Capital Improvement Program for Fiscal Years 2022–2026 (City 2021) identifies funding for a number of citywide drainage improvements including the Corrugated Metal Pipe (CMP) Storm Drain Replacement Program, a Master Drainage Study Update to update the City’s 25-year-old study, Mission Gorge Road Drainage Improvements, Santee Lakes CMP Replacement, Shadow Hill Road/Woodside Avenue Drainage Improvements, and Storm Drain Trash Diversion project. In addition, new development is conditioned to construct master drainage facilities or pay development fees, as needed, to address drainage deficiencies. 0 Santee Town Center S ecific Plan EIR
Proposed Santee Town Center Specific Plan
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4.10.1.5 Dam Inundations Areas
There are three lakes located upstream from the City which are used for water storage. These include the San Vicente Dam, the El Capitan Dam, and the Chet Harrit Dam (Lake Jennings).

Areas of inundation in the event the dams containing these reservoirs fail are identified in Figure 4.10-3a-c, Dam Inundation Areas. The inundation maps for the El Capitan Dam and the San Vicente Dam were prepared in 1974; the Chet Harrit Dam inundation map was prepared in approximately 1975. Based on current knowledge, no hazardous conditions exist at any of the dams; however, it is noted that the project site is located within the mapped inundation areas. The California Department of Water Resources, Division of Dam Safety, reviews the safety of dams annually.

4.10.2 Regulatory Framework

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

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

Section 401 Water Quality Certification
Section 401 of the CWA requires that any applicant for a federal permit to conduct any activity, including the construction or operation of a facility, which may result in the discharge of any pollutant, must obtain certification from the state. This process is known as the Water Quality Certification.
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Environmenta/Planning -------------------------------------- Figure 4.10-3a
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E---3 E---3 I
HELIX Dam Inundation Areas - El Capitan Dam
Environmenta/Planning -------------------------------------- Figure 4.10-3b
0 Proposed Santee Town Center Specific Plan
Q Proposed Arts and Entertainment Neighborhood
Site 16A
Site 168
C Site20A
Site 208
Chet Harritt Dam Inundation Area
0 2,500 Feet
E---3 ~-~~E---3-~~1
HELIX Dam Inundation Areas - Chet Harritt Dam
Environmental Planning ---------------------------------------- Figure 4.10-3c

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Section 402 National Pollutant Discharge Elimination System Section 402 of the CWA establishes the National Pollutant Discharge Elimination System (NPDES) permit program to regulate the discharge of pollutants from point sources and discharge pollutants into waters of the United States. In the state of California, the USEPA has authorized the State Water Resources Control Board (SWRCB) and its nine RWQCBs to implement the NPDES program and issue permits, develop waste discharge requirements, administer 401 certifications and provide enforcement. CWA regulation calls for the implementation of best management practices (BMPs) to reduce or prevent the discharge of pollutants from MS4s to the Maximum Extent Practicable and meeting the Best Available Technology Economically Achievable and Best Conventional Pollutant Control Technology standards for construction stormwater. Regulations and permits have been implemented at the federal, state, and local level to form a comprehensive regulatory framework to serve and protect the quality of the nation’s surface water resources.

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

Areas meeting the regulatory definition of waters of the United States are subject to the jurisdiction of the U.S. Army Corps of Engineers (USACE) under provisions of Section 404. Construction activities involving placement of fill into jurisdictional waters of the United States are regulated by the USACE through permit requirements. No USACE permit is effective in the absence of the state water quality certification pursuant to Section 401.

National Flood Insurance Act
The National Flood Insurance Act (1968) established the National Flood Insurance Program (NFIP), which is based on the minimal requirements for floodplain management and is designed to minimize flood damage within Special Flood Hazard Areas (SFHAs). FEMA administrates the NFIP. SFHAs are defined as areas that have a one percent chance of flooding within a given year. This is also referred to as the 100-year flood. Flood Insurance Rate Maps (FIRMs) were developed to identify areas of flood hazards within a community.

National Flood Insurance Program
The NFIP is a federal program enabling property owners in participating communities to purchase insurance protection against losses from flooding. This insurance is designed to provide an insurance alternative to disaster assistance to meet the escalating costs of repairing damage to buildings and their contents caused by floods. Participation in the NFIP is based on an agreement between local communities and the federal government that states if a community will adopt and enforce a floodplain management ordinance to reduce future flood risks to new construction in SFHA, the federal government will make flood insurance available within the community as a financial protection against flood losses.

In support of the NFIP, FEMA identifies flood hazard areas throughout the United States and its territories by producing Flood Hazard Boundary Maps, FIRMs, and Flood Boundary and Floodway Maps. Several areas of flood hazards are commonly identified on these maps. One of these areas is the SFHA or high risk area defined as any land that would be inundated by the 100-year flood;

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the flood having a one percent chance of occurring in any given year (also referred to as the base flood).

4.10.2.2 State
Porter-Cologne Water Quality Control Act, as amended
The Porter–Cologne Water Quality Control Act was established to protect the water quality and beneficial uses of waters of the state (California Water Code, Division 7, Section 13000 et seq.) The law gives broad authority to the SWRCB and nine RWQCBs to establish water quality standards and discharge prohibitions, issue waste discharge requirements, and implement provisions of the federal CWA. Under the Porter-Cologne Act, “waters of the State” include both surface and groundwater. Any entity or person proposing to discharge waste within any region of the state must file a Report of Waste Discharge with the appropriate regional board.

National Pollutant Discharge Elimination System Permit Program (NPDES) In California, the SWRCB and local RWQCBs have assumed the responsibility of implementing the USEPA’s NPDES program. In addition to its permitting programs, the SWRCB, through its nine RWQCBs, developed Regional Water Quality Control Plans (or Basin Plans) that designate beneficial uses and water quality objectives for California’s surface waters and groundwater basins, as mandated by both the CWA and the state’s Porter-Cologne Act. Water quality standards are thus established in these Basin Plans and provide the foundation for the regulatory programs implemented by the state.

Additionally, municipalities are required to develop and implement a Jurisdictional Runoff Management Plan (JRMP) to address activities to reduce pollutants in urban runoff and stormwater discharges that were contributing a substantial pollutant load to their systems.

State General Construction Stormwater Permit
Stormwater runoff from construction activity that results in soil disturbances of at least 1 acre of total land area (and projects that meet other specific criteria) is governed by the SWRCB under Water Quality Order 2009-0009-DWQ (as amended by 2010-0014-DWQ and 2012-0006-DWQ), NPDES Permit No. CAS000002. This permit regulates discharges of stormwater and nonstormwater from construction projects. The nine individual RWQCBs enforce the General Construction Stormwater Permit for projects within their region.

It is the responsibility of the construction site owner or landowner to obtain coverage under this General Permit prior to commencement of construction activities. To obtain coverage, the operator or owner must file a Notice of Intent with a vicinity map and the appropriate fee with the SWRCB. The General Permit outlines the requirements for preparation of a Stormwater Pollution Prevention Plan (SWPPP). The SWPPP is a temporary document that is created to define and control the handling of stormwater runoff from a construction site. The SWPPP identifies construction BMPs, which are implemented during the construction phase of development. All future projects that would be disturbed by development exceeding 1 acre would be required to comply with the General Construction Stormwater Permit.

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

4.10.2.3 Regional
San Diego Basin Plan
The Basin Plan created by the California RWQCB sets forth water quality objectives for constituents that could potentially cause an adverse effect or impact on the beneficial uses of water (RWQCB 2021). Specifically, the Basin Plan is designed to accomplish the following:
1) Designate beneficial uses for surface and groundwater; 2) Set the narrative and numerical objectives that must be attained or maintained to protect the designated beneficial uses and conform to the state’s antidegradation policy; 3) Describe implementation programs to protect the beneficial uses of all waters within the region; and
4) Describe surveillance and monitoring activities to evaluate the effectiveness of the Basin Plan.

The Basin Plan also identifies specific narrative and numeric water quality objectives for several physical properties (e.g., temperature, turbidity, and suspended solids), biological constituents (e.g., coliform bacteria), and chemical conditions of concern, including inorganic parameters, trace metals, and organic compounds. Water quality objectives for toxic priority pollutants (i.e., select trace metals and synthetic organic compounds) also are identified in the Basin Plan.

Water Quality Improvement Plan for the San Diego River Watershed Management Area The Water Quality Improvement Plan (WQIP) for the San Diego River watershed is a comprehensive watershed-based program designed to improve surface water quality in the San Diego River Watershed Management Area (WMA). The San Diego River watershed encompasses a land area of 434 square miles, making it the second largest WMA in the County.

It lies in the central portion of the County and neighbors Los Peñasquitos and San Dieguito River watersheds to the north and San Diego Bay WMA to the south and includes four hydrologic areas including the Lower San Diego River (907.1). The WQIP is a requirement of updated stormwater regulations adopted by the RWQCB in the Regional MS4 Permit. Agencies involved in the development of the San Diego River WQIP include the cities of El Cajon, La Mesa, Santee, and San Diego, the County, and the California Department of Transportation. The WQIP for the San Diego River WMA identifies highest priority water quality conditions, strategies to address them, and monitoring plans. The ultimate goal of the WQIP is to protect, preserve, enhance, and restore

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water quality of receiving water bodies. These improvements in water quality would be accomplished through an adaptive planning and management process that identifies the highest priority water quality conditions within the watershed and implements strategies to address them.

Municipal Separate Storm Sewer System Permits
The San Diego RWQCB regulates discharges from MS4s in the San Diego region under the Regional MS4 Permit. The Regional MS4 Permit covers 39 municipal, county government, and special district entities (referred to jointly as “copermittees”) in the County of San Diego, southern County of Orange, and southwestern County of Riverside who own and operate large MS4s that discharge stormwater (wet weather) runoff and non-stormwater (dry weather) runoff to surface waters throughout the San Diego region. The Regional MS4 Permit, Order No. R9-2013-0001, was adopted on May 8, 2013, and initially covered the County of San Diego copermittees. Order No. R9-2015-0001 was adopted on February 11, 2015, amending the Regional MS4 Permit to extend coverage to the County of Orange copermittees. Finally, Order No. R9-2015-0100 was adopted on November 18, 2015, amending the Regional MS4 Permit to extend coverage to the County of Riverside copermittees. The City is 1 of 18 municipalities in the County of San Diego that is a copermittee.

4.10.2.4 Local
Best Management Practices Design Manual
The City’s BMP Design Manual provides guidelines for compliance with on-site post-construction stormwater requirements in the Regional MS4 Permit and assists the land development community by streamlining project reviews and maximizing cost-effective environmental benefits, meeting performance standards specified in the Regional MS4 Permit. By following the process outlined in the BMP Design Manual, proponents (for both private and public developments) can develop a single integrated design that complies with the Regional MS4 Permit source control and site design requirements, stormwater pollutant control requirements (i.e., water quality), and hydromodification management (flow control and sediment supply) requirements.

Guidelines for Surface Water Pollution Prevention
The City’s Guidelines for Surface Water Pollution Prevention (Manual) supports the City’s Stormwater Management and Discharge Control Ordinance (Stormwater Ordinance), codified as Santee Municipal Code (SMC), Chapter 9.06. The Manual also supports the water quality protection provisions of SMC, Chapter 11.40, Excavation and Grading. In general, the Manual establishes what dischargers must do to comply with the ordinances and to receive permits for projects and activities that are subject to them. The Manual and the ordinances have been prepared to provide the City with the respective legal authority and administrative actions necessary to comply with the requirements of Regional MS4 Permit.

Jurisdictional Runoff Management Program
The Regional MS4 Permit regulates discharges to MS4s within 18 municipalities in the County, the County of San Diego, the San Diego County Regional Airport Authority, and the San Diego Unified Port District (collectively referred to as “copermittees” or “municipalities”). The Regional MS4 Permit requires each copermittee, including the City, to develop a comprehensive JRMP.

The JRMP is the City’s approach to improving water quality in rivers, bays, lakes, and the Pacific Ocean through reducing discharges of pollutants to the stormwater conveyance system. The

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City’s stormwater conveyance system, like that of most other jurisdictions across the United States, conveys runoff from rain, irrigation runoff, natural groundwater seepage, and other water sources. To reduce pollutants in these discharges to water bodies, the City implements or requires its residents, businesses, municipal facilities, and landowners to implement a variety of measures commonly referred to as BMPs. Major components of the JRMP include the implementation of BMP requirements, water quality monitoring, educational outreach efforts, municipal maintenance procedures, inspection and enforcement programs, and water quality monitoring procedures.

San Diego Regional Water Quality Control Board Hydromodification Management Plan Requirements
Hydromodification management plans (HMPs) are requirements of the San Diego RWQCB to manage increases in runoff discharge rates and durations from all priority development projects, where such increased rates and durations are likely to cause increased erosion of channel beds and banks, sediment pollutant generation, or other impacts to beneficial uses and stream habitat due to increased erosive force.

General Plan
The City’s General Plan includes various goals, objectives, and policies related to water quality and drainage and protections against flooding hazards, including the following:

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

Objective 9.0: Reduce pollutants in urban runoff and stormwater discharges. • Policy 9.1: The City shall use careful planning and review to identify and eliminate urban runoff problems before development is approved.
• Policy 9.2: The City shall enforce the implementation of appropriate best management practices (BMPs) during construction projects.
• Policy 9.3: Reduce the discharge of pollutants into the storm drain system from existing municipal, industrial, and commercial facilities, and residential areas to the maximum extent practicable.

Safety Element
Objective 1.0: Minimize injuries, loss of life and property damage resulting from flood hazards. • Policy 1.1: The City should encourage the use of innovative site design strategies within the floodplain which ensure minimizing of flood hazards, maintaining the natural character of waterways and maximize the use of water as a design feature. • Policy 1.2: All development proposed within a floodplain area shall be required by the City to utilize design and site planning techniques to ensure that structures are elevated at least one foot above the 100-year flood level.

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• Policy 1.3: All proposed projects which would modify the configuration of any of the three main waterways in Santee (San Diego River and Sycamore and Forrester Creeks) shall be required to submit a report prepared by a registered hydrologist that analyzes potential effects of the project downstream as well as in the local vicinity. • Policy 1.6: The City should require a hydrologic study, including the analysis of effects on downstream and upstream properties and on the flood-carrying characteristics of the stream, for development proposed in the floodplain.
• Policy 1.8: Development within the 100-year floodway shall be prohibited, subject to the provisions of the City’s Flood Damage Prevention Ordinance.

Municipal Code
Title 9 – Stormwater Ordinance
Chapter 9.06 – Intended to protect and enhance the water quality of local watercourses, water bodies, and wetlands in a manner pursuant to and consistent with the CWA, Porter-Cologne Act, and Regional MS4 Permit through the following means:
• Effectively prohibiting non-stormwater discharges to the stormwater conveyance system. • Eliminating illicit discharges and illicit connections to the stormwater conveyance system. • Reducing the discharge of pollutants from the stormwater conveyance system, to the maximum extent practicable to achieve applicable water quality objectives for surface waters in San Diego County.
• Achieving compliance with TMDL regulations.

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

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

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

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

4.10.3 Significance Determination Thresholds
Consistent with Appendix G of the California Environmental Quality Guidelines, impacts related to hydrology and water quality would be significant if the project would:
1) Threshold 1: Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality. 2) Threshold 2: Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin.
3) Threshold 3: Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would:
a. Result in substantial erosion or siltation on or off site; b. Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off site;
c. Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or
d. Impede or redirect flood flows.
4) Threshold 4: In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation.
5) Threshold 5: Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan.

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

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

4.10.5.1 Impact Analysis
TCSP Area and AEN
While specific projects within the TCSP area are not currently known, the TCSP would allow for new development and associated infrastructure to occur within the TCSP area, including the AEN.

Future development of the TCSP area and AEN would have the potential to result in water quality impacts both during construction and from postconstruction operation. During construction, development would entail grading and other earthmoving activities. Exposed soils could be eroded and deposited into the surrounding water bodies, increasing the amount of sediment and turbidity in these water bodies. Additionally, chemicals or fuels could accidentally spill and be released into receiving waters, which could adversely alter water chemistry.

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

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

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

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

Housing Element Sites
Housing Element sites 16A, 16B, 20A, and 20B are totally or mostly vacant. As a result, implementation of the proposed project would increase impervious surfaces, thereby potentially increasing the amount of stormwater pollutants and waste discharge into the drainage systems.

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

Impacts associated with the Housing Element sites would be less than significant.

4.10.5.2 Mitigation Measures
TCSP Area, AEN, Housing Element Sites
No mitigation is required.

4.10.5.3 Significance After Mitigation
TCSP Area, AEN, Housing Element Sites
Impacts would be less than significant without mitigation.

4.10.6 Issue 2: Groundwater
Would the project substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede substantial groundwater management of the basin?

4.10.6.1 Impact Analysis
TCSP Area and AEN
The TCSP would allow for new development and associated infrastructure projects to occur within the TCSP area, including the AEN. Both redevelopment and new development on vacant sites would be required to comply with applicable stormwater management requirements which focus on retention and infiltration of waters on-site, which would provide for ongoing groundwater recharge. Temporary dewatering could be required in areas with high ground water levels. Such dewatering requires a dewatering permit and is typically designed to only move water away from such sites temporarily through sloping or pumping the water to other areas during construction of deep foundation work, thereby not having long term effects on groundwater. Although permanent dewatering systems could also occur if uses such as underground parking is required, these dewatering systems would be required to comply with typical geotechnical and engineering standards addressing geotechnical safety and water quality. Redevelopment of sites in the TCSP area, including the AEN, would not result in a substantial change in impervious surfaces as these sites already support some level of development. Additionally, future projects would be required to comply with the City’s General Plan policies and regulations that prioritize infiltration and treatment of stormwater and generally require increased on-site infiltration and higher standards

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of water quality protection compared to water quality standards that would have been implemented on existing developed sites. Therefore, although development/redevelopment within the TCSP area, including the AEN, would increase impervious surfaces, prioritization of on-site infiltration would ensure on groundwater recharge, impacts to groundwater quality would be less than significant.

While the City does not have a groundwater management plan as one is not required for the City’s groundwater basins under the Sustainable Groundwater Management Act, the TCSP area would not obstruct implementation of ongoing sustainable use of the City’s groundwater resources as the City is not dependent on groundwater (RWQCB 2021). Therefore, future development of the TCSP area, including the AEN, would not substantially interfere with groundwater recharge such that the project would impede sustainable groundwater management of the basin.

Housing Element Sites
Housing Element sites 16A, 16B, 20A, and 20B are totally or mostly vacant. As a result, implementation of the proposed project would increase impervious surfaces; however, compliance with General Plan policies and regulations would ensure that impacts to ground water quality associated with the Housing Element sites would be less than significant.

4.10.6.2 Mitigation Measures
TCSP Area, AEN, Housing Element Sites
No mitigation is required.

4.10.6.3 Significance After Mitigation
TCSP Area, AEN, Housing Element Sites
Impacts would be less than significant without mitigation.

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

4.10.7.1 Impact Analysis
TCSP Area, AEN, and Housing Element Sites
The TCPS area, AEN and Housing Element sites are located within urbanized areas throughout the City with existing stormwater facilities. Buildout of the proposed project would not result in substantial changes to the overall drainage patterns within the City because stormwater runoff from the project areas would still be collected within the existing stormwater conveyance system, and runoff would ultimately be discharged into the Forrester and Sycamore Canyon creeks, which

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

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

Additionally, post construction, individual projects would be required to ensure the maintenance of post-construction BMPs designed to retain volume and velocity of stormwater. The ongoing erosion control measures would ensure that surface water runoff flows leaving future development sites during both construction and operation of future projects would not carry substantial amounts of sediment to downstream waters. Therefore, through regulatory compliance, impacts related to erosion and siltation associated with development of the proposed project would be less than significant.
b. Increase Surface Runoff/Impede or Redirect Flood Flows Future development could result in increased surface runoff due to the construction of additional structures, walkways, and parking areas within the TCSP area, AEN, and Housing Element sites.

Consistent with the City’s General Plan Conservation Element policies and SMC (Chapters 9.06 and 11.40), all future development, whether discretionary or by right, would be required to ensure the maintenance of stormwater flows to ensure the project would not result in increased surface runoff or redirect existing flood flows. Implementation of applicable stormwater BMPs and erosion control measures would be required to retain flows on-site and minimize the velocity of stormwater runoff. Such BMPs could include on-site drainage swales, bioretention features, use of permeable pavers in parking areas and streets, or infiltration basins which also serve as a means for pollutant removal. Additionally, applicable projects would be required to include low impact development (LID) BMPs as discussed in the JRMP to treat potentially polluted runoff prior to entering the public storm drain system. Project-specific studies would be required to ensure that volume-based treatment LID BMPs are properly sized to infiltrate, filter, or treat the remaining portion of the runoff volume that was not retained or treated by other BMPs to maintain flows and ensure future projects would not redirect flood flows or alter the course of a stream or river. Through these project-specific measures, impacts related to increased or redirected surface runoff associated with development of the proposed project would be less than significant.

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c. Exceed Capacity of Stormwater System
Future development of the TCSP area, AEN, and Housing Element sites would contribute runoff to the existing stormwater drainage system. However, future development, whether discretionary or by right, would be required to adhere to state and local regulation and policies including preparation of project specific Stormwater Quality Management Plans, BMP Plan Sheets, drainage plans, and pollution control plans. Specifically, SMC Section 9.06.250(B) requires priority development projects to include hydromodification management BMPs that are sized and designed to ensure that post-project runoff conditions (flow rates and durations) would not exceed the pre-development runoff conditions by more than 10 percent. This, along with City wide storm water improvements described in the EIR Project Description assists in ensuring that stormwater flows would not overwhelm the City’s stormwater system. Additionally, the Development Impact Fee (DIF) and Dedication Ordinance requires new development to provide funds for the installation of needed drainage improvements. Through currently planned stormwater improvements in the City, regulatory compliance and payment of the DIF, impacts related to exceeding the capacity of the stormwater system associated with development of the proposed project would be less than significant.

4.10.7.2 Mitigation Measures
TCSP Area, AEN, Housing Element Sites
No mitigation is required.

4.10.7.3 Significance After Mitigation
TCSP Area, AEN, Housing Element Sites
Impacts would be less than significant without mitigation.

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

4.10.8.1 Impact Analysis
Flood Hazards
TCSP Area and AEN
As shown in Figure 4.10-2, the TCSP area encompasses land north and south of the San Diego River and its associated flood hazard zones. Riverine flooding impacts could occur from increases in the amount of runoff delivered to the creeks or river, causing an increase to the total flow and pollutant release in the creeks or river. In general, the potential for riverine flooding impacts is addressed through management of local surface runoff. Additionally, the potential for flooding impacts from direct alterations to the creeks or river is managed through the adoption of development regulations for SFHAs or areas mapped as 100-year flood hazard areas on federal FIRMs, where the NFIP’s management regulations must be enforced. These regulations address placement of fill, housing, and structures in areas mapped as SFHAs. The City’s General Plan Safety Element specifically prohibits development within a mapped 100-year flood zone

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(Policy 1.8). The TCSP area is within the dam inundation area for the San Vicente and El Capitan Dams and partially within the dam inundation area for the Chet Harritt Dam. The California Department of Water Resources, Division of Dam Safety, reviews the safety of dams annually.

The TCSP area is at least four miles away from all nearby dams and development within the TCSP area would not increase the risk of a dam failure. Buildout of future identified project areas would be required to adhere to all state and local development regulations including the City’s General Plan and SMC (Chapter 11.36), which establishes Flood Damage Prevention standards and development prohibitions.

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

Housing Element Sites
Site 16A
Site 16A is adjacent to the San Diego River and the northern portion of the site is partially within the 100-year inundation zone. Development of Site 16A would be required to adhere to all state and local development regulations including the City’s General Plan and SMC, which could require development in this area to be elevated above the floodplain and/or process a letter of map revision (LOMR) through FEMA showing the proposed project would meet NFIP standards.

Development within Site 16A would not be expected to exacerbate flooding issues, considering the emphasis on stormwater retention and on-site filtration. Overall, through regulatory compliance, impacts related to flood hazards associated with development of Site 16A would be less than significant.

Site 16B
Site 16B is not within a flood hazard zone. Impacts would be less than significant.

Site 20A
Site 20A is not within a flood hazard zone. Impacts would be less than significant.

Site 20B
Site 20B is not within a flood hazard zone. Impacts would be less than significant.

Tsunami
TCSP Area, AEN, Housing Element Sites
The TCSP area, AEN, and Housing Element sites are not in a tsunami zone and, therefore, the project would not be affected in the event of a tsunami. Thus, buildout of the proposed project would not result in impacts associated with a tsunami inundation.

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4.10.8.2 Mitigation Measures
TCSP Area, AEN, Housing Element Sites
No mitigation is required.

4.10.8.3 Significance After Mitigation
TCSP Area, AEN, Housing Element Sites
Impacts would be less than significant without mitigation.

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4.11 Land Use and Planning
The following section analyzes the potential land use and planning impacts that may occur as a result of the implementation of the proposed project. This section contains an evaluation of the project’s consistency with local and regional plans and policies as well as state planning initiatives.

It also evaluates compatibility in the context of existing and planned land uses in the surrounding area.

4.11.1 Existing Conditions
Existing City-wide Land Uses and Development Patterns
Residential uses make up nearly half of the developed land uses in the City of Santee (City). The remaining land uses include Commercial/Office Professional, Industrial, Public, and Preserved/Open Space. Approximately 2,638 acres in the northern portion of the City (designated Planned Development) is mostly part of the Fanita Ranch project. The Town Center Specific Plan (TCSP) area is within the central portion of the City and the Arts and Entertainment Neighborhood (AEN) is within the southern part of the TCSP area. Parcels that comprise the Housing Element sites consist of mostly vacant, underutilized sites in the southeastern part of the AEN.

Residential
Residential uses in the City are primarily composed of single-family detached units on standard subdivision lots. This type of residential development is found in all portions of the City, but it is particularly dominant north of the San Diego River. Multi-family housing, including apartments and condominiums, together with mobile homes, provide the balance of housing in the City. Multifamily development, including both apartments and condominiums, is typically located along the City’s major roads, including Fanita Drive, Mission Gorge Road, Carlton Hills Boulevard, Halberns Boulevard, and Magnolia Avenue. Most of the mobile parks are located near the City's highly traveled roads including Mission Gorge Road, Magnolia Avenue, and Prospect Avenue.

Commercial
Commercial uses are primarily concentrated along Mission Gorge Road and within the TCSP area, with small neighborhood centers dispersed throughout the City.

Office Professional
Office professional development is located primarily south of Mission Gorge Road and along Cuyamaca Street.

Industrial
Industrial development in the City is comprised of light industrial use concentrated north of State Route (SR) 67 in the east and along SR 52 in the south.

Public/Semi-Public
Public/semi-public land uses are composed of schools, public and private parks, and churches.

The City’s developed park sites – Mast Park, Woodglen Vista Park, Big Rock Park, West Hills Park, Shadow Hill Park, Santee Mini Park, Weston Park, and the Town Center Community Park,

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together with Mission Trails Regional Park, Santee Lakes Regional Park and Campground, and the Carlton Oaks Golf Club, provide many areas for recreation. The City’s nine elementary and two high schools also provide recreational opportunities.

Existing Project Area Land Uses
Existing land uses within the TCSP area include a mix of residential and commercial uses and vacant or undeveloped areas in a central part of the City. Since 1986, development in the majority of the proposed TCSP area has been subject to the adopted TCSP land use and development regulations to provide a mix of conservation and development areas around the San Diego River.

The adopted TCSP area is bounded to the south by Mission Gorge Road, on the west by Mast Park and adjacent residential development, on the north by Mast Boulevard, and on the east by Magnolia Avenue. Property ownership within the TCSP area includes private, City, and County lands.

The adopted TCSP Design Manual (Design Manual) establishes design concepts and guidelines for development. The Design Manual provides both design concepts which guide the overall development of the Town Center and design standards applicable to individual project developments. Specifically, residential areas within the TCSP are required to consider the adjacent land use and provide appropriate buffers as well as open views (City 1986).

Surrounding Areas and Land Uses
Land uses surrounding the City are varied. The City is bordered on the south by Gillespie Field, a general aviation airport, and the residential community of Fletcher Hills, both of which are within the City of El Cajon. To the southwest, is the community of San Carlos, a residential community, and Mission Trails Regional Park, both in the City of San Diego. To the west is the undeveloped East Elliott area of the City of San Diego and the Marine Corps Air Station (MCAS) Miramar. Also to the east is the primarily low-density residential unincorporated communities of Lakeside and Eucalyptus Hills and to the northeast vacant land and active mining operations in Slaughterhouse Canyon. To the north, the City is bordered by vacant, privately-owned land in the County of San Diego (County) as well as the County’s Sycamore Canyon Open Space Preserve.

Airports
Two airports are located near the City, including MCAS Miramar and Gillespie Field. Lands adjacent to the western boundary of the northern portion of the City are part of MCAS Miramar and are under the jurisdiction of the Department of the Navy. MCAS Miramar is not a public airport and is restricted to military use providing facilities and services to various Marine Corps and Navy operating units. Airfield operations run 24 hours a day, 7 days a week and consist of three runways, one helicopter landing deck, and six helipads. Flight patterns run primarily in a west to east direction. The northern part of the TCSP area, generally north of the San Diego River, the AEN, and Housing Element Site 16A is within MCAS Miramar Review Area 2.

Gillespie Field is a general aviation reliver airport located at the southern City limits, in the City of El Cajon. Gillespie Field encompasses approximately 757 acres and is owned and operated by the County’s Department of Public Works. The airport has three runways and several helipads with two of the runways running parallel in an east–west alignment and one crosswind runway oriented in a north–south alignment. The Gillespie Field Airport Influence Area (AIA)/Safety Zones extends onto the southern portion of City, including parts of the project site. The northern portion of the TCSP area and AEN are in Gillespie Field Review Area 12, while the southern portion of

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the TCSP area and AEN and the Housing Element sites are within Gillespie Field Review Area 2 1 and Safety Zones 3, 4 and 6 (Airport Land Use Commission [ALUC] 2024).

City of San Diego
Lands adjacent to the western boundary of the City are within the East Elliott area of the City of San Diego. The area is primarily uninhabited and included in the Multiple Species Conservation Program (MSCP) Multiple Habitat Planning Area (MHPA) to be preserved as natural habitat.

Outside of the MHPA boundaries, there are areas within the community plan designated for Low Density Residential development with 45 maximum single-family residential units. These areas are currently undeveloped.

Mission Trails Regional Park
The Mission Trails Regional Park is operated by the City of San Diego but is partially located within the City. The park includes over 5,800 acres with over 40 miles of biking, hiking, and equestrian trail; 191 acres of the park are located within the City. None of the project elements would encroach into the park area.

4.11.2 Regulatory Framework

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

It is further required that jurisdictions demonstrate in their Housing Element that the land inventory is adequately zoned to accommodate that jurisdiction’s share of the regional growth. In accordance with state law, a zoning density of 30 residential units per acre is deemed appropriate to accommodate housing for lower income households within suburban jurisdictions such as the City. In accordance with state law, the City’s current Housing Element includes a new R-30 zone throughout the City to allow a density range of 30 to 36 dwelling unit per acre (du/ac).

California Density Bonus Law
California Government Code Section 65915 was enacted in 1979 granting developers an increase in density beyond the maximum allowed by the local jurisdiction’s General Plan land use plan.

Developers are required to include some affordable dwelling units at below market rates. The amount or percentage of required affordable dwelling units depends on the level of affordability and the type of housing. For general residential development (e.g., not including housing for

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specific populations), housing developments that include five or more units and 5% “very low income” or 10% “low income” rental units or 10% “moderate” income for sale units are eligible for a density bonus. The law also requires local governments to offer incentives or concessions that provide reduction costs, waivers of development standards in certain cases, and reductions in parking requirements (SCAG 2024).

Senate Bill 375
The Sustainable Communities and Climate Protection Act of 2008, also known as Senate Bill (SB) 375 (2008) requires the San Diego Association of Governments (SANDAG) to adopt a Sustainable Communities Strategy (SCS) or Alternative Planning Strategy (APS) to address greenhouse gas (GHG) reduction targets from cars and light-duty trucks in the context of its Regional Transportation Plan (RTP).

SB 375 requires the SCS to show how GHG reduction targets could be achieved; and recommended the integration of transportation and residential land use as one of the most impactful strategies for reducing GHG emissions from vehicles. Higher-density infill development located near transit that emphasizes proximity and connectivity to public transit, employment and service centers, walkable areas, and amenities, can reduce vehicle GHG emissions by reducing vehicle trip number and length (assuming travelers are using some other form of non-vehicle mobility).

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

San Diego Forward: The 2021 Regional Plan
San Diego Forward was adopted by the SANDAG Board of Directors on December 10, 2021. The 2021 Regional Plan focuses on forecasted growth in the region to the year 2050. One of the major goals of the 2021 Regional Plan is to develop an assessable transportation system guided by three primary goals: the efficient movement of people and goods; access to affordable, reliable, and safe mobility options; and healthier air and reduced GHG emissions. and the plan combines and updates the region’s two big picture planning documents: the Regional Comprehensive Plan (RCP) and the Regional Transportation Plan (RTP)/SCS. San Diego Forward is intended to provide a plan for future growth through the year 2050 based on principles of sustainability and smart growth. It is intended to result in more compact development patterns with greater emphasis on use of transit and less need to rely on private vehicle travel; it is to be updated every four years to monitor its progress. The San Diego Forward plan contains the following required elements:

Policy Element; Sustainable Communities Strategy; Financial Element; and Action Element.

Relevant objectives of San Diego Forward include the following: Healthy and Complete Communities
• Create great places for everyone to live, work, and play.

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

Sustainable Communities Strategy
Developed in accordance with SB 375 for the 2050 RTP and incorporated into the 2021 San Diego Forward plan as Chapter 2, the SCS identifies ways to achieve SANDAG’s regional share of statewide GHG reduction targets from cars and light-duty trucks. The targets for the SANDAG region call for a 19 percent reduction in GHG emissions per capita from automobiles and lightduty trucks compared to 2005 levels by 2020, and a 13 percent reduction by 2035.

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

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

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

Local jurisdictions and special districts will implement their respective portions of the MSCP Plan through subarea plans, which will describe specific implementing mechanisms for the MSCP. The City’s Draft MSCP Subarea Plan is in progress although not yet approved. A majority of the most sensitive biological resources are located within the northern portion of the City, with other sensitive areas generally associated with the San Diego River and steeper hillsides in the northern portions of the City.

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San Diego County Airport Land Use Compatibility Plans
The San Diego County Regional Airport Authority (Authority) is committed to protecting the safety and welfare of the public and the ability of airports to operate now and in the future. One of the Authority's responsibilities is to serve as the ALUC for the County. The ALUC is responsible for adopting Airport Land Use Compatibility Plans (ALUCPs) for 16 public use and military airports in the County. ALUCPs provide guidance on appropriate land uses surrounding airports to protect the health and safety of people and property within the vicinity of an airport, as well as the public in general. ALUCPs focus on a defined area around each airport known as the AIA. The AIA is composed of noise, safety, airspace protection and overflight factors, in accordance with guidance from the California Airport Land Use Planning Handbook published by the California Department of Transportation, Division of Aeronautics. The City is in the vicinity of two airports: MCAS Miramar and Gillespie Field. The San Diego County ALUC has adopted ALUCPs for each airport and future development would be subject to the land use compatibility policies and development criteria within AIAs. The northern portion of the TCSP area is located within MCAS Miramar’s Review Area 2 and Gillespie Field’s Review Area 1, while the southern portion of the TCSP area is within Gillespie Field’s Review Area 2 and Safety Zones 3, 4, and 6.

General Plan
The General Plan serves as a long-term policy guide for physical, economic, and environmental growth. It is a statement of the community's vision for ultimate growth. State law requires that every city prepare and adopt a comprehensive long-range plan to serve as a guide for the development of the community. City actions, such as those relating to land use allocations, annexations, zoning, subdivision and design review, redevelopment and capital improvements must be consistent with the General Plan. The General Plan designates land use categories for the entire City. Each land use category is identified and defined within the General Plan and includes information on the general uses, development, intensity, siting, and compatibility uses (City 2003e). The current General Plan Elements were adopted by the City Council on August 27, 2003, except for the Mobility Element and Housing Element, which were formally amended in 2017 and 2022, respectively. The 2021-2029 Housing Element and associated Rezone Program establish the maximum development potential for residential properties within the City.

Municipal Code
The City Zoning Ordinance is consistent with the City’s General Plan and is the primary implementation tool for the Land Use Element. Zoning regulations for the City are adopted and established to serve the public health, safety, and general welfare and to protect the physical, social, and economic stability for residential, commercial, industrial, and other land uses in the City to ensure its orderly and beneficial development. The Zoning Ordinance and Map identify specific types of land uses, intensity of uses, and development performance standards applicable to specific areas and parcels of land within the City. The City Zoning Ordinance was last updated as a result of the 2022 Housing Element and rezone.

Measure N
At the November 2020 election, City voters adopted Measure N, an initiative measure which establishes a voter approval requirement for certain local legislative actions that would increase residential density or otherwise intensify land use over that currently permitted by the General Plan and zoning. Measure N limits the ability to increase residential density on or intensify the use of a property without a citywide vote.

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

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

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

4.11.5.1 Impact Analysis
TCSP Area and AEN
The TCSP area is in an urbanized part of the City and the proposed TCSP would include updated development standards that would guide planned development throughout the TCSP area and AEN. The proposed TCSP identifies roadway improvements including bike lanes and multi-use pathways as well as new roadway connections to provide direct connections through the TCSP area and AEN. These improvements are not of a size or scale that would divide an established community. Future development in the TCSP area and AEN would be integrated into the existing area and would be developed pursuant to the TCSP and the City’s General Plan and SMC.

Development pursuant to the TCSP would be subject to objective design standards and would not physically divide an established community. Further, the project proposes a River Bridge over the San Diego River that would improve connectivity in the TCSP area and AEN as the San Diego River currently separates much of the TCSP area from north to south. Significant impacts related to physically dividing an established community would not occur.

Housing Element Sites
The Housing Element sites are in the southeastern part of the AEN on vacant generally flat sites along existing roadways and near existing developed areas. Development of these Housing Element sites 16A, 16B, 20A, and 20B would occur in areas that have been either developed in the past or have been identified for development. Significant impacts related to dividing an established community would not occur.

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4.11.5.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
No mitigation is required.

4.11.5.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Impacts would be less than significant without mitigation.

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

4.11.6.1 Impact Analysis
TCSP Area and AEN
The project involves updates to the TCSP, including an expansion of the overall boundaries and updated development standards to facilitate planned development throughout the TCSP area and AEN and does not propose any specific development. The guiding land use document for the TCSP area and AEN is the TCSP, which implements the City’s General Plan by establishing a long-term vision for the TCSP area and providing tailored land use and development standards applicable to future development and improvements within the TCSP area and AEN.

The proposed TCSP is a specific plan and would comply with California Government Code Sections 65450 through 65457 which require that a specific plan be consistent with the adopted General Plan for the jurisdiction in which the specific plan area is located. Specific plans adopted by ordinance become the applicable zoning that provide specific direction to the type and intensity of uses permitted and may also define design expectations and standards. The proposed update to the TCSP is a regulatory document that would be adopted by ordinance. The TCSP notes that in any instance where the TCSP conflicts with the requirements of the SMC, the TCSP provisions shall take precedence. Where the TCSP is silent on a topic, the requirements of Title 13 of the SMC (Zoning Ordinance) would remain in effect. The City’s 2021-2029 Housing Element and current Zoning Ordinance allow up to 36 du/ac, and none of the residential densities established by the TCSP would exceed 36 du/ac. The proposed modifications to the TCSP would become part of the City’s General Plan and Zoning Ordinance and would not conflict with applicable state and local land use requirements. Further, the project would not conflict with Measure N because there are no local legislative actions required for the project that would result in increased densities.

Regional planning documents maintained by SANDAG are related to GHG reduction through greater emphasis on use of transit and less need to rely on private vehicle travel. The Regional Plan: San Diego Forward, adopted in 2021, further identified GHG reduction strategies through transportation and land use planning as follows: connect communities through multi-modal transportation choices; and increase a variety of housing options in proximity to existing and planned transit. The TCSP area includes the eastern terminus of the Green Copper Line trolley

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line at the Santee Trolley Station in the AEN and identifies this area and surrounding uses for Trolley Commercial uses as part of a transit hub to serve residents and workers in the community and adjacent communities, including visitors that arrive to the TCSP area via the trolley. Also, one of the key elements of the TCSP is to incorporate roadway facilities that provide multimodal connectivity throughout the AEN, to allow the movement of people walking, bicycling, and riding transit in the area. The proposed TCSP is consistent with existing adopted land uses, promotes multimodal activity, and would not conflict with regional planning efforts aimed at reducing GHGs or mitigating other environmental effects.

Other local planning documents that pertain to the TCSP area and AEN include the County MSCP and MCAS Miramar and Gillespie Field ALUCPs. The County MSCP was adopted to support local conservation efforts of native habitat and wildlife. As detailed in EIR Section 4.4, the TCSP area and AEN have adequate species coverage and suitable habitats would continue to be protected under the MSCP and the project would not result in conflicts with the MSCP. The MCAS Miramar and Gillespie Field ALUCPs were adopted to address airspace safety and noise issues as they relate to surrounding areas. As stated above, the northern portion of the TCSP area is located within MCAS Miramar’s Review Area 2 and Gillespie Field’s Review Area 1, while the southern portion of the TCSP area is within Review Gillespie Field’s Review Area 2 and Safety Zones 3, 4, and 6. As detailed in EIR Section 4.9, future development within the TSCP area and AEN would be subject to notification and consultation with the ALUC at the time specific development proposals are submitted for City review. Conflicts with local planning documents are not anticipated and future development proposals within the TCSP area and AEN would still be subject to review for consistency with the City’s General Plan and SMC; however, it is possible that future development plans within the TCSP area and AEN within Gillespie Field Safety Zones 3 and 4 would not be entirely compatible with the ALUCPs due to residential density limitations.

While no development is proposed at this time, ALUC found the TCSP project conditionally consistent on January 9, 2025. When development proposals do come forth, they would be required to complete consultation with the ALUC and depending on the ultimate density of the proposal, future development within could be found incompatible with the ALUCP. Therefore, at this level of program review, a significant impact would occur with respect to consistency with ALUCPs.

Housing Element Sites
The Housing Element sites are within areas identified for residential and non-residential development. The project includes the development of Housing Element sites 16A, 16B, 20A, and 20B with their maximum development potential identified in the City’s current Housing Element and with the state density bonus law for affordable housing and includes some non-residential development. Development within these sites would be consistent with existing zoning and state density bonus law, which could allow eights up to 55 feet, or to a maximum of 85 feet with density bonus. Housing Element sites 16A and 16B are near the Santee Trolley Station and Housing Element site 20A and 20B are along Magnolia Avenue, which does include bus services.

City General Plan Land Use Element Policy 2.2 states that the City should encourage the development of higher density residential developments in areas close to the multi-modal transit station and along major road corridors where transit and other convenience services are available.

The Housing Element sites are located within the center of the City in proximity to existing major roads and transit and provide greater opportunity for residential use of multi-modal and transit options. Regional planning efforts by SANDAG to reduce GHG emissions would also be supported by the proposed development at the Housing Element sites.

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As discussed in EIR Section 4.9, the Housing Element sites are within Gillespie Field’s Review Area 2 and Safety Zones 3, 4 and 6 and Housing Element Site 16A is also within MCAS Miramar’s Review Area 2. Aircraft safety is addressed in the TCSP for the Housing Element sites and indicates that future projects at the Housing Element sites shall incorporate design features to address identified aircraft safety and noise hazards, consistent with General Plan Safety Element Policy 7.1. Airport noise for Housing Element sites 20A and 20B are required to prepare a noise technical analysis by a qualified professional that demonstrates either noise levels would not exceed the City’s General Plan Noise Element compatibility guidelines, or that noise levels which already exceed the levels considered compatible for that use are not increased by 3 dB or more.

The City is responsible for submitting the Application for a Consistency Determination to the Airport Authority. Airport staff would review and make recommendations to the ALUC as to the appropriate determination. The ALUC must act upon an application for a determination of consistency with an ALUCP within 60 days of the ALUC deeming such application complete. The City may override overrule an ALUC determination of inconsistency by a two-thirds vote of the City Council if it can make certain findings and provide a 45-day notice of the same to the ALUC and the California Department of Transportation per Public Utilities Code Section 21676.5(a).

Where possible conflict between the residential density provisions mandated by state law and Airport Safety Zones are identified with a specific land use proposal, the ALUCP density limitations shall apply unless overridden by the City Council. Since this process is not unique to the City, it does not constitute a distinct or unusual constraint. Notwithstanding the potential override overrule of ALUCP density limitations, all future individual projects, including ministerial projects, would be required to obtain an FAA determination of No Hazard to Air Navigation and/or implement FAA conditions that would allow the FAA determination of No Hazard to Air Navigation consistent with TCSP Objective Design Standard G and the requirements for ministerial projects described in Section 3.4.2 of this EIR. Impacts associated with conflicts with local land use plans for future development at the Housing Element sites would be less than significant, except with respect to compatible density within Gillespie Field Safety Zones 3 and 4. While no development is proposed at this time and ALUC found the TCSP project conditionally compatible on January 9, 2025, the potential for future development within the Housing Element sites to exceed the density limits for the corresponding airport safety zone remains, resulting in a significant and unavoidable impact under CEQA. The potential for future development within the Housing Element sites to exceed the density limits for the corresponding airport safety zone could result in a significant and unavoidable impact after consultation with the ALUC.

4.11.6.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
No feasible mitigation is available to reduce the potential conflict between the future development density and the density restrictions within the Gillespie Field Safety Zones 3 and 4. Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
As the potential for future development exceeds the density restrictions within Gillespie Field Safety Zones 3 and 4, impacts would be significant and unavoidable.

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4.12 Noise
This section analyzes potential noise impacts that may occur as a result of implementation of the proposed project. Specifically, this section addresses potential noise impacts related to compliance with applicable noise ordinance standards, generation of groundborne noise and vibration, temporary and permanent increases in ambient noise levels, and airport noise. Noise modeling data are contained in Appendix F of this Environmental Impact Report (EIR). Impacts are assessed in accordance with standards established in the City’s General Plan Noise Element and the Santee Municipal Code (SMC).

4.12.1 Existing Conditions

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

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

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

Descriptors
The impact of noise is not a function of loudness alone. The time of day when noise occurs and the duration of the noise are also important. In addition, most noise that lasts for more than a few seconds is variable in its intensity. Consequently, a variety of noise descriptors has been developed. The noise descriptors used for this analysis are the one-hour equivalent noise level (LEQ) and the community noise equivalent level (CNEL), and the day-night equivalent level (LDN). • The LEQ is the level of a steady sound that, in a stated time period and at a stated location, has the same A-weighted sound energy as the time-varying sound. For example, LEQ(1H) is the equivalent noise level over a 1-hour period and LEQ(8H) is the equivalent noise level

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over an 8-hour period. LEQ(1H) is a common metric for limiting nuisance noise whereas LEQ(8H) is a common metric for evaluating construction noise. • The CNEL is a 24-hour equivalent sound level. The CNEL calculation applies an additional 5 dBA penalty to noise occurring during evening hours, between 7:00 p.m. and 10:00 p.m., and an additional 10 dBA penalty is added to noise occurring during the night, between 10:00 p.m. and 7:00 a.m. These increases for certain times are intended to account for the added sensitivity of humans to noise during the evening and night. • The LDN is also a 24-hour equivalent sound level that applies an additional 10 dBA to the sound levels occurring between 10:00 p.m. and 7:00 a.m. By definition, LDN is always less than or equal to CNEL, and the two descriptors usually agree within one decibel. In the context of noise sources discussed in this analysis, LDN and CNEL can be considered synonymous and functionally interchangeable.

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

Traffic noise is not a single, stationary point source of sound. Over some time interval, the movement of vehicles makes the source of the sound appear to emanate from a line (line source) rather than a point. The drop-off rate for a line source is 3 dBA for each doubling of distance.

Definition and Measurement of Noise
Vibration consists of energy waves transmitted through solid material (Federal Transit Administration [FTA] 2006). Groundborne vibration propagates from the source through the ground to adjacent buildings by surface waves. Vibration may be composed of a single pulse, a series of pulses, or a continuous oscillatory motion. The frequency of a vibrating object describes how rapidly it is oscillating, measured in hertz (Hz). The normal frequency range of most groundborne vibration that can be felt generally starts from a low frequency of less than 1 Hz to a high of about 200 Hz (FTA 2006).

Vibration energy spreads out as it travels through the ground, causing the vibration amplitude to decrease with distance away from the source. Instantaneous groundborne vibration is measured by its peak particle velocity (PPV). The PPV is normally described in inches per second (inch/sec).

Excessive groundborne vibration has the potential to result in structural damage.

Continued vibration of building components can also take the form of an audible low-frequency rumbling noise, which is referred to as groundborne noise. Groundborne noise is usually only a problem when the originating vibration spectrum is dominated by frequencies in the upper end of the range (60 to 200 Hz), or when foundations or utilities, such as sewer and water pipes, connect the structure and the vibration source.

Noise-Sensitive Land Uses
Noise-sensitive land uses (NSLUs) are associated with land uses wherein indoor and/or outdoor human activities may be subject to stress and/or significant interference from noise. They include residential (single- and multi-family dwellings, mobile home parks, dormitories and similar uses);

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transient lodging (including hotels, motels and similar uses); hospitals, nursing homes, convalescent hospitals, and other facilities for long-term medical care; and public or private educational facilities, libraries, churches and other places of public gathering. In addition to buildings, exterior use areas may also be considered NSLUs. Exterior use areas are areas where frequent human use for prolonged periods (at least an hour) may reasonably occur. Common examples of exterior use areas include residential backyards, multi-family communal areas, patios, picnic areas, recreation areas, playgrounds, active sports areas, and parks. NSLUs occur throughout the City.

Vibration-Sensitive Land Uses
The FTA has identified the following three categories of vibration-sensitive land uses (VSLUs):

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

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

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

VSLUs occur throughout the Town Center Specific Plan (TCSP) area and Arts and Entertainment Neighborhood (AEN). Residential uses are located adjacent to sites 20A and 20B.

4.12.1.2 Existing Noise
A community noise survey was conducted to document noise levels throughout the TCSP area.

Short-term daytime measurements at nine locations were selected to represent typical conditions in the planning area. The short-term measurements show the average sound level over roughly 15-minute periods on a weekday in July 2023. The locations were chosen based on land uses and proximity to nearby roadways.

The community noise survey represents a range of the existing conditions and provides a representation of baseline conditions in the study area. The sources of noise varied between sites, but the primary noise generator in most locations is vehicular traffic.

The measured average noise levels ranged from 49.6 to 68.9 dBA LEQ. The loudest average noise level was 68.9 dBA LEQ. This measurement (M8) was located adjacent to Mission Gorge Road.

Though these measurements provide a snapshot observation of the noise environment, noise can fluctuate widely throughout the day and over time. Noise measurement locations and results are shown in Table 4-12.1, Noise Monitoring Results.

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Table 4-12.1

NOISE MONITORING RESULTS
Site Location Time Measured Noise
Level (dBA LEQ)
M1 Town Center Park East 2:58 p.m.- 3:13 p.m. 50.2
M2 Cuyamaca Street, 790 feet south of River
Park Drive 9:03 a.m. - 9:18 a.m. 69.2
M3 Chubb Lane south of San Diego River
crossing 2:21 p.m. - 2:36 p.m. 49.6
M4 Riverview Parkway, 80 feet south of San
Diego Christian College driveway 10:45 a.m. - 11:00 a.m. 54.0 M5 Santee Historical Society Historic Barn 1:38 p.m. - 1:53 p.m. 54.5 M6 Trolley Square, 80 feet west of tracks 9:43 a.m. - 9:58 a.m. 60.9 M7 Riverview Parkway, 250 feet south of
Town Center Parkway 11:18 a.m. - 11:33 p.m. 60.7
M8 Mission Gorge Road, 530 feet east of
Riverview Parkway 1:07 p.m. - 1:22 p.m. 68.9
M9 Mast Boulevard, 120 feet west of Bilteer
Court 3:40 pm. - 3:55 p.m. 66.9
Note: All site measurements were taken on July 20, 2023.

Vehicular Traffic Noise
Vehicles traveling along major roadways generate noise levels which affect adjacent land uses.

Traffic noise generated on a roadway is dependent on vehicle speed, volume, flow, percentage of vehicle types, properly functioning muffler systems, and pavement type and conditions. Traffic noise is also dependent on the presence of barriers and the distance between the noise source and receptor. In general, as traffic volumes increase, noise levels increase. This condition exists until there is so much traffic that flow degrades, and speeds decrease which reduces noise levels.

Furthermore, a heavy truck generates more noise than a car when travelling at the same speed and distance. Roads with the same amount of traffic can have higher or lower sound levels depending on the mixture of vehicles.

Aircraft Noise
The TCSP area is subject to some aircraft noise associated with Gillespie Field, located approximately 0.5 miles to the south. The TCSP area is mostly located in locations that would be exposed to aircraft related noise levels below 60 CNEL. Portions of the commercial areas north of Mission Gorge Road and west of Town Center Parkway are located within an area that would be exposed to 60 CNEL.

Trolley Noise
Existing rail traffic on existing tracks would continue to generate elevated noise levels within the TCSP area. These tracks are associated with the San Diego Trolley Green Copper Line and terminate at the Santee Town Center station.

The San Diego Trolley’s light rail vehicles generate high, relatively brief, intermittent noise events.

At-grade crossings with warning bells are currently located at two locations within the Trolley Square shopping center and at the intersection of Mission Gorge Road and Cuyamaca Street.

Light rail vehicles are equipped with horns for use in emergency situations and as a general

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audible warning to alert people in the vicinity of the tracks. Noise levels associated with the San Diego Trolley would not increase or decrease as a result of project implementation.

Stationary Noise
The TCSP area includes various stationary noise sources including industrial and commercial activities. Noise levels from stationary sources are highly localized and may vary during the day based on the specific activity being performed, atmospheric conditions, and other factors. These noise sources can be continuous and may contain tonal components that may be annoying to people who live in the nearby vicinity. Stationary noise levels throughout the TCSP area may also vary due to different periods of activity depending on the time of day or day of the week.

4.12.2 Regulatory Framework

4.12.2.1 State
California Code of Regulations Title 24 Interior Noise Building Standards Interior noise levels for habitable rooms are regulated also by Title 24 of the CCR California Noise Insulation Standards. Title 24, Chapter 12, Section 1206.4, of the 2022 California Building Code requires that interior noise levels attributable to exterior sources not exceed 45 CNEL in any habitable room (CCR 2022). A habitable room is a room used for living, sleeping, eating, or cooking. Bathrooms, closets, hallways, utility spaces, and similar areas are not considered habitable rooms for this regulation (24 CCR, Chapter 12, Section 1206.4 2022) Assembly Bill 1307
Assembly Bill 1307, approved on September 7, 2023, specifies that the effects of noise generated by project occupants and their guests on human beings is not a significant effect on the environment for residential projects for purposes of the California Environmental Quality Act (CEQA).

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

Noise Element
Objective 1.0. Control noise from sources adjacent to residential, institutional, and other noise sensitive receptors.
• Policy 1.1: The City shall support a coordinated program to protect and improve the acoustical environment of the City including development review for new public and private development and code compliance for existing development. • Policy 1.2: The City shall utilize noise studies and noise contour maps when evaluating development proposals during the discretionary review process.

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• Policy 1.4: The City shall promote alternative sound attenuation measures rather than traditional wall barrier wherever feasible; these may include glass or polycarbonate walls, berms, landscaping, and the siting of noise-sensitive uses on a parcel away from the roadway or other noise source.
• Policy 1.5: The City shall review future projects with particular scrutiny regarding the reduction of unnecessary noise near noise-sensitive areas such as hospitals, schools, parks, etc.

Objective 2.0: Ensure that future developments will be constructed to minimize interior and exterior noise levels.
• Policy 2.1: The City shall adhere to planning guidelines and building codes which include noise control for the exterior and interior living space of all new residential developments within noise impacted areas.
• Policy 2.2: The City should require new development to mitigate noise impacts to existing uses resulting from new development when (1) such development adds traffic to existing City streets that necessitates the widening of the street; and (2) the additional traffic generated by new development causes the noise standard or significance thresholds to be exceeded.
• Policy 2.3: The City should not require new development to mitigate noise impacts to existing uses when new development only adds traffic already anticipated by the City’s General Plan to an existing street but does not necessitate widening of that street.

The Noise Element also provides guidelines for determining acceptable and unacceptable community noise exposure limits for various land use categories (Table 4.12-2, Exterior Land Use/Noise Compatibility Guidelines). Normally acceptable noise levels are defined as satisfactory, based on the assumption that any buildings involved are of normal conventional construction, without any special noise insulation requirements. Conditionally acceptable noise levels indicate that new construction or development should be undertaken only after a detailed analysis of the noise reduction requirements is made and required noise insulation features have been included in the design. Conventional construction with closed windows and fresh air supply systems or air conditioning will normally suffice. The General Plan states that these compatibility guidelines are not prohibitive but should be used as a guide and a resource (City 2003f).

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Table 4.12-2

EXTERIOR LAND USE/NOISE COMPATIBILITY GUIDELINES
Land Use Category Community Noise Exposure (dBA CNEL)
55 60 65 70 75 80
Residential – Low-Density Singel Family Duplex, Mobile
Homes
Residential – Multiple Family
Transient Lodging – Motels, and Hotels
Schools, Libraries, Churches, Hospitals, and Nursing
Homes1
Auditoriums, Concert Halls, Amphitheaters
Sports Arena, Outdoor Spectator Sports
Playgrounds, Neighborhood Parks
Golf Courses, Riding Stables, Water Recreation, Cemeteries Offices Buildings, Business Commercial, and Professional Industrial, Manufacturing, Utilities, Agriculture
Normally Acceptable – Specified land use is satisfactory, based upon the assumption that buildings involved are of normal conventional construction, without any special noise insulation requirements.

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

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

Clearly Unacceptable - New construction or development clearly should not be undertaken. 1 Applies to noise sensitive areas which serve a significant function for the use which could be adversely affected by noise; such as, outside areas used primarily for instruction, meditation areas, rest and relaxation areas, and other areas where general peace and quiet are important.

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

1. Modifications to the development have been, or will be made, which will reduce the exterior noise levels in noise-sensitive areas to 65 dBA LDN or less, or

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

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

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

1. If, as a direct result of the project, noise levels for any existing or planned development will exceed the noise levels considered compatible for that use as identified in Table 4.12-2.

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

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

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

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

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

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

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

6. Setting of time limits on certain noisy activities.

7. Purchasing of demonstrably quiet equipment for City use.

Municipal Code
Title 5 – Health and Safety
Chapter 5.04 Noise Abatement and Control Ordinance
On-site generated noise is regulated by the SMC, Title 5 Health and Safety, Chapter 5.04 Noise Abatement and Control. The sections applicable to the project are as follows:

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

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1. The level of the noise;

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

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

4. The level of the background noise;

5. The proximity of the noise to sleeping facilities;

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

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

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

9. The duration of the noise;

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

11. Whether the noise is produced by a commercial or noncommercial activity B. Disturbing, Excessive or Offensive Noises. The following acts, among others, are declared to be disturbing, excessive and offensive noises in violation of this section:
a. It is unlawful for any person to operate or allow the operation of any generator, air conditioning, refrigeration or heating equipment in such manner as to create a noise disturbance on the premises of any other occupied property, or if a condominium, apartment house, duplex, or attached business, within any adjoining unit.
b. All generators, heating, air conditioning, or refrigeration equipment are subject to the setback and screening requirements in this code.

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

Section 5.04.090 Construction Equipment
Prohibitions. Except for emergency work or work that has been expressly approved by the City, it is unlawful for any person to operate any single or combination of powered construction equipment at any construction site, as follows:

1. It is unlawful for any person to operate any single or combination of powered construction equipment at any construction site on Mondays through Saturdays except between the hours of 7:00 a.m. and 7:00 p.m., unless expressly approved by the Director of Planning and Building or the Director of Engineering, as applicable.

2. It is unlawful for any person to operate any single or combination of powered construction equipment at any construction site on Sundays or City recognized holidays unless expressly approved by the Director of Planning and Building or the Director of Engineering, as applicable.

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3. No construction equipment is permitted to be started, idled, moved or operated at any location before 7:00 a.m. or after 7:00 p.m. on Mondays through Saturdays and all times on Sundays and holidays, described in subsection (A)(2) of this section. Specific exemptions may be authorized by the Director of Planning and Building or the Director of Engineering, as applicable.

4. Construction equipment with a manufacturer’s noise rating of 85 dBA LMAX or greater, may only operate at a specific location for 10 consecutive workdays. If work involving such equipment will involve more than 10 consecutive workdays, a notice must be provided to all property owners and residents within 300 feet of the site no later than 10 days before the start of construction. The notice must be approved by the City and describe the project, the expected duration, and provide a point of contact to resolve noise complaints.

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

Section 5.04.160 Limitations on sources of noise not otherwise addressed A. Between 10:00 p.m. and 7:00 a.m., it is unlawful for any person to generate any noise on the public way that is louder than average conversational level at a distance of 50 feet or more, vertically or horizontally, from the source.

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

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

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

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

4.12.3 Significance Determination Thresholds
Consistent with Appendix G of the CEQA Guidelines, impacts related to noise would be significant if the project would:
1) Generate a substantial temporary or permanent increase in ambient noise levels in the vicinity of the proposed project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies. 2) Generate excessive groundborne vibration of groundborne noise levels. 3) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, expose people residing or working in the project area to excessive noise levels.\ 4) Would the project conflict with the General Plan Noise Element standards for proposed uses?
Significant operational noise impacts would occur if implementation of the project would result in traffic noise exceeding the applicable land use compatibility level for a given use. For residential uses, this would be 65 CNEL. If noise levels exceed this threshold, a permanent increase in noise greater than a perceptible change (3 CNEL) over existing conditions would be considered significant.

The City requires that noise levels generated during nighttime hours (10:00 p.m. to 7:00 a.m.) do not exceed the average conversational level at a distance of 50 feet. Normal conversation is approximately 60 dBA (Centers for Disease Control and Prevention 2022), therefore operational noise levels, including from HVAC units, would be considered significant if they exceed 60 dBA at nearby property lines.

Significant construction noise impacts would occur if implementation of the project would generate construction noise outside of the allowed construction hours specified in the SMC, which are between 7:00 a.m. and 7:00 p.m. Monday through Saturday, except holidays. In addition, construction equipment to assess potential noise impacts, construction noise measured at off-site NSLUs would be significant if it resulted in readily perceptible increase in noise above existing ambient conditions. As described in Section 4.12.1.1, this would be an increase of 5 dBA above exterior ambient noise levels.

Ground-borne vibration would be potentially significant if implementation of the project would result in ground-borne vibration which exceeds the “strongly perceptible” vibration annoyance potential criteria for human receptors of 0.1 inch per second peak particle velocity (PPV) for

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nearby residences, or exceed the threshold for architectural damage potential criteria for buildings of 0.4 inch per second PPV, for continuous/frequent intermittent construction sources (such as impact pile drivers, vibratory pile drivers, and vibratory compaction equipment; Caltrans 2020).

A significant impact would occur if airport activity would expose the project land use to noise levels that exceed the City’s noise compatibility standard provided in Table 4.12-2 for that use.

Projects shall not expose new development to noise levels at exterior use areas or interior areas in excess of the noise compatibility guidelines established in the City’s General Plan Noise Element. The conditionally acceptable noise levels for project land uses are up to 70 CNEL for single-family and multi-family residential, 70 for playgrounds and neighborhood parks, and 75 CNEL for offices, and business commercial. For outdoor uses at a conditionally compatible land use, feasible noise mitigation techniques should be analyzed and incorporated to make the outdoor activities acceptable. For indoor uses at a conditionally compatible land use, exterior noise must be attenuated to 45 CNEL for single- and multi-family residential.

4.12.4 Methodology

4.12.4.1 Operational Noise Sources
The TCSP area includes various stationary noise sources such as industrial and commercial activities. Noise levels from stationary sources are highly localized and may vary during the day based on the specific activity being performed, atmospheric conditions, and other factors. These noise sources can be continuous and may contain tonal components that may be annoying to people who live in the nearby vicinity. Stationary noise levels throughout the TCSP area may also vary due to different periods of activity depending on the time of day or day of the week.

For the Housing Element sites, specific HVAC systems and locations have not been identified at this stage of project design. This analysis assumes that future residential buildings would use a typical to larger-sized residential condenser mounted on ground level or rooftop pads.

Outdoor performance uses may be located within the Commercial Entertainment areas of the TCSP area, north of the Town Center Transit Station, and may include gatherings of people for artistic, cinematic, theatrical, musical, sporting events, cultural, education or civic purposes. Exact locations of outdoor venues, designs, and associated events are not known at this stage. Noise levels associated with gathering areas may therefore vary substantially depending on the type of event, use of amplified equipment, and size of crowds.

4.12.4.2 Vehicular Traffic Noise
Future traffic volumes with and without implementation of the project for TCSP-area streets were provided by the traffic consultant for the project (Intersecting Metrics 2023). Modeling of the outdoor noise environment for this report used the Traffic Noise Model (TNM) 2.5 software. The TNM was released in February 2004, by the U.S. Department of Transportation (USDOT), and calculates the daytime average Hourly LEQ from three-dimensional model inputs and traffic data (USDOT 2004).

Peak-hour traffic volumes are estimated based on the assumption that approximately 10 percent of average daily trips (ADT) would occur during a peak hour. The one-hour LEQ noise level is calculated utilizing peak-hour traffic. Peak hour LEQ can be converted to CNEL using the following equation, where LEQ(h)pk is the peak hour LEQ, P is the peak hour volume percentage of the ADT,

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d and e are divisions of the daytime fraction of ADT to account for daytime and evening hours, and N is the nighttime fraction of ADT:

CNEL = LEQ(h)pk + 10log10 4.17/P + 10log10(d + 4.77e + 10N) The model-calculated one-hour LEQ noise output is therefore approximately equal to the CNEL (Caltrans 2013).

4.12.4.3 Construction Noise
Project construction noise was analyzed using the Roadway Construction Noise Model (RCNM; USDOT 2008), which utilizes estimates of sound levels from standard construction equipment.

4.12.5 Issue 1: Noise Standards
Would the project result in generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?

4.12.5.1 Impact Analysis
Construction Noise
Although typically short-term, construction can be a substantial source of noise. Implementation of the TCSP would generate construction noise as individual projects, such as the Housing Element sites, are approved and constructed. As shown in Table 4.12-3, Typical Construction Equipment Noise Levels, operation of typical construction equipment would have the potential to generate elevated noise levels for construction activities, depending on the type, duration, and location of the activity. These noise levels are presented at distances of 50 feet for reference.

Table 4.12-3

TYPICAL CONSTRUCTION EQUIPMENT

NOISE LEVELS
Equipment
Typical Noise Level
(dBA at 50 feet
from source)
Air Compressor 73.7
Backhoe 73.6
Ground Compactor 76.2
Concrete Mixer Truck 74.8
Crane 72.6
Dozer 77.7
Grader 81.0
Jack Hammer 81.9
Front End Loader 75.1
Paver 74.2
Pumps 77.9
Roller 73.0

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Equipment
Typical Noise Level
(dBA at 50 feet
from source)
Scraper 79.6
Dump Truck 72.5
Source: U.S. Department of Transportation Roadway Construction Noise Model, 2008.

TCSP Area and AEN
Construction activities related to implementation of the proposed TCSP would likely not take place all at once; however, future development and infrastructure activities associated with the proposed TCSP would have the potential to temporarily generate construction noise resulting in a short-term annoyance to nearby NSLUs. More specifically, construction noise levels would have the potential to increase ambient noise levels by 5 dBA, depending on the location and construction equipment used. This is a significant construction noise impact in the TCSP area and AEN. Implementation of mitigation measure NOI-1 would reduce this impact to a less than significant level.

Housing Element Sites
For the Housing Element sites, NSLUs would be located at varying distances from future construction noise. Ambient noise levels vary at NSLUs depending on their proximity to existing noise sources (e.g., Magnolia Avenue). Two measurements were taken at locations to approximate existing noise levels at NSLUs, including near Housing Element Site 16A at 54.0 dBA and near Housing Element Site 20B at 54.5 dBA. Construction equipment would be traversing the entirety of each project site; construction noise may be closer or further from nearby NSLUs throughout a given construction day. For this analysis, the closest construction equipment to nearby NSLUs would be used at Housing Element Site 20B. Due to the size of the site and proximity to nearby residences, the average distance from the approximate center of the construction site to nearby residences to the south would be an average distance of 250 feet.

Noise levels modeled at 250 feet are shown in Table 4.12-4, Typical Construction Equipment Noise Levels – 250 Feet.

Table 4.12-4

TYPICAL CONSTRUCTION EQUIPMENT
NOISE LEVELS – 250 FEET
Equipment
Typical Noise Level
(dBA at 250 feet
from source)
Air Compressor 59.7
Backhoe 59.6
Ground Compactor 62.3
Concrete Mixer Truck 60.8
Crane 58.6
Dozer 63.7
Grader 67.0
Jack Hammer 67.9
Front End Loader 61.2
Paver 60.2
Pumps 64.0
Roller 59.0

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Equipment
Typical Noise Level
(dBA at 250 feet
from source)
Scraper 65.6
Dump Truck 58.5
Source: U.S. Department of Transportation Roadway Construction Noise Model, 2008.

At 250 feet, construction noise levels would range from 58.5 dBA to 67.9 dBA, depending on the equipment in use. For the purposes of this analysis, a significant increase in noise would occur if construction noise levels exceed 5 dBA above ambient conditions at the time of project construction. At these distances, ambient noise levels ranging between 54.0 and 54.5 dBA may exceed 5 dBA at nearby residences, resulting in a significant construction noise impact at the Housing Element sites. Implementation of mitigation measure NOI-1 would reduce this impact to a less than significant level.

Operational Noise
Stationary Noise
TCSP Area and AEN
Similar to existing conditions, future development within the TCSP area would be subject to various stationary noise sources including noise from equipment and commercial activities. The SMC does not provide numerical standards for noise generated by individual uses, but requires that HVAC uses do not create a noise disturbance at nearby occupied properties. In addition, noise generated during nighttime hours are not to exceed the average conversational level at a distance of 50 feet. Because there is no numerical standard set by the SMC, adequate reduction of future projects’ noise levels is not guaranteed. Stationary operational noise is therefore considered significant for the TCSP area and AEN. Mitigation measure NOI-2 will reduce this impact to a less than significant level.

Housing Element Sites
For the Housing Element sites, specific planning data for the future HVAC systems and exact building site locations are not available; however, analysis using a typical to larger-sized residential condenser mounted on ground level pads provides a reasonable basis for analysis.

HVAC units are anticipated to be located on project building rooftops or mounted on pads at distances greater than 25 feet from nearby property lines. Modeling assumed that the HVAC unit would be a Carrier 38HDR060 split system condenser. This unit typically generates a noise level of 56 dBA at a distance of 7 feet. If placed at a distance of 25 feet from nearby noise-sensitive land uses, a single HVAC would generate a noise level of approximately 45 dBA. Because the location of future HVAC units is unknown and there is no numerical standard set by the SMC, adequate reduction of future projects’ noise levels is not guaranteed. Stationary operational noise is therefore considered significant for the Housing Element sites. Mitigation measure NOI-2 will reduce this impact to a less than significant level.

Santee Town Center Specific Plan EIR
c::> Proposed Santee Town Center Specific Plan
<g Proposed Arts and Entertainment Neighborhood
Noise Contours
60 CNEL
65 CNEL
70CNEL
0 750 Feet
E---3 E---3 I
HELIX Transportation Noise Contours (No Project) Environmental Planning------------------------------------------------------------------------------------------------------------------------ Figure 4.12-1
____ ____
Santee Town Center Specific Plan EIR \
C) Proposed Santee Town Center Specific Plan
<§) Proposed Arts and Entertainment Neighborhood
Noise Contours
60 CNEL
65 CNEL
70 CNEL
o 750 Feet _E---3 E---3 1
HELIX Transportation Noise Contours (With Project) Environmental Planning ----------------------------------------------------------------------------------~ --------------------------'=----------=-------'c...

Figure 4.12-2

4.12 Noise
Santee Town Center Specific Plan Draft EIR

4.12-18
Traffic Noise
TCSP Area, AEN, and Housing Element Sites
As noted in the assumptions, future traffic noise levels presented in this analysis are based on existing and future traffic volumes provided by Intersecting Metrics (2023). These future volumes include implementation of the TCSP area, AEN, and construction of the Housing Element sites.

TNM software was used to calculate the noise contour distances for Existing and Future conditions for the 2050 horizon year. The off-site roadway modeling represents a conservative analysis that does not consider topography or attenuation provided by existing structures. The results of this analysis for the CNEL at 100 feet from the roadway centerline are shown below in Table 4.12-5, Traffic Noise Levels – 2050 Horizon year. Additional analysis for the 75, 70, 65, and 60 CNEL distances are provided in Appendix F. Vehicular traffic noise level contours for the 2050 horizon year are depicted in Figure 4-12.1, Transportation Noise Contours – No Project and Figure 4-12.2, Transportation Noise Contours – With Project. The noise levels are expressed in terms of CNEL. All noise contours depict the predicted noise level based on existing traffic volumes, and do not reflect attenuating effects of existing features such as noise barriers, buildings, topography, and dense vegetation.

A significant direct impact would occur if existing noise conditions approach or exceed the City significance thresholds for traffic noise for nearby land uses and the project more than doubles (increases by more than 3 CNEL) the existing noise level. Roadway noise increases associated with future development pursuant to the proposed TCSP, including the Housing Element sites, are shown in Table 4.12-5.

Table 4.12-5
TRAFFIC NOISE LEVELS – 2050 HORIZON YEAR
Roadway Segment
No Project
CNEL at
100 feet1,
With
Project
CNEL at
100 feet
Change
from
Existing
(CNEL)
Direct
Impact?1
Cottonwood Avenue
Street A to Riverview Parkway 57.5 57.5 +0 No
Park Avenue to Mission Gorge Road 50.7 50.7 +0 No
Mission Gorge Road to Buena Vista Avenue 56.7 56.7 +0 No Buena Vista Avenue to Prospect Avenue 56.7 56.7 +0 No
Cuyamaca Street
Woodglen Vista Road to El Nopal 62.9 62.4 -0.5 No
El Nopal to Mast Boulevard 63.4 63.4 +0 No
Mast Boulevard to Riverpark Drive 65.0 65.1 +0.1 No
Riverpark Drive to Town Center Parkway 65.8 65.9 +0.1 No Town Center Parkway to Mission Gorge Road 65.5 65.8 +0.3 No Mission Gorge Road to State Route (SR) 52
Westbound Ramps 67.7 67.8 +0.1 No
Magnolia Avenue
Mast Boulevard to Braverman Drive 64.9 65.2 +0.3 No
Braverman Drive to Mission Gorge Road 65.6 65.9 +0.3 No Mast Boulevard
Cuyamaca Street to Magnolia Avenue 65.8 65.8 +0 No
Magnolia Avenue to Los Ranchitos Road 60.3 60.3 +0 No

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Roadway Segment
No Project
CNEL at
100 feet1,
With
Project
CNEL at
100 feet
Change
from
Existing
(CNEL)
Direct
Impact?1
Mission Gorge Road
Carlton Hills Boulevard to Town Center Parkway 67.2 67.5 +0.3 No Town Center Parkway to Cuyamaca Street 66.5 66.7 +0.2 No Cuyamaca Street to Riverview Parkway 66.8 67.0 +0.2 No
Riverview Parkway to Cottonwood Avenue 66.8 67.0 +0.2 No Cottonwood Avenue to Magnolia Avenue 66.5 66.7 +0.2 No
Riverview Parkway
Mission Gorge Road to Town Center Parkway 61.4 61.4 +0 No Town Center Parkway to Cottonwood Avenue 61.0 61.0 +0 No Cottonwood Avenue to Magnolia Avenue 60.6 60.6 +0 No
Town Center Parkway
Mission Gorge Road to Cuyamaca Street 62.9 62.9 +0 No
Cuyamaca Street to Transit Way 59.1 59.4 +0.3 No
Transit Way to Riverview Parkway 59.3 59.4 +0.1 No
Source: Caltrans 2013; Intersecting Metrics 2024 1 A direct impact to off-site uses would occur if the project would increase noise levels above the applicable threshold or, where the existing noise level exceeds the threshold, would increase noise levels by 3 CNEL.

CNEL = Community Noise Equivalent Level
When measured at 100 feet from a given roadway’s centerline, noise levels along some roadways may exceed 65 CNEL with or without implementation of the project. Noise levels from traffic associated with implementation of the TCSP area, AEN, and Housing Element sites would increase by up to 0.3 CNEL. Noise level increases below 3 CNEL are not perceptible. Traffic operational noise is less than significant for the TCSP area, AEN, and Housing Element sites.

Outdoor Performances
TCSP Area and AEN
The AEN may include outdoor events and gatherings of people for artistic, cinematic, theatrical, musical, sporting, cultural, education or civic purposes. Design details for outdoor venues, designs, and associated events are not known at this stage; however, potential locations could include the Civic Center Site, Karl Strauss Site, Polo Barn site, Trolley Square Site, Vacant Site (Parcel 6), and the Sportsplex/Town Center Community Park (RRM 2024b). Noise levels associated with gathering areas may therefore vary significantly depending on the type of event, use of amplified equipment, and size of crowds.

Similar to stationary operational noise, noise associated with outdoor performances would be regulated by the SMC, which does not provide numerical thresholds for noise generation. For the purposes of this analysis, conversational noise levels and noise disturbances are considered noise levels that exceed 60 dBA at nearby NSLUs. Because no set plans are available for outdoor performance areas, including site layouts or locations of potential noise-amplification equipment, impacts are considered significant for the TCSP area and AEN. Mitigation measure NOI-3 would be required for future event spaces; however, outdoor events and entertainment activities in proposed commercial and mixed use spaces may result in noise levels in exceedance of 60 dBA at nearby NSLUs and impacts would remain significant and unavoidable.

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Housing Element Sites
No outdoor performance areas are proposed for the Housing Element sites. No impact will occur.

4.12.5.2 Mitigation Measures
Construction Noise
TCSP Area, AEN, and Housing Element Sites
NOI-1 Construction Noise Management Plan. Noise levels from construction of future projects within the TCSP area shall not exceed 5 dBA above the maximum hourly average daytime baseline ambient noise levels as measured at nearby noise-sensitive land uses. To ensure the reduction of noise levels, a Construction Management Plan describing measures shall be included on future construction plans to ensure compliance with the aforementioned limits. The plans shall be prepared by future project applicants and submitted to the City for approval prior to issuance of a grading permit. The following measures may be included to reduce construction noise:
• Construction equipment to be properly outfitted and maintained with manufacturer-recommended noise-reduction devices.
• Diesel equipment to be operated with closed engine doors and equipped with factory-recommended mufflers.
• Mobile or fixed “package” equipment (e.g., arc-welders and air compressors) to be equipped with shrouds and noise control features that are readily available for that type of equipment.
• Electrically powered equipment to be used instead of pneumatic or internal combustion powered equipment, where feasible.
• Unnecessary idling of internal combustion engines (e.g., in excess of 5 minutes) to be prohibited.
• Material stockpiles and mobile equipment staging, parking, and maintenance areas to be located as far as practicable from noise sensitive receptors. • The use of noise-producing signals, including horns, whistles, alarms, and bells, shall be for safety warning purposes only.
• No project-related public address or music system shall be audible at any adjacent sensitive receptor.
• Temporary sound barriers or sound blankets may be installed between construction operations and adjacent noise-sensitive receptors. If barriers are to be used, the noise barrier should be constructed of a material with an STC 20 rating with no gaps or perforations and remain in place until the conclusion of demolition, grading, and construction activities.

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• The project applicant shall notify residences within 100 feet of the project’s property line in writing within one week of any construction activity such as demolition, concrete sawing, asphalt removal, and/or heavy grading operations.

The notification shall describe the activities anticipated, provide dates and hours, and provide contact information with a description of a complaint and response procedure.
• The on-site construction supervisor shall have the responsibility and authority to receive and resolve noise complaints. A clear appeal process for the affected resident shall be established prior to construction commencement to allow for resolution of noise problems that cannot be immediately solved by the site supervisor.
• On-site noise measurements may be used to monitor compliance of construction noise levels at nearby noise-sensitive land uses.

Stationary Operational Noise
TCSP Area, AEN, and Housing Element Sites
NOI-2 Operational Noise Reduction. Noise generated by standard operation of future projects within the TCSP area shall not exceed 60 dBA hourly average or the maximum hourly average ambient level if it already exceeds 60 dBA when measured at nearby noise-sensitive land uses such as residences, schools, daycares, hospitals, or hotels. To ensure that noise levels are reduced to adequate levels, a site-specific noise study may be requested by the City for individual future projects, as deemed necessary by the City’s Planning Department. If noise levels are anticipated to exceed this limit, the City shall ensure that appropriate noise-attenuation features are installed by the project applicant to ensure noise levels are reduced. Outdoor Performance Uses
TCSP Area and AEN
NOI-3 Performance Areas Noise Studies. When plans for future temporary or permanent performance spaces or entertainment activities are prepared, they shall be analyzed to ensure that noise levels generated by future events are reduced to 60 dBA hourly average or the maximum hourly average ambient level if it already exceeds 60 dBA at nearby noise-sensitive land uses such as residences, schools, daycares, hospitals, or hotels. For each proposed performance area or venue where noise levels could exceed this limit, a noise assessment shall be performed by a qualified noise consultant which analyzes anticipated noise-generating sources. The study shall assess any noise-amplifying equipment, directionality of amplified noise, positioning of bandstands, and potential crowd noise. The analysis shall also consider the anticipated event types. If modeled noise levels exceed the limits, design considerations shall be provided to ensure noise levels are reduced to 60 dBA or the maximum hourly average ambient noise level if it already exceeds 60 dBA. Noise attenuation features to be considered may include, but are not limited to, the following:
• Permanent barriers blocking the line-of-sight between the noise source and sensitive land use;

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• Relocation of noise-generating equipment or areas where noise-generating activities may occur;
• Repositioning of noise-generating equipment facing away from sensitive uses; and • Enclosing event spaces within structures, as feasible.

The results of the study shall be incorporated into design plans and be approved by the City Planning Department.

Housing Element Sites
No mitigation is required.

4.12.5.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Mitigation measure NOI-1 would apply to future projects within the TCSP area, AEN and Housing Element sites and impacts related to construction noise would be reduced to less than significant levels. Mitigation measure NOI-2 would reduce impacts from future operational noise levels in the TCSP area, AEN and Housing Element sites to less than significant levels. Mitigation measure NOI-3 would pertain to impacts from future outdoor performance venues in the TCSP and AEN; however, reducing noise levels to 60 dBA may not be achievable in every instance and impacts would be significant and unavoidable after incorporation of mitigation measure NOI-3.

4.12.6 Issue 2: Groundborne Noise and Vibration
Would the project result in exposure of persons to or generation of excessive groundborne vibration of groundborne noise levels?

4.12.6.1 Impact Analysis
Construction Vibration
TCSP Area and AEN
Construction activities are known to generate excessive ground-borne vibration. Construction activities related to implementation of the proposed TCSP area and AEN would not take place all at once; however, future development accommodated by the proposed TCSP would have the potential to temporarily generate vibration resulting in a short-term effect on nearby vibrationsensitive land uses. Sources of vibration during the construction of future projects within the proposed TCSP area and AEN may include the potential for pile driving equipment and smaller equipment such as a vibratory roller. According to the Caltrans Transportation and Construction Vibration Guidance Manual, “strongly perceptible” ground-borne vibration is defined as equal to or exceeding 0.1 in/sec PPV. Construction activities within 200 feet and pile-driving within 600 feet of a vibration sensitive use would be potentially disruptive to vibration-sensitive operations (Caltrans 2013). Impacts from future projects within the TCSP area and AEN, excluding the Housing Element sites, are not known and, therefore, are considered significant. Implementation of mitigation measure NOI-4 will reduce this impact to a less than significant level.

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Housing Element Sites
A possible source of vibration during construction of the Housing Element sites would be a vibratory roller, which may be used for compaction of soil beneath building foundations. Most usage of a vibratory roller, however, would occur at distances greater than 50 feet from any single residence due to the mobile nature of its use across the large project sites. A vibratory roller would create approximately 0.210 inch per second PPV at a distance of 25 feet (Caltrans 2020). A 0.210 inch per second PPV vibration level would equal 0.098 inch per second PPV at a distance of 50 feet.1 This would be lower than the “strongly perceptible” impact for humans of 0.1 inch per second PPV. Additionally, off-site exposure to such ground-borne vibration would be temporary as it would be limited to the short-term construction period. Construction at the Housing Element sites is anticipated to require the use of a vibratory roller, and are not anticipated to be used within 50 feet of any nearby residences. At these distances, impacts would be less than significant.

4.12.6.2 Mitigation Measures
TCSP Area and AEN
NOI-4 Construction Vibration Analysis. A site-specific vibration study shall be prepared for proposed land uses that have the potential for construction-related vibration impacts.

Construction activities within 200 feet and pile-driving within 600 feet of a vibrationsensitive use could be potentially disruptive to vibration-sensitive operations.

Proposed development shall implement recommended measures within the study to ensure that projects reduce construction-related vibration impacts to below 0.1 in/sec PPV at vibration-sensitive uses. Measures to reduce noise may include, but are not limited to, placing vibratory rollers in static mode within set distances of vibrationsensitive structures, prohibiting vibratory construction operations during specific hours, and limiting pile driving operations.

Housing Element Sites
No mitigation is required.

4.12.6.3 Significance After Mitigation
TCSP Area and AEN
Impacts would be less than significant with implementation of mitigation measure NOI-4.

Housing Element Sites
Impacts from construction at the Housing Element sites would be less than significant without mitigation.
1 Equipment PPV = Reference PPV * (25/D)n (inches per second), where Reference PPV is PPV at 25 feet, D is distance from equipment to the receiver in feet, and n = 1.1 (the value related to the attenuation rate through the ground); formula from Caltrans 2013.

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4.12.7 Issue 3: Airport Noise
Would the project be located within the vicinity of a private airstrip or an airport land use plan, or, where such a plan has not been adopted, within two miles of a public airport or public use airport, and expose people residing or working in the area to excessive noise levels?

4.12.7.1 Impact Analysis
TCSP Area and AEN
The TCSP area is subject to some aircraft noise associated with Gillespie Field, located approximately 0.5 miles to the south. The TCSP area is mostly located in locations that would be exposed to aircraft related noise levels below 60 CNEL. Portions of the commercial areas north of Mission Gorge Road and west of Town Center Parkway are located within an area that would be exposed to 60 CNEL. The aircraft noise levels within these areas would not exceed the land use compatibility standards of 70 CNEL for commercial uses described in the City General Plan Noise Element. Impacts would be less than significant.

Housing Element Sites
As described above, only commercial uses would be exposed to aircraft noise levels exceeding 60 CNEL. Housing Element sites would not be located in these areas and impacts would be less than significant.

4.12.7.2 Mitigation Measures
No mitigation is required.

4.12.7.3 Significance After Mitigation
Impacts would be less than significant without mitigation.

4.13 Population and Housing
Santee Town Center Specific Plan Draft EIR

4.13-1

4.13 Population and Housing
The following section analyzes the potential environmental impacts that may occur to population and housing as a result of implementation of the proposed project.

4.13.1 Existing Conditions

4.13.1.1 Regional Setting
The San Diego Association of Governments (SANDAG) projects the region’s population will grow by approximately 100,000 people by 2050. This forecast is consistent with previous expectations, although future growth rates have been reduced due to increased domestic migration out of the region. The growth in population will drive job growth and housing demand within the region— adding nearly 200,000 jobs and more than 200,000 housing units by 2050. This forecast represents a continuing trend in the San Diego region to provide more housing and job opportunities in the existing urbanized areas of the region.

Population
The population growth rate for the San Diego region (i.e., County of San Diego [County]) between 2022 and 2050 is shown in Table 4.13-1, Regional and Local Population Growth. The region’s 2022 population of approximately 3.3 million is expected to increase 3.4 percent by 2050 to approximately 3.4 million. In the City of Santee (City), the population is projected to increase by 3,883, or 6.6%, between 2022 and 2050, which would be more than the regional trend.

Table 4.13-1

REGIONAL AND LOCAL POPULATION GROWTH
San Diego Region City of Santee
Year Total Population Total Population
2022 3,287,306 59,015
2029 3,334,675 59,485
2040 3,432,211 62,912
2050 3,400,250 62,898
Source: SANDAG Series 15: Regional Growth Forecast (SANDAG 2024) 1 Change from 2022-2050 Housing
As shown in Table 4.13-1, the region will need to plan for a 3.4 percent increase in population between 2022 and 2050 and the City will need to plan for a 6.6 percent increase in population during the same timeframe. As shown in Table 4.13-2, Regional and Local Housing, total housing units forecasted through the year 2050 would increase by 17.1 percent and would accommodate the anticipated population growth.

4.13 Population and Housing
Santee Town Center Specific Plan Draft EIR

4.13-2
Table 4.13-2

REGIONAL AND LOCAL HOUSING
San Diego Region City of Santee
Year Total Housing Units Total Housing Units
2022 1,235,642 21,427
2029 1,320,010 22,457
2040 1,410,615 24,428
2050 1,438,461 25,089
Source: SANDAG Series 15: Regional Growth Forecast (SANDAG 2024) 1 Change from 2022-2050 Jobs
The region’s job market is expected to expand alongside population and housing growth. As shown in Table 4.13-3, Regional and Local Jobs, the region will need to plan for a 10.6 percent increase in jobs between 2022 and 2050 and the City will need to plan for an 8.2 percent increase in jobs during the same timeframe.

Table 4.13-3

REGIONAL AND LOCAL JOBS
San Diego Region City of Santee
Year Total Jobs Total Jobs
2022 1,611,632 17,838
2029 1,641,598 17,947
2040 1,721,324 18,716
2050 1,782,389 19,299
Source: SANDAG Series 15: Regional Growth Forecast (SANDAG 2024) 1 Change from 2022-2050

4.13.2 Regulatory Framework

4.13.2.1 State
Senate Bill 375 and Assembly Bill 1233
Senate Bill (SB) 375, the Sustainable Communities and Climate Protection Act, was approved in 2008. SB 375 focuses on reducing greenhouse gas emissions, as discussed further in Section 4.8 of this Environmental Impact Report (EIR). As a part of this effort, this act requires that regional housing needs be addressed in conjunction with regional transportation to integrate housing, land use, and transportation planning together. In the San Diego region, this unified regional planning effort is completed by SANDAG via San Diego Forward. SB 375 also requires the Regional Housing Needs Assessment (RHNA) be completed every eight years and, if a jurisdiction does not meet this requirement, penalties may be incurred.

Regional Housing Needs Assessment
To respond to state population and household growth, and to ensure the availability of decent affordable housing for all income groups, the state enacted a law that requires SANDAG and other councils of governments to periodically distribute the state identified housing need for their regions. Local jurisdictions are required by state law (Government Code Section 65580 et seq.)

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4.13-3
to plan for their fair share of projected housing reconstruction needs in their region over a specified planning period. Housing unit construction goals are set by the State Department of Housing and Community Development and allocated to cities through regional planning agencies. The State’s Housing and Community Development is responsible for determining this regional need, initiating the process by which each region must then distribute their share of statewide need to all jurisdictions within its region.

The City has recently updated their Housing Element for an eight-year planning period spanning 2021 through 2029 (City 2022a). The City’s RHNA allocation for the 6th Cycle Housing Element Update is a total of 1,219 units of total new construction, allocated by income level categories as follows:
• Extremely Low Income: 203 units (17 percent of total) • Very Low Income: 203 units (17 percent of total)
• Low Income: 200 units (16 percent of total)
• Moderate Income: 188 units (15 percent of total)
• Above-Moderate Income: 425 units (35 percent of total) The 2021-2029 Housing Element includes Programs 9 and 10, which require the adoption of rezones to allow the City to accommodate the required housing. Since adoption of the Housing Element, the rezone program anticipated in Programs 9 and 10 has occurred.

4.13.2.2 Regional
San Diego Forward
San Diego Forward (SANDAG 2021b), adopted by the SANDAG Board of Directors on December 10, 2021, is a comprehensive regional planning document that sets the vision for the future of the San Diego region and includes various planning document components to guide future improvements to meet that vision. The Regional Plan is updated every four years and combines three planning documents that SANDAG must complete per state and federal laws:

The Regional Transportation Plan, Sustainable Communities Strategy, and Regional Comprehensive Plan. In addition, San Diego Forward addresses regional growth and housing needs utilizing regional growth forecast and the RHNA.

4.13.2.3 Local
General Plan
Housing Element
The City’s General Plan, Housing Element, adopted on July 14, 2021, is designed to provide the City with a coordinated and comprehensive strategy for promoting the production of safe, decent, and affordable housing within the community. The Housing Element is an eight-year plan for the 2021- 2029 period. State law requires housing elements to be updated periodically to reflect a community’s changing housing needs. A critical measure of compliance with the state Housing Element law is the ability of a jurisdiction to accommodate its share of the regional housing needs – RHNA. For the San Diego region, the regional growth projected by the state was for the period between June 30, 2020 and April 15, 2029.

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Santee Town Center Specific Plan Draft EIR

4.13-4
The RHNA uses June 30, 2020 as the baseline for growth projections for the Housing Element planning period. Jurisdictions may count the number of new units issued building permits or certificates of occupancy since June 30, 2020 toward their RHNA. In the City of Santee, development since June 30, 2020 has reduced the RHNA from 1,219 units to 605 units.

Additionally, a jurisdiction may meet the RHNA requirement using potential development on suitable vacant and/or nonvacant sites within the community. The Housing Element includes a sites inventory demonstrating adequate land capacity and zoning and development standards to accommodate the remaining RHNA. The sites inventory identifies sites for rezoning to be included in the Housing Element implementation program, including sites 16A, 16B, 20A, and 20B. The Draft Housing Element Rezone Program Implementation Program EIR (PEIR) was certified on October 12, 2022 to allow for the rezoning of the Housing Element sites to their current density allowances. The Housing Element sites are identified for future housing development to meet the remaining RHNA requirements.

4.13.3 Significance Determination Thresholds
Consistent with the California Environmental Quality Act Guidelines, impacts related to population/housing would be significant if the project would:
1) Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure).
2) Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere.

4.13.4 Methodology
The forecasted growth of the Town Center Specific Plan (TCSP) area, Arts and Entertainment Neighborhood (AEN), and Housing Element sites was compared to existing land use designations and General Plan policies to assess if population growth resulting from implementation of the proposed project would be unplanned or displace existing residents.

4.13.5 Issue 1: Induce Unplanned Population Growth
Would the project induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)?

4.13.5.1 Impact Analysis
TCSP Area and AEN
Buildout of the proposed TCSP would result in potential future construction of up to 3,140 new residential units, providing capacity for projected growth in the region consistent with SANDAG 2050 forecasts shown in Table 4.13-2, the densities and intensities allowed by existing zoning, the 2021-2029 Housing Element and state density bonus law. The TCSP would also allow the expansion of non-residential uses that could generate jobs within the City consistent with the projections provided in Table 4.13-3. Further, infrastructure may be upgraded within certain locations to meet the demand of the planned developments. These infrastructure improvements

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would not extend into previously unserved areas or provide excess capacity beyond planned growth. No unplanned direct or indirect population growth would occur from implementation of the TCSP area. Impacts would be less than significant.

Housing Element Sites
The Housing Element sites would facilitate the development of 1,480 residential units that would allow the City and region to achieve their housing goals. This is consistent with the adopted zoning designations and densities currently allowed within the Housing Element sites. The project would further implement SANDAG’s vision and goals by placing higher density in areas most able to support residential growth, including existing infrastructure and access to transit and would therefore be consistent with the RTP/SCS. The project would not induce substantial unplanned population growth as the Housing Element sites are in an urbanized area with access to services, roadways, and utilities. Additionally, the Housing Element sites are already designated for high-density development in the City’s General Plan. Impacts would be less than significant.

4.13.5.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
No mitigation is required.

4.13.5.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Impacts would be less than significant without mitigation.

4.13.6 Issue 2: Displace People or Housing
Would the project displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere?

4.13.6.1 Impact Analysis
TCSP Area and AEN
While specific future projects within the TCSP area are not currently known, future residential development within the TCSP area would have the potential to displace some people and housing through demolition of existing residential structures. However, if a home were removed, more housing units would be provided in its place, which would accommodate more people and ensure no net loss of housing. Impacts related to displacement of people and housing would be less than significant.

Housing Element Sites
Sites 16A, 16B, 20A, and 20B are vacant parcels that do not contain existing housing development. As a result, buildout of the Housing Element sites would not result in the demolition of existing housing, and impacts related to displacement of people and housing would be less than significant.

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Santee Town Center Specific Plan Draft EIR

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4.13.6.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
No mitigation is required.

4.13.6.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Impacts would be less than significant without mitigation.

4.14 Public Services
Santee Town Center Specific Plan Draft EIR

4.14-1

4.14 Public Services

4.14.1 Existing Conditions

4.14.1.1 Fire Protection and Emergency Medical Services The Santee Fire Department (SFD) provides fire and paramedic service in the City of Santee (City). The SFD is a full-service department, providing structural fire suppression, wildland fire suppression, medical first response, advanced life support, paramedic ambulance service, search and rescue operations, hazardous materials operations, public education programs, emergency preparedness planning, and fire code inspection services and permits (City 2021). The department currently maintains two stations, one at 8950 Cottonwood Avenue (Station 4) and another at 9130 Carlton Oaks Drive (Station 5). The Cottonwood Avenue station is located within the Town Center Specific Plan (TCSP) area and Arts and Entertainment Neighborhood (AEN) and is adjacent to the southeastern edge of Housing Element Site 16B. The station has one battalion chief’s vehicle and four response units: one fire engine, one fire truck, one brush engine, and one paramedic ambulance with a minimum daily staffing of nine personnel. Station 4 also houses two reserve fire engines and two reserve ambulances.

The Carlton Oaks Drive station (Station 5) is located in the western portion of the City and is not within the TCSP area, AEN, or Housing Element sites. It currently has three response units: two fire engines and one paramedic ambulance with a minimum daily staffing of eight personnel.

Emergency call volumes related to typical projects, such as new residential developments, can be estimated based on the historical per capita call volume from a particular fire jurisdiction The City’s per capita annual call volume is approximately 100 calls per 1,000 persons (City 2022b).

The City’s General Plan states the goal is to provide an average maximum initial response time of no more than 6 minutes for fire, rescue, and emergency medical services with an average maximum response time of no more than 10 minutes for supporting paramedic transport units 90 percent of the time (City 2003d). The average SFD response times (from unit notification until unit arrives on scene, averaged) for emergency and non-emergency calls are 6 minutes and 18 seconds for fire and explosions; 5 minutes and 43 seconds for rescue and emergency medical; and 6 minutes and 40 seconds for service and non-emergency calls.

The City has a signed automatic aid agreement on first alarm or greater fires with adjacent and nearby fire departments including Alpine Fire Protection District, East County Fire Protection District, El Cajon Fire Department, Lakeside Fire Protection District, La Mesa Fire Department, Lemon Grove Fire Department, San Miguel Fire Protection District, and the SFD. Each participating member has a mutual aid agreement with the others and participate in the Unified San Diego County (County) Emergency Services Organization to provide paramedic and fire protection services if additional firefighting units are required. El Cajon Fire Department, La Mesa Fire Department, and Lemon Grove Fire Department all contract with Heartland Fire through a Joint Power Agreement (JPA).

4.14.1.2 Police Protection Services
Police protection in the City is provided by the San Diego County Sheriff’s Department under a contractual agreement with the City. The Santee Sheriff’s substation is located at 8811 Cuyamaca Street, roughly 800 feet south of the TCSP area and AEN southern boundary and less than a mile from the Housing Element sites. The substation has over 60 employees providing patrol and traffic

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services, criminal investigations, juvenile intervention, crime analysis, and crime prevention education. A Sheriff’s Station storefront is operated in the Santee Town Center near the San Diego Trolley line and San Diego Christian College, within the TCSP area and AEN and less than a mile from the Housing Element sites. The station includes an active volunteer unit that provides community services including vacation checks and regular visits to homebound citizens (County of San Diego Sheriff’s Department 2021).

The City has contracted with the Sheriff’s Department for 14 enforcement units during each 24-hour period. These units are divided into two beats, one for law enforcement and another for traffic enforcement. There are a total of 54 sworn law enforcement officers, and other personnel including retired senior volunteers and reserve officers. The ratio of officers to population is one officer per 1,000 residents (City 2003d).

The Santee Sheriff’s Station typically has quicker response times than the County of San Diego (County) average. The average response time for non-priority calls within the unincorporated County was approximately 30 minutes while the average response time for priority calls within the unincorporated area was approximately 16 minutes. Response times vary greatly between command areas. Typically, response times in urbanized or built-out areas are lower than in areas that are rural and characterized by spaced or scattered development patterns (County 2011). In contrast, the average priority call response time for general law enforcement within the City is 9 minutes for priority 1 to 2 calls and 20 minutes for priority 3 to 7 calls. Service calls are assigned a priority based on the nature of the incident and the level of urgency.

The crime rate in the City is lower than the County as a whole. In 2022, total crimes reported in the City were equivalent to 11.9 per 1,000 persons in the population, while those reported in the County were equivalent to 19.4 crimes per 1,000 persons. For violent crimes, the City reported

2.8 per 1,000 persons, while the County as a whole reported 3.8 per 1,000 persons. For property crimes, 9.1 per 1,000 persons were reported in the City, while 15.6 per 1,000 persons were reported in the County (San Diego Association of Governments [SANDAG] 2023).

4.14.1.3 Schools
Elementary Schools
The Santee School District (SSD) serves the Santee area for grades kindergarten through eighth grade (K-8) and has nine schools, eight of which are within the City. Existing (K-8) schools serving the City are Cajon Park, Carlton Hills, Carlton Oaks, Chet F. Harritt STEAM Elementary, Hill Creek Elementary, PRIDE Academy at Prospect Avenue, Rio Seco Elementary, and Sycamore Canyon.

In addition, SSD also has the Alternative School, which is an alternative education school to assist children being home-schooled and operates a tenth elementary school, Pepper Drive Elementary, which is located outside the City. The SSD has a full capacity of 7,808 and a current enrollment of 6,091, leaving a future enrollment capacity of 1,717 more students. There are no schools located within the TCSP area, AEN, or Housing Element sites, but all elementary schools except Chet F. Harritt Elementary, Carlton Oaks Elementary, and Sycamore Canyon Elementary are within one mile of the TCSP area and AEN boundaries. Rio Seco Elementary and Hill Creek Elementary are within approximately one mile of the Housing Element sites.

High Schools
The Grossmont Union High School District (GUHSD) serves the Santee area for grades 9 through 12. The high school district has 19 schools, 2 of which are in Santee: West Hills High

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School on Mast Boulevard near Medina Drive; and Santana High School on Magnolia Avenue between Mast Boulevard and Second Street. The GUHSD has a full capacity of 20,000 and a current enrollment of 16,528, leaving a future enrollment capacity of 3,472 more students.

Santana High is within one mile of the TCSP area, AEN, and Housing Element sites.

4.14.1.4 Library Services
Currently, library service in the City is provided by the San Diego County Library (SDCL) system.

The Santee branch library is located on Carlton Hills Boulevard about one-third of a mile from the eastern boundary of the TCSP area, less than one mile from the AEN, and approximately

1.5 miles from the Housing Element sites. There are also libraries nearby in the communities of Lakeside, San Carlos, and El Cajon (City 2003c).

In addition to these branches, the City of San Diego Public Library operates a Bookmobile that is used primarily to bring books to immobile people, educate elementary school children, and provide access to books when a particular branch is closed for some reason. Several cities within the County are also part of a countywide cooperative relationship known as the Serra Cooperative Library System. This cooperative library system allows residents of the various cities and the County of San Diego to use facilities of other public libraries in the same area. For example, a resident of the City of Santee could use the City of San Diego Main Library or any branch library facilities through the Serra Cooperative Library System, and a resident of the City of San Diego could use the library facilities of the City of Santee. This system expands the accessibility of public library facilities to communities that are adjacent to each other (City 2003c).

The Friends of Santee Library, a non-profit organization working out of the SDCL, operates a used bookstore in which all proceeds benefit the Santee branch library programs, events, and the New Library Building Fund. The Friends of Santee Library created the New Library Building Fund in response to demand for a new, larger library in the City.

The SDCL service ratio goal is 0.5 square feet (sf) of library floor space for each resident averaged throughout the service area. However, this is a very ambitious goal and most of the County libraries do not meet the goal. Based on the City’s current population of 60,037, a total of 30,019 square feet of library space would be required to achieve the County’s goal. Thus, the 7,500 square feet of library space contained within the Santee Library would achieve 25 percent of the goal. Although the goal is not met, library service within the City is considered to be adequate due to the additional programs mentioned above, and no current plans for expansion exist. The SDCL maintains a Capital Plan, also known as the Capital Improvement Nees Assessment (CINA), which includes a list of forecast planned and potential projects, including libraries, and includes the City in the 2023-2028 CINA.

4.14.1.5 Park Facilities
The City offers a variety of parks and recreational services within the City’s boundary. A wide range of active and passive public recreation opportunities are available in a network of regional, community, neighborhood, and mini-parks, which differ based on size, available facilities, and location. All parks and recreational facilities located in the Santee General Plan area, including those maintained by other agencies such as the County, are shown on Figure 4.12-5. The City’s 2017 Parks and Recreation Master Plan Update identifies 115 acres for publicly operated parks in addition to approximately 272.25 acres of regional parkland, including Mission Trails and Goodan Ranch/Sycamore Canyon County Preserve (City 2017b). The recently constructed Weston Park located at 9050 Trailmark Way is not included in the latest Master Plan Update, but

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provides additional park acreage. Approximately 190.91 acres of other recreational facilities, which include the Santee Aquatics Center and Santee Lakes Recreation Preserve, are also accessible to the City. Parks and recreation land in school playgrounds, ballfields, and courts account for an additional 109.24 acres in the City. In total, the City has access to approximately 838.22 acres of developed park, open space, and recreational facilities including mini-parks, neighborhood parks, community parks, school playgrounds, regional parks, and City-owned open space (see Table 4.14-1, Existing Parks and Recreational Facilities in the City of Santee). Based on the current population of 60,037residents, 838.22 acres represents a ratio of 13.96 acres of developed park, open space, and recreational facilities for every 1,000 residents. The City’s Parks and Recreation Master Plan sets the City’s goal for parks at 10 acres of parkland for every 1,000 people in the City. Of the 10 acres, the goal is for five acres to be developed public parkland and the remaining five acres be comprised of other recreational facilities, such as the school facilities and the Mission Trails and Goodan Ranch regional parks. While this standard is the City policy, and will continue to direct City park development efforts, the City has also attempted to locate new parks in areas currently deficient in park acreage. Currently, almost every home within the City is within one mile of a neighborhood park and within three miles of a community or future regional-serving park (City 2003g).

A brief description of the City’s mini-parks, neighborhood parks, community parks, school playgrounds, regional parks, and City-owned open space is provided below and summarized in Table 4.14-1.

Table 4.14-1

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Park/Facility Name Date
Constructed
Total
Acreage
Non-Park City Asset 6.70
Other Recreational Facilities
City Aquatics Center – Town Center Community
Plan East
2001 0.91
Santee Lakes Recreation Preserve 1967 190.00
Schools
School Playgrounds, Ballfields, and Courts Various 109.24 Total Parks and Recreational Lands 842.51
Trails
Length in
Linear Miles
Paved Surface Trails Various 17.08
Non-Paved Trails Various 3.00
Bikeways Various 44.27
Total Trails 64.35
180.25 of the Preserve’s 2,847 acres are within City limits. • Mini-Parks: Mini parks are small areas, no larger than 2 acres, which serve a population of between 500 to 1,000. Features include picnic tables, children’s play area, open space/grass area, barbeque grills, and shade structures. There is one mini park within the City: and Sky Ranch Mini Park (0.73 acre).
• Neighborhood Parks: Neighborhood parks range in size from 2 to 20 acres and serve a population of between 2,000 and 5,000. They typically provide the following types of recreation opportunities: active sports, passive recreation and relaxation, and neighborhood centers. There are six neighborhood parks within the City: Weston, Deputy Ken Collier Park (0.57 acre), Big Rock Park (5.77 acres), Shadow Hill Park (4.51 acres), Woodglen Vista Park (9.74 acres), and West Hills Park (13.99 acres). • Community Parks: Community parks range in size from 20 to 50 acres and serve a population of 10,000 to 25,000. Recreational activities commonly include the use of sports fields, camping, fishing, and passive recreation. There are five community parks in the City. Mast Park (24.70 acres), Mast Park West (0.80 acre), Town Center West (10.97 acres), Town Center East (24.73 acres), and Sportsplex (16.53 acres). • Regional Parks: Some of the most diverse recreational opportunities are found in two regional parks. Recreational opportunities include visitor centers, multi-use trails, boating, picnic tables, and a variety of other recreational amenities. There are two regional parks within or adjacent to the City, Mission Trails Regional Park (192 acres) and Goodan Ranch/Sycamore Canyon Preserve (80.25 of the Preserve’s 2,847 acres are within City limits).
• Open Space: Open space areas offer active and passive recreational opportunities, including hiking and equestrian uses. There are seven open space areas within or adjacent to the City, Forester Creek (24.96 acres), Walker Preserve (39.71 acres), Shadow Hill (0.61 acre), Sky Ranch (0.55 acre), Mast Park (37.50 acres), Mast Park West (42.50 acres), and a non-park City asset (6.70 acres).
• Other Recreational Facilities: There are two other recreational facilities within or adjacent to the City, the City Aquatics Center and the Santee Lakes Recreation Preserve. The City

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Aquatics Center provides aquatic and recreation programs, including training pool, activity pool with a play structure, water slide, water exercise area, swim lessons, and water aerobics classes. The Santee Lakes Recreation Preserve, owned and operated by the Padre Dam Municipal Water District, a 190-acre preserve with seven recycled water lakes stocked with sport fish and recreational amenities such as camping, cabin rentals, fishing, boating, special events, playgrounds, walking trails, and bird watching. Like other regional parks noted above, the Santee Lakes Recreation Preserve functions as a community park for the City’s residents even though it is not managed by the City. • School Sites: Existing school sites in the SSD and GUHSD are utilized through use agreements to provide public outdoor recreational areas for City residents. Active recreation uses including sports fields, hard-court games (tennis, basketball) and other indoor recreational facilities. Due to their limited time availability to the public, these school areas are figured for park acreage purposes at 50 percent of their total acreage (City 2003g).
• Trails: In addition to the parks and recreation acreages above, the City also has

64.35 linear miles of trails that include paved and non-paved surface trails and bikeways, as shown in Table 4.14-1. In addition, the Stowe Trail, an approximately 4-mile-long trail runs parallel to the eastern border of Marine Corps Air Station (MCAS) Miramar. The Stowe Trail allows mountain biking, hiking, and other outdoor activities via permits obtained from the Marine Corps (MCAS Miramar 2021).

4.14.2 Regulatory Framework
The following regulatory framework discussion focuses on state and local regulations because there are no relevant public services or recreation-related federal laws.

4.14.2.1 State
Fire Regulations
State fire regulations are set forth in Sections 13000 et seq. of the California Health and Safety Code, which include regulations concerning building standards (as also set forth in the California Building Code), fire protection and notification systems, fire protection devices such as extinguishers and smoke alarms, high-rise building and childcare facility standards, and firesuppression training. The state Fire Marshal enforces these regulations and building standards in all state-owned buildings, state-occupied buildings, and state institutions throughout California.

The code also includes topics such as fire department access, fire hydrants, automatic sprinkler systems, fire alarm systems, fire and explosion hazards safety, hazardous materials storage and use, provisions to protect and assist first responders, and industrial processes.

Police Protection
Emergency Response/Evacuation Plans
California Government Code, Section 8607(a), directs the Governor’s Office of Emergency Services to prepare a Standardized Emergency Management System (SEMS) program, which sets forth measures by which a jurisdiction should handle emergency disasters. The program is intended to effectively manage multi-agency and multijurisdictional emergencies in California.

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SEMS consists of five organizational levels, which are activated as necessary: (1) Field Response, (2) Local Government, (3) Operational Area, (4) Regional, and (5) State.

Local governments must use the SEMS to be eligible for funding of their response-related personnel costs under state disaster assistance programs. The City has adopted an Emergency Operation Plan that is consistent with the SEMS.

Schools
Development Impact Fees (DIF)/Senate Bill 50 (SB-50)
Proposition 1A, the Kindergarten-University Public Education Facilities Bond Act of 1998, or Senate Bill (SB) 50, was approved by voters in November 1998. This proposition provided $6.7 billion in general obligation bonds for K–12 public school facilities as well as the first funding for the new School Facility Program, which provides state funding assistance for new construction and modernization. This bill made major changes in the State School Facilities Program as well as developer fee mitigation for school districts in California. A primary result of SB 50 was the creation of different levels of developer fees. Specifically, the levy and collection of developer fees is governed by Education Code, Section 17620, and Government Code, Sections 65995 through 65998 and 66000 through 66008:
• Level 1 fees are the current statutory fees (also referred to as “Stirling Fees”) allowed under Education Code, Section 17620.
• Level 2 fees are outlined in California Government Code, Section 65995.5, and allow school districts to impose higher fees on residential construction if certain conditions are met. This level of developer fees is subject to a School Facility Needs Analysis based on Government Code, Section 65995.6.
• Level 3 developer fees are outlined in Government Code, Section 65995.7, and may be implemented by a district if the state certifies that there is no money available for facilities.

4.14.2.2 Local
General Plan
The City General Plan contains policies related to public services and recreation.

Land Use Element
Objective 3.0: Provide and maintain the highest level of service possible for all community public services and facilities.
• Policy 3.1: The City should ensure that land divisions and developments are approved within the City only when a project’s improvements, dedications, fees and other revenues to the City and other agencies fully cover the project’s incremental costs to the City and other agencies. These costs are for providing new or upgraded capital improvements and other public facilities and equipment resulting from, and attributable to the project, which are necessary to protect and promote the public's health, safety, and welfare and to implement feasible mitigation measures. Such facilities include, but are not limited to parks, bridges, major roads, traffic signals, street lights, drainage systems, sewers, water,

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flood control, fire, police, schools, hiking/bicycle trails and other related facilities. In calculating benefits of land divisions and developments, the City may consider other public objectives and goals including social, economic (job creation, secondary economic benefits, etc.) and environmental factors.

Safety Element
Objective 4.0: Minimize injuries, loss of life, and property damage resulting from fire hazards. • Policy 4.2: The City should ensure that all new development meets established response time standards for fire and life safety services.
• Policy 4.8: Encourage and support the delivery of a high level of emergency services through cooperation with other agencies and use of available financial opportunities. • Policy 4.10: Encourage the continued development, implementation, and public awareness of fire prevention programs.
• Policy 4.11: To minimize fire hazards, the Santee Fire Department shall routinely be involved in the review of development applications. Considerations shall be given to adequate emergency access, driveway widths, turning radii, fire hydrant locations and needed fire flow requirements.
• Policy 4.12: The timing of additional fire station construction or renovation, or new services shall relate to the rise of service demand in the City and surrounding areas. • Policy 4.13: Support mutual aid agreements and communications links with County and the other municipalities participating in the Unified San Diego County Emergency Service Organization.
• Policy 5.4: The City shall involve law enforcement personnel in the review of new development applications through participation in the Development review process.

Municipal Code
Title 12 – Subdivision of Land, Development Fees, and Dedications Chapter 12.30 - Development Impact Fees establishes appropriate standards for public facilities, including drainage improvements, traffic improvements, traffic signals, public park facilities, community facilities and other public improvements, public services, and community amenities.

This chapter effectively establishes provisions to collect fees as a condition of approval of a final map or as a condition of issuing a building permit. The purpose of the fees established by this chapter is to impose upon new development the costs of constructing public facilities that are reasonably related to the impacts of the new development.

4.14.3 Significance Determination Thresholds
Consistent with Appendix G of the California Environmental Quality Act Guidelines, impacts to public services and recreation would be significant if the proposed project would:

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1) Result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, to maintain acceptable service ratios, response times or other performance objectives for any of the public services:
a. Fire protection
b. Police protection
c. Schools
d. Parks
e. Other public facilities

4.14.4 Methodology
The impact analysis in the following subsections is based on an evaluation of the project’s potential demand for new services. Public services information was acquired through secondary source materials and regional and local planning documents, including the City’s General Plan, fire protection regulations, and evacuation plans. School districts were contacted to determine the capacity to serve projected school populations.

4.14.5 Issue 1a: Fire Service
Would the project promote growth patterns resulting in the need for and/or provision of new or physically altered fire emergency facilities to maintain service ratios, response times, or other performance objectives, and the construction of which could cause significant environmental impacts?

4.14.5.1 Impact Analysis
TCSP Area, AEN, and Housing Element Sites
As described in Section 3.0, Project Description, the TCSP anticipates replacement of Station 4 at its current location with a new facility up to 20,000 square feet in size. However, the site specific design and details of this facility are unknown at this time. At the time the future Station 4 replacement is proposed, it would undergo project-specific environmental review with consideration of the analysis and mitigation framework established in this EIR. No additional construction or operational impacts beyond those identified throughout this EIR have been identified due to the replacement of Station 4.

While future development in the TCSP area, AEN, and Housing Element sites would accommodate future population growth in the City, construction of new residential and nonresidential development within the project area could also increase demand for additional fire protection facilities. All future development, whether discretionary or by-right, would be required to adhere to the Santee Municipal Code (SMC). Specifically, Chapter 12.50, would require payment of a DIF to ensure the costs of constructing public facilities that are reasonably related to the impacts of the new development. Likewise, future project compliance with the City’s General Plan requires land developers to pay the cost of ensuring adequate public services and facilities. Safety Element Policy 4.2 requires that all new development meets established response time standards for fire and life safety services, and Policy 4.12 requires the timing of additional fire station construction or renovation, or new services to be related to the rise of service demands. Each incremental development would pay DIF towards anticipated fire facility needs

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that would ultimately support funding for improvements to fire facilities and operations. At the time future fire facilities are proposed, they would require a separate environmental review, and compliance with regulations in existence at that time would address potential environmental impacts related to the construction and operation of new fire facilities. Therefore, impacts related to the need for and/or provision of new or physically altered fire emergency facilities would be less than significant.

4.14.5.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
No mitigation is required.

4.14.5.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Impacts would be less than significant without mitigation.

4.14.6 Issue 1b: Police Protection
Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered police protection facilities to maintain service ratios, response times, or other performance objectives, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, to maintain acceptable service ratios, response times or other performance objectives for any of the public services?

4.14.6.1 Impact Analysis
TCSP Area, AEN, and Housing Element Sites
While future development in the TCSP area, AEN, and Housing Element sites would accommodate future population growth in the City, construction of new residential and nonresidential development within the project area could potentially increase demand for police protection facilities. All future development, whether discretionary or by-right, would be required to adhere to the SMC. Specifically, Chapter 12.50, would require payment of a DIF to ensure the costs of constructing public facilities that are reasonably related to the impacts of the new development. Likewise, future project compliance with the City’s General Plan requires land developers to pay the cost of ensuring adequate public services and facilities. Safety Element Policy 4.2 requires that all new development meets established response time standards for fire and life safety services, and Policy 4.12 requires the timing of additional fire station construction or renovation, or new services to be related to the rise of service demands. The review of project applications by law enforcement personnel would ensure that City’s police department are comfortable with the level of safety associated with the proposed development. In the future, if law enforcement facilities are proposed, they would require a separate environmental review, and compliance with regulations in existence at that time would address potential environmental impacts related to the construction and operation of new fire facilities. Therefore, impacts related to the need for and/or provision of new or physically altered police facilities would be less than significant.

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4.14.6.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
No mitigation is required.

4.14.6.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Impacts would be less than significant without mitigation.

4.14.7 Issue 1c: Schools
Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered school facilities to maintain service ratios, response times, or other performance objectives, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, to maintain acceptable service ratios, response times or other performance objectives for any of the public services?

4.14.7.1 Impact Analysis
TCSP Area, AEN, and Housing Element Sites
The SSD and the GUHSD were contacted to determine their availability to accommodate student enrollment generated by the project. The SSD has a full capacity of 7,808 and a current enrollment of 6,091, leaving a future enrollment capacity of 1,717 more students. The GUHSD has a full capacity of 20,000 and a current enrollment of 16,528, leaving a future enrollment capacity of 3,472 more students.

The proposed TCSP would facilitate the potential future construction of up to 3,140 new residential units. As described below, up to 1,480 of these units would be constructed in the Housing Element sites, leaving 1,660 units to be constructed through future projects in the TCSP area. The SSD estimates that the addition of 3,140 multi-family residential units would generate an additional 501 students. This number is well within the remaining capacity of the SSD and the elementary schools that service the project area. However, given the location of newly proposed residential uses and existing school service area boundaries, students may be directed to schools that are located more than a mile from their homes, requiring traversing the San Diego River to attend Hill Creek School and perhaps walking in areas with no sidewalk improvements. As the TCSP area develops, there may be a need to redirect students to Rio Seco Elementary and/or make improvements to pedestrian accessways, such as the proposed River Bridge and other multimodal improvements identified in the TCSP Chapter 3: Mobility and Beautification.

The GUHSD estimates that the addition of 3,140 multi-family residential units would generate an additional 430 students, which is also well within the remaining capacity of the GUHSD. However, only two high schools in the GUHSD, Santana High School and West Hills High School, would service the TCSP area. According to the GUHSD, buildout of the Housing Element sites would generate an additional 202 students which would require the addition of six classroom teachers and up to six classrooms, depending on which school future students choose to attend. Future construction of the remaining 1,660 units in the TCSP area would likely require additional facilities, but updated school capacities would be analyzed at the time of future project finalization.

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To reduce impacts to school facilities, all future development would be required to adhere to state statutory fees pursuant to SB 50. Specifically, the SSD and GUHSD each currently levy impact fees on development within their district boundaries; for SSD and GUHSD, residential development fees are $3.21/sf and $1.20/sf, respectively. Commercial development fees are $0.52/sf and $0.19/sf, respectively (SSD 2024; GUHSD 2024). The statutory fees provided by project development would contribute to the expansion of necessary school services and ensure impacts to school facilities remain less than significant. Future development of the remaining 1,660 units in the TCSP area would contribute similar fees to both school districts upon project finalization and ensure impacts to school facilities remain less than significant.

4.14.7.2 Mitigation Measures
No mitigation is required.

4.14.7.3 Significance After Mitigation
Impacts would be less than significant without mitigation.

4.14.8 Issue 1d: Library Services
Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered library facilities to maintain service ratios, response times, or other performance objectives, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, to maintain acceptable service ratios, response times or other performance objectives for any of the public services?

4.14.8.1 Impact Analysis
TCSP Area, AEN, and Housing Element Sites
As noted in Section 4.14.1.4, based on the San Diego County service ratio goals for library services the Santee Library, with 75,000 square feet of space, is at a deficit; however, including the combination of a cooperative library system with surrounding cities, and participation in Bookmobile, library service within the City is considered to be adequate. Nonetheless, construction of additional development could potentially increase demand for library services.

All future development, whether discretionary or by-right, would be required to adhere to the SMC.

Specifically, Chapter 12.50, would require payment of DIF to ensure the costs of constructing public facilities that are reasonably related to the impacts of the new development, including libraries. Additionally, the City would continue to participate in programs related to providing residents access to library books and programs and support the efforts of the Friends of Santee Library, a non-profit organization committed to raising funds for a new larger library. Development within the project site would not directly result in sufficient demand to require construction or expansion of a library, since each incremental development would pay its fair share toward anticipated library facility needs. At the time a future library is proposed, it would require a separate environmental review, and compliance with regulations in existence at that time would address potential environmental impacts related to the construction and operation of new school facilities. Therefore, impacts related to the need for and/or provision of new or physically altered library would be less than significant.

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4.14.8.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
No mitigation is required.

4.14.8.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Impacts would be less than significant without mitigation.

4.14.9 Issues 1e: Parks Facilities
Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered park facilities to maintain service ratios, response times, or other performance objectives, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, to maintain acceptable service ratios, response times or other performance objectives for any of the public services?

4.14.9.1 Impact Analysis
As detailed in Section 4.14.1.5, the City currently meets its overall goal for parkland; however, construction of development could potentially increase demand for park and recreational facilities.

The TCSP anticipates new park and recreational facilities in the future, and potential impacts to recreation are discussed in Section 4.15, Recreation.

All future development, whether discretionary or by-right, would be required to pay in-lieu fees consistent with the Quimby Act and SMC Section 12.40 to fund additional park facilities within the City. Payment of such fees would allow the City to continue to implement numerous General Plan policies in place to maintain park and recreation facilities within the City, including Land Use Policy

As discussed in Section 4.15, the TCSP proposes a pedestrian River Bridge across the San Diego River in an area designated Floodway/Open Space. Riverview Art Trail is a proposed pedestrian linkage connecting Riverview Parkway at the north to Mission Gorge Road at the south and is designated Park/Open Space in the TCSP. The TCSP would also strive to connect future development to the San Diego River trails. These elements would contribute to City parkland and potential impacts of these elements are discussed throughout this EIR. At the time a future parkland project is proposed, it would require environmental review, and compliance with regulations in existence at that time would address potential environmental impacts related to the construction and operation of new park facilities. Therefore, impacts related to the need for and/or provision of new or physically altered parks and recreation facilities would be less than significant.

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4.14.9.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
No mitigation is required.

4.14.9.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Impacts would be less than significant without mitigation.

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4.15 Recreation
This section analyzes potential impacts to recreation that could result from implementation of the proposed project.

4.15.1 Existing Conditions

4.15.1.1 Citywide Recreation
The City of Santee (City) offers a variety of parks and recreational services within its boundary. A wide range of active and passive public recreation opportunities are available in a network of regional, community, neighborhood, and mini-parks, which differ based on size, available facilities, and location. The City’s 2017 Parks and Recreation Master Plan Update identifies 265.82 acres for various park types in addition to approximately 272.25 acres of regional parkland, including Mission Trails and Goodan Ranch/Sycamore Canyon County Preserve (City 2003g, 2017b). Weston Park, located at 9050 Trailmark Way, is not included in the latest Master Plan Update as it was constructed in 2020, but provides an additional 4.47 acres of parkland.

Approximately 190.91 acres of other recreational facilities, which include the Santee Aquatics Center and Santee Lakes Recreation Preserve, are also accessible to the City. Parks and recreation land in school playgrounds, ballfields, and courts account for an additional 109.24 acres in the City. In total, the City has access to approximately 838.22 acres of developed park, open space, and recreational facilities including mini-parks, neighborhood parks, community parks, school playgrounds, regional parks, and City-owned open space (see Table 4.15-1, Existing Parks and Recreational Facilities in the City of Santee).

Based on the current population of 60,037 residents (City 2020b), 838.22 acres represents a ratio of 13.97 acres of developed park, open space, and recreational facilities for every 1,000 residents.

The City’s Parks and Recreation Master Plan sets the City’s goal for parks at 10 acres of parkland for every 1,000 people in the City. Of the 10 acres, the goal is for five acres to be developed public parkland and the remaining five acres be comprised of other recreational facilities, such as the school facilities and the Mission Trails and Goodan Ranch regional parks. While this standard is the City policy, and will continue to direct City park development efforts, the City has also attempted to locate new parks in areas that are currently deficient in park acreage. Currently, almost every home within the City is within one mile of a neighborhood park and within three miles of a community or future regional-serving park (City 2003g).

A brief description of the City’s mini-parks, neighborhood parks, community parks, school playgrounds, regional parks, and City-owned open space is provided below and summarized in Table 4.15-1.

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Table 4.15-1

EXISTING PARKS AND RECREATIONAL FACILITIES IN THE CITY OF SANTEE Park/Facility Name Date
Constructed
Total
Acreage
Parks – Mini Parks
Sky Ranch 2010 0.73
Parks – Neighborhood
Deputy Ken Collier Neighborhood Park 2016 0.57
Big Rock 1976 5.77
Shadow Hill 1998 4.51
Woodglen Vista 1980 9.74
West Hills 1994 13.99
Weston 2020 4.47
Parks – Community
Mast Park 1982 24.70
Mast Park West 2011 0.80
Town Center West 2003 10.97
Town Center East 2011 24.73
Sportsplex 2011 16.53
Parks – Regional
Mission Trails 1974 192.00
Goodan Ranch/Sycamore Canyon Preserve 1991 80.25
Open Space
Forester Creek 2010 24.96
Walker Preserve 2015 39.71
Shadow Hill 1998 0.61
Sky Ranch 2010 0.55
Mast Park 1982 37.50
Mast Park West 1982 42.50
Non-Park City Asset 6.70
Other Recreational Facilities
City Aquatics Center – Town Center Community
Plan East
2001 0.91
Santee Lakes Recreation Preserve 1967 190.00
Schools
School Playgrounds, Ballfields, and Courts Various 109.24 Total Parks and Recreational Lands 838.22
Trails
Length in
Linear Miles
Paved Surface Trails Various 17.08
Non-Paved Trails Various 3.00
Bikeways Various 44.27
Total Trails 64.35
Source: City of Santee 2003g, 2017b
• Mini-Parks: Mini parks are small areas, no larger than two acres, which serve a population of between 500 to 1,000. Features include picnic tables, children’s play area, open space/grass area, barbeque grills, and shade structures. There is one mini park within the City: Sky Ranch Mini Park (0.73 acre).

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• Neighborhood Parks: Neighborhood parks range in size from 2 to 20 acres and serve a population of between 2,000 and 5,000. They typically provide the following types of recreation opportunities: active sports, passive recreation and relaxation, and neighborhood centers. There are six neighborhood parks within the City, Deputy Ken Collier Park (0.57 acre), Big Rock Park (5.77 acres), Shadow Hill Park (4.51 acres), Woodglen Vista Park (9.74 acres), Weston Park (4.47 acres) and West Hills Park (13.99 acres).
• Community Parks: Community parks range in size from 20 to 50 acres and serve a population of 10,000 to 25,000. Recreational activities commonly include the use of sports fields, camping, fishing, and passive recreation. There are five community parks in the City. Mast Park (24.70 acres), Mast Park West (0.80 acre), Town Center West (10.97 acres), Town Center East (24.73 acres), and Sportsplex (16.53 acres). • Regional Parks: Some of the most diverse recreational opportunities are found in two regional parks. Recreational opportunities include visitor centers, multi-use trails, boating, picnic tables, and a variety of other recreational amenities. There are two regional parks within or adjacent to the City, Mission Trails Regional Park (192 acres) and Goodan Ranch/Sycamore Canyon Preserve (80.25 acres).
• Open Space: Open space areas offer active and passive recreational opportunities, including hiking and equestrian uses. There are seven open space areas within or adjacent to the City, Forester Creek (24.96 acres), Walker Preserve (39.71 acres), Shadow Hill (0.61 acre), Sky Ranch (0.55 acre), Mast Park (37.50 acres), Mast Park West (42.50 acres), and a non-park City assets (6.70 acres). • Other Recreational Facilities: There are two other recreational facilities within or adjacent to the City, the City Aquatics Center and the Santee Lakes Recreation Preserve. The City Aquatics Center provides aquatic and recreation programs, including training pool, activity pool with a play structure, water slide, water exercise area, swim lessons, and water fitness classes. The Santee Lakes Recreation Preserve, owned and operated by the Padre Dam Municipal Water District, a 190-acre preserve with seven recycled water lakes stocked with sport fish and recreational amenities such as camping, cabin rentals, fishing, boating, special events, playgrounds, walking trails, and bird watching. • School Sites: Existing school sites in the Santee School District and Grossmont Union High School District are utilized through use agreements to provide public outdoor recreational areas for City residents. Active recreation uses include sports fields, hardcourt games (tennis, basketball) and other indoor recreational facilities. Due to their limited time availability to the public, these school areas are figured for park acreage purposes at 50 percent of their total acreage (City 2003g).
• Trails: In addition to the parks and recreation acreages above, the City also has

64.35 linear miles of trails that include paved and non-paved surface trails and bikeways, as shown in Table 4.15-1. In addition, the Stowe Trail, an approximately 6-mile-long trail runs parallel to the eastern border of Marine Corps Air Station (MCAS) Miramar (MCAS Miramar 2021). The Stowe Trail allows mountain biking, hiking, and other outdoor activities via permits obtained from the Marine Corps (MCAS Miramar 2021).

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4.15.1.2 Recreational Facilities in TCSP Area, AEN, and Housing Element Sites TCSP Area
Recreational opportunities within the Town Center Specific Plan (TCSP) area include Town Center Park, Cameron Family YMCA, Sportsplex USA, and trails associated with the San Diego River.

AEN
The Arts and Entertainment Neighborhood (AEN) contains the same recreational resources as the TCSP Town Center Park, Cameron Family YMCA, Sportsplex USA, and trails associated with the San Diego River.

Housing Element Sites
The Housing Element sites are vacant and do not contain any recreational resources.

4.15.1.3 Recreational Programming
In addition to providing physical park facilities, the City also offers a wide range of recreational programs and activities for preschoolers, youth, teens and adults. Programs include performing arts, sports and fitness, , enrichment, Teen Center and day camp. The City also provides seniorspecific activities including trips and sponsors several community-wide events such as the Summer Concert Series and the Fourth of July fireworks show.

There are also several sport leagues that offer recreational activities for City youth. These leagues include baseball, softball, soccer, lacrosse, cheer and football. While these are not City recreational offerings, the City does provide financial assistance in coordinating use of City fields and maintaining joint access agreements for use of school fields.

Programming takes place Citywide and might therefore occur within the boundaries of the proposed TCSP area and AEN.

4.15.2 Regulatory Framework
The following regulatory framework discussion focuses on state and local regulations because there are no relevant recreation-related federal laws.

4.15.2.1 State
Public Park Preservation Act
The primary instrument for protecting and preserving parkland is the state Public Park Preservation Act. Under the California Public Resources Code, cities and counties may not acquire any real property that is used as a public park for any non-park use unless compensation or land, or both, are provided to replace the parkland acquired. This provides no net loss of parkland and facilities.

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Quimby Act
Originally passed in 1975, the Quimby Act (California Government Code, Section 66477) allows cities and counties to pass ordinances requiring that developers set aside land, donate conservation easements, or pay fees for park improvements. This act allows local agencies to establish ordinances requiring developers of residential subdivisions to pay impact fees for land or recreational facilities. Revenues generated through the Quimby Act cannot be used for the operation and maintenance of park facilities. In 1982, the act was substantially amended, further defining acceptable uses of or restrictions on Quimby funds, establishing acreage/population standards and formulas for determining the exaction, and indicating that the exactions must be closely tied to a proposed project’s impacts. Currently, park fees in the City are $10,099 per singlefamily residential unit and $9,208 per multi-family residential unit (City 2024b).

4.15.2.2 Local
The City General Plan contains policies related to public services and recreation.

Land Use Element
Objective 3.0: Provide and maintain the highest level of service possible for all community public services and facilities.
• Policy 3.1: The City should ensure that land divisions and developments are approved within the City only when a project’s improvements, dedications, fees and other revenues to the City and other agencies fully cover the project’s incremental costs to the City and other agencies. These costs are for providing new or upgraded capital improvements and other public facilities and equipment resulting from, and attributable to the project, which are necessary to protect and promote the public's health, safety and welfare and to implement feasible mitigation measures. Such facilities include, but are not limited to:
parks, bridges, major roads, traffic signals, street lights, drainage systems, sewers, water, flood control, fire, police, schools, hiking/bicycle trails and other related facilities. In calculating benefits of land divisions and developments, the City may consider other public objectives and goals including social, economic (job creation, secondary economic benefits, etc.) and environmental factors.

Conservation Element
Objective 11.0: Promote a balanced mix of open space uses with development throughout the City to enhance visual resources, avoid hazards and conserve resources. • Policy 11.1: The City should promote the dedication of open space or parklands and the designation of private open space within all proposed residential developments. • Policy 11.2: The City should encourage, where feasible, the development of an interconnected system of open spaces throughout the City. • Policy 11.4: The City should ensure that adequate passive and active open space uses are incorporated into the development of the Town Center, Fanita Ranch, Rattlesnake Mountain and other large, existing vacant areas.

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Recreation Element
As discussed in the Recreation Element of the General Plan, the City provides four types of recreational accommodations for residents and visitors. These include mini-parks, neighborhood parks, community parks, and regional parks.

The Recreation Element also contains goals, guidelines, and policies to guide the management of the parks and recreational system and requires that a project provide adequate active and passive forms of recreation. The Recreation Element recognizes the contributory role habitat preserves play in meeting the recreational needs of citizens and that the City’s Draft Multiple Species Conservation Program Subarea Plan contributes to passive recreational opportunities such as hiking, biking, and nature appreciation.

Objective 1.0: Provide a minimum of 10 acres of park and recreational facilities for every 1,000 population in Santee. These 10 acres could include a combination of local parks, trails, school playgrounds, and other public facilities that meet part of the need for local recreational facilities. • Policy 1.1: The City shall increase the amount of park and recreational facility acreage in Santee to more closely conform to the local parkland standard. • Policy 2.2: The City shall encourage the inclusion of recreational facilities in all mixed land use developments, especially within the Town Center and the Fanita Ranch.

Trails Element
As discussed in the Trails Element of the Santee General Plan, the City plans to continue developing bicycle, equestrian, and pedestrian trails throughout the City to expand recreational and commuter use of this trails system.

Objective 1.0: Provide safe and viable regional and community trails within the City. • Policy 1.1: Priority should be placed on establishing multiple use trails (pedestrians, bicyclists, equestrians) wherever feasible.
• Policy 1.2: All new subdivisions or planned developments whether residential, commercial, or industrial which include proposed trail locations shall dedicate easements which will provide safe and direct access to community or regional trails, and provide for trail maintenance.
• Policy 1.5: The City’s trail network should link focal points of the City such as Town Center, Fanita Ranch, employment centers, schools, residential neighborhoods, parks and open space, and the San Diego River.

Objective 5.0: Provide paved trails which are safe.
• Policy 5.2: Trails should be designed to facilitate bicycle riding by incorporating standards which would reduce slopes, sharp curves, and interference with vegetation, pedestrians, and traffic.

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• Policy 5.3: Bicycle paths should be incorporated into the design of community land use plans, Capital Improvement Projects, and in parks and open space as specified in the General Plan.

Objective 6.0: Provide unimproved trails that are viable routes within the community. • Policy 6.1: Priority shall be given to designating unimproved trails for multipurpose use whenever feasible.
• Policy 6.2: Develop a future system of trails on the Fanita Ranch site as well as throughout the City’s Multiple Species Conservation Program Preserve Planning Area. Priority shall be given to using existing trail alignments whenever feasible.

Objective 8.0: Provide community trails that link with regional trail systems and facilities. • Policy 8.1: Encourage the establishment of trail systems in the East Elliot area and on the Fanita Ranch site that link the Fanita Ranch and Mission Trails Regional Park with Santee Lakes and Goodan Ranch Regional Park/Sycamore Canyon Open Space Preserve and any future northern expansion of Mission Trails Regional Park.

Municipal Code
Title 12 – Subdivision of Land, Development Fees, and Dedications Chapter 12.30, Development Impact Fees, establishes appropriate standards for public facilities, including drainage improvements, traffic improvements, traffic signals, public park facilities, community facilities and other public improvements, public services, and community amenities.

Chapter 12.40, Park Lands Dedication, establishes the provision for dedication of land, payment of in-lieu fees, or a combination of both to provide park and recreation facilities to serve future residents of a subdivision development. Santee Municipal Code (SMC) , Section 12.40.070, requires the amount of land to be dedicated based on the average occupancy rate per residential unit type and the ratio of dedication equivalent to 5 acres per 1,000 population.

4.15.3 Significance Determination Thresholds
Consistent with Appendix G of the CEQA Guidelines, impacts to recreation would be significant if the proposed project would:
1) Increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?
2) Include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment?

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4.15.4 Methodology
The impact analysis in the following subsections is based on an evaluation of the project’s potential demand for new recreational facilities. Recreation information was acquired through secondary source materials and regional and local planning documents, including the City’s General Plan.

4.15.5 Issue 1: Existing Recreational Facilities
Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?

4.15.5.1 Impact Analysis
TCSP Area, AEN, and Housing Element Sites
As detailed in Section 4.15.1.1, the City currently meets its overall goal for parkland; however, construction of additional residential units could potentially increase demand for park and recreational facilities. All future development, whether discretionary or by-right, would be required to provide common open space areas and pay in-lieu fees consistent with the Quimby Act and SMC Section 12.40 to fund additional park facilities within the City. Payment of such fees would allow the City to continue to implement numerous General Plan policies in place to maintain park and recreation facilities within the City, including Land Use Policy 3.1 (adequate parkland consistent with development); Conservation Element Policies 11.1, 11.2, and 11.4 (promote dedicated open space, both active and passive, throughout the City); Recreation Element Policies

1.1 and 2.2 (increase parkland ratios, and focus on recreational facilities to be constructed in mixed-use development); and numerous Trails Element policies which all envision the continued development of bicycle, equestrian and pedestrian trails throughout the City. The TCSP also envisions several recreational opportunities to be added to the City as described in Section

4.15.6.1 below. Development within the TCSP area, AEN, and Housing Element sites would not result in sufficient demand to directly require construction or expansion of a parks and recreational facilities. At the time a future recreational facility is proposed, it would require a separate environmental review; and compliance with regulations in existence at that time would address potential environmental impacts related to the construction and operation of new park facilities.

Therefore, impacts related to the need for and/or provision of new or physically altered parks and recreation facilities would be less than significant.

4.15.5.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
No mitigation is required.

4.15.5.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Impacts would be less than significant without mitigation.

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4.15.6 Issue 2: New Recreational Facilities
Would the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment?

4.15.6.1 Impact Analysis
TCSP Area, AEN, and Housing Element Sites
The TCSP does not currently provide project-level details regarding specific proposed recreational facilities in the TCSP area, AEN, or Housing Element sites. However, as buildout of the TCSP area occurs, recreational facilities may be proposed. Potential features described in the TCSP include passive recreation amenities (community gardens, outdoor gathering/seating areas, picnic/barbeque areas, pet/dog parks, courtyards, plazas) and active recreation amenities (playgrounds/tot lots, sport courts/fields, outdoor fitness areas, swimming pools, exercise structures, clubhouses with kitchens, recreation halls). The TCSP also proposes a pedestrian River Bridge across the San Diego River in an area designated Floodway/Open Space. Riverview Art Trail is a proposed pedestrian linkage connecting Riverview Parkway at the north to Mission Gorge Road at the south and is designated Park/Open Space in the TCSP. The TCSP would also strive to connect future development to the San Diego River trails.

3.1 (adequate parkland consistent with development); Conservation Element Policies 11.1, 11.2, and 11.4 (promote dedicated open space, both active and passive, throughout the City); Recreation Element Policies 1.1 and 2.2 (increase parkland ratios, and focus on recreational facilities to be constructed in mixed-use development); and numerous Trails Element policies which all envision the continued development of bicycle, equestrian and pedestrian trails throughout the City. Development within the TCSP area, AEN, and Housing Element sites would not result in sufficient demand to directly require construction or expansion of a parks and recreational facilities, since each incremental housing development would pay its fair share toward anticipated park needs. At the time a future parkland or recreational project is proposed, it would require environmental review, and compliance with regulations in existence at that time would address potential environmental impacts related to the construction and operation of new park facilities. Therefore, impacts related to the need for and/or provision of new or physically altered parks and recreation facilities would be less than significant.

4.15.6.2 Mitigation Framework
TCSP Area, AEN, and Housing Element Sites
No mitigation is required.

4.15.6.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Impacts would be less than significant without mitigation.

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4.16 Transportation
The following section analyzes the potential transportation impacts that may occur as a result of implementation of the proposed project. This evaluation addresses potential impacts associated with changes to transportation resulting from implementation of the project and evaluates the project’s consistency with applicable transportation goals and policies.

4.16.1 Existing Conditions
This section describes the existing roadway network, pedestrian and bicycle networks, and public transit within the City of Santee (City), Town Center Specific Plan (TCSP) area, and Arts and Entertainment Neighborhood (AEN).

Transportation Network
The existing roadway network in the City consists of regional facilities such as State Route (SR) 52, 67, and 125, as well as numerous arterials and local streets. These regional corridors run adjacent to or traverse the City, carrying significant levels of traffic while providing regional access to and from the City. Existing primary north-south roadways include Carlton Hills Boulevard, Cuyamaca Street, Cottonwood Avenue, Fanita Drive, Graves Avenue, and Magnolia Avenue.

Existing primary east-west roadways include Carlton Oaks Drive, Halberns Boulevard, El Nopal, Mast Boulevard, Mission Gorge Road, Prospect Avenue, Town Center Parkway, and Woodside Avenue.

Freeways
• SR 52 is a major east-west regional facility and provides access between Interstate 5 (I5) and SR 67. SR 52 is also known as the Soledad Freeway and the San Clemente Canyon Freeway. There are plans to add one lane in each direction, as well as two reversible lanes, from I-15 to SR 125. These plans were put on hold in 2008 due to a budget shortfall. Completion is scheduled to take place by 2040 per current San Diego Association of Governments (SANDAG) Regional Transportation Plan (RTP). SR 52 occurs about 0.4 mile south of the project site.
• SR 67 is a major north-south regional facility and provides access for the rural northeastern parts of the County of San Diego (County) to the major east-west freeway facilities in the central and southern County. Also known as the San Vincente Freeway, SR 67 starts in the City of El Cajon and ends in the rural unincorporated community of Ramona. SR 67 is about 0.6 mile east of the project site. • SR 125 is a major north-south regional facility and provides access from the City of Santee to the north to Otay Mesa Road in the City of Chula Vista, near the United States-Mexico border. SR 125 becomes a toll road south of SR 54 entering the City of Chula Vista.

SR 125 is about a mile east of the project site.

Roadways
Roadways in the project area are depicted on Figure 3-7 and described below. • Town Center Parkway connects Mission Gorge Road to Riverview Parkway. Between Mission Gorge Road and Cuyamaca Street, Town Center Parkway is classified as a Major

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Arterial and is built to its ultimate classification with four-travel lanes and a raised median.

This portion of the roadway has Class II bicycle lanes and sidewalks on both sides of the roadway, and has a posted speed limit of 35 miles per hour (mph). From Cuyamaca Street to Riverview Parkway, Town Center Parkway is classified as Parkway and is built to its ultimate classification with two travel lanes that are separated with a two-way-left-turn lane. This segment of Town Center Parkway includes a Class III bicycle route with sharrow markings and sidewalks on both sides of the roadway. Currently no on-street parking is allowed on any portion of Town Center Parkway. Town Center Parkway occurs in the southeastern part of the TCSP Area and the AEN. The eastern terminus of Town Center Parkway is at Housing Element Sites 16A and 16B.
• Cuyamaca Street is a north–south roadway that connects Fletcher Parkway in the City of El Cajon to its current terminus just north of Chaparral Drive. From its existing northern terminus to Town Center Parkway, Cuyamaca Street is classified as a Major Arterial.

Between Town Center Parkway and the southern City limits, it is classified as a Prime Arterial. North of its existing terminus, Cuyamaca Street is planned to be extended as a Parkway per the Santee General Plan Mobility Element. Within the TCSP area, south of Mast Boulevard to Town Center Parkway, it is built to its current classification as a divided four-lane Major Arterial with Class II bike lanes and sidewalks on both sides of the roadway, except on the bridge over the San Diego River. From Town Center Parkway to Prospect Avenue, it is built to its ultimate classification as a divided six-lane Prime Arterial with pedestrian sidewalks on both sides of the roadway and a posted speed limit of 35 mph. Within the TCSP area, on-street parking is currently prohibited on Cuyamaca Street. Cuyamaca Street forms the eastern boundary of the AEN between Mission Gorge Road to north of the San Diego River.
• Riverview Parkway is a four-lane roadway separated by a two-way-left-turn lane and is classified as a Parkway. There are two portions of Riverview Parkway—the western segment is a north-south roadway that connects Mission Gorge Road to its current terminus to the north near Meadow Way, and an eastern segment that is an east-west roadway connecting Magnolia Avenue and its current terminus at the Las Colina Detention Facility driveway. The current gap in the roadway between Meadow Way and the Las Colinas Detention Facility driveway is planned to ultimately be constructed in the future, per the Santee General Plan Mobility Element. On the western segment, Class II bicycle lanes and sidewalks are provided on both sides of the roadway. Riverview Parkway occurs along the western edge of Housing Element Sites 16A and 16B and at the northern edge of Housing Element Site 20A near Magnolia Avenue.
• Park Center Drive is a north-south roadway that connects Mast Boulevard to its current terminus in the south at the Town Center Community Park parking lot. The roadway is classified as a Parkway. There are no bicycle facilities, but sidewalks are provided on both sides of the roadway. Park Center Drive occurs in the northeastern corner of the AEN. • Walker Trails Drive is an east-west roadway that connects Park Center Drive to Cottonwood Avenue. The roadway is classified as a Parkway and provides two travel lanes, one lane in each direction. Walker Trails Drive traverses through the southern portion of the Mast Boulevard Residential Neighborhood. • Cottonwood Avenue has two existing separate segments: the north segment between Palm Glen Drive and Chubb Lane, and the south segment between Las Colinas Detention Facility and Prospect Avenue. Cottonwood Avenue is classified as a Parkway and includes

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an undivided two-lane roadway with a posted speed limit of 25 mph and on-street parallel parking provided on both sides of the roadway. There are no bicycle facilities, but sidewalks are provided on both sides of the roadway. Per the Santee General Plan Mobility Element, the roadway is planned to extend the northern segment from its current terminus at Chubb Lane to connect to Riverview Parkway in the eastern part of the AEN. • Magnolia Avenue (from Princess Joann Road north of the TCSP area to Mission Gorge Road at the southeastern corner of the TCSP area) is currently built to its ultimate classification as a four-lane Major Arterial. It is divided by two-way-left-turn lane and has a posted speed limit of 40 mph. Class II bike lanes and sidewalks are provided on both sides of the roadway, with on-street parking permitted intermittently on the east side of the roadway. Housing Element Sites 20A and 20B are located along Magnolia Avenue north of Mission Gorge Road.
• Riverwalk Drive is an east-west roadway that connects Cuyamaca Street to Park Center Drive. It is built to its ultimate classification as an undivided two-lane Parkway with on-street parallel parking on both sides of the roadway. There are currently sharrow markings, and sidewalks are provided on both sides of the roadway. Riverwalk Drive has a posted speed limit of 25 mph and occurs in the northern part of the AEN, north of the San Diego River.
• Mission Gorge Road is the principal east–west roadway in the City. Within the TCSP area, between Town Center Parkway and Riverview Parkway, it is currently built to its ultimate classification as a divided six-lane Prime Arterial. From Riverview Parkway to Magnolia Avenue, it is classified as a four-lane Major Arterial, however it is currently built as a six-lane roadway with a raised median. The posted speed limit varies between 35 mph and 40 mph, and on-street parking is currently prohibited on both sides of the roadway. No bicycle facilities are provided; however, sidewalks are provided on both sides of the roadway. Mission Gorge Road is the southern boundary of the TCSP area and AEN.

Public Transit
Transit service throughout the City is provided by the Metropolitan Transit System (MTS), and includes both bus and light rail trolley services as shown on Figure 4.16-1, TCSP Area Transit Network. There are currently three intracity bus routes serving the City. Intracity bus routes include routes 832, 833, and 834, which are described below:
• Route 832 is a loop route running clockwise between Santee Town Center and the northern areas of the City via Cuyamaca Street, Woodglen Vista Drive, Magnolia Avenue, and Mission Gorge Road. Route 832 operates seven days a week with service generally between 6:00 a.m. to 7:20 p.m. during the weekdays and between 8:20 a.m. to 4:20 p.m. during the weekend. Service is as frequent as every 45 minutes during peak periods and is at 1-hour intervals during off-peak periods and weekends. • Route 833 is a generally north–south route running between Santee Town Center and the El Cajon Transit Center, via Mission Gorge Road, Magnolia Avenue, Graves Avenue, Pepper Drive, Mollison Avenue, E. Bradley Avenue, Fletcher Parkway, Arnele Avenue, and Marshall Avenue. Route 833 operates generally between 6:20 a.m. to 5:50 p.m. during the weekdays and between 8:50 a.m. to 4:50 p.m. during the weekends. Route 833 runs at approximately 45-minute frequency all-day weekdays and 1-hour frequency on weekends.

TSCP Transit Area Network
Figure 4.16-1
Fig4.16-1_TransitAreaNetwork.indd 01427.00004.001 02/29/2024 - RK Source: City of Santee 2024
Santee Town Center Specific Plan EIR

MAGNOLIA AVE

ROSIE LN VERDE VISTA LN

MAST BLVD

CONEJO PL

MAGNOLIA AVE

MISSION GORGE RD
Maxar
Legend
Copper Line Trolley
MTS Bus Route 832
MTS Bus Route 833
MTS Bus Route 834
Bus Stop
Trolley Station
Santee Town Center Specific Plan
Figure X-3
Transit Facilities
wn

TOWN CENTER PKWY

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• Route 834 is a loop route running between Santee Town Center and the western areas of the City. Route 834 runs along Town Center Parkway, Mission Gorge Road, West Hills Parkway, Mast Boulevard, and Carlton Hills Boulevard. Route 834 operates generally between 6:35 a.m. and 6.45 p.m. during the weekday at 1-hour frequencies. There are no services during the weekend.

The City is also served by the San Diego Trolley , with one station located at the Santee Transit Center. The station provides transit access from Santee through connections in El Cajon, La Mesa, and into Mission Valley and downtown San Diego. Headways are approximately 10 to 15 minutes on weekdays and 10 to 30 minutes on weekends. As shown on Figure 4.16-2, Transit Priority Areas, most of the TCSP area, including the AEN and Housing Element sites 16A and 16B, are located within one-quarter mile of a transit stop.

Pedestrian and Bicycle Network
Pedestrian facilities generally include sidewalks, curb ramps, and other amenities such as street trees for shading. There are approximately 1,088,681 linear feet of sidewalks within the City.

Bicycle travel has become an integral part of transportation and circulation network planning and is a component of the City’s transportation system. The term “bikeway” is used to define lanes designated primarily for safe bicycle travel. There are three classifications of bikeways identified in the City of Santee Mobility Element:
• Class I Bikeway (bike path or trail). Provides a completely separated right-of-way designated for the exclusive use of bicycles. Crossflows of pedestrians and vehicles are minimized.
• Class II Bikeway (bike lane). Provides a restricted right-of-way designated for the exclusive or semi-exclusive use of bicycles. Through travel by motor vehicles or pedestrians is prohibited, though parking and crossflows of pedestrian and motorist traffic are permitted.
• Class III Bikeway (bike route). Provides for a right-of-way designated by signage or permanent markings with shared use of pedestrians and/or motorists.

Bicycle facilities along Town Center Parkway, Park Center Drive, Cottonwood Avenue, Riverview Parkway, Cuyamaca Street and Magnolia Avenue provide local connection, as well as the Class I bicycle path along the San Diego River that provides local and regional connection. As a part of the Santee General Plan Mobility Element, extended bike lanes are planned to connect with existing bicycle facilities on these streets to achieve enhanced connectivity in the City. The majority of the roadways in the TCSP area and the adjacent neighborhoods provide multi-use paths that can be used by both pedestrians and cyclists and are separated from the street and designed along landscaped corridors. The City’s current policy is to provide noncontiguous sidewalks on all new and widened streets of collector classification or larger. 0 Santee Town Center S ecific Plan EIR
Proposed Santee Town Center Specific Plan
Q Proposed Arts and Entertainment Neighborhood
Site 16A
Site 168
Site 20A
Site 208
Transit Priority Area
HELIX Transit Priority Areas
EnvironmentalPlanning ------------------------------------------=------ Figure 4.16-2

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4.16.2 Regulatory Framework
Several existing federal, state, regional, and local plans and programs provide transportation and traffic guidance. Applicable plans are discussed below.

4.16.2.1 State
Senate Bill 375
SB 375, the Sustainable Communities and Climate Protection Act, was approved in 2008. SB 375 focuses on reducing greenhouse gas emissions, as discussed further in Section 4.6.2. As a part of this effort, this act requires that regional housing needs be addressed in conjunction with regional transportation in order to integrate housing, land use, and transportation planning together. In the San Diego region, this unified regional planning effort is completed by SANDAG via San Diego Forward. SB 375 also requires the Regional Housing Needs Assessment (RHNA) be completed every eight years and, if a jurisdiction does not meet this requirement, penalties may be incurred. State Transportation Improvement Program The California State Transportation Improvement Program (STIP) is an intermodal program of transportation projects consistent with the statewide transportation plan and planning processes, metropolitan plans, and Title 23 of the Code of Federal Regulations. The STIP was first prepared in 2006 and is added to every two years by the California Department of Transportation (Caltrans) in cooperation with the metropolitan planning organizations (MPOs) and the regional transportation planning agencies. The most recent STIP Guidelines were adopted on August 27, 2015. In San Diego County, the MPO and regional transportation planning agency is SANDAG.

The STIP contains all capital and non-capital transportation projects or identified phases of transportation projects for funding under the Federal Transit Act and Title 23 of the U.S. Code, including federally funded projects. All projects funded through the STIP in San Diego County are included in the SANDAG Regional Transportation Improvement Program.

Senate Bill 743
SB 743 (2013) created a process to change the way projects analyze transportation impacts pursuant to CEQA. Previously environmental review of transportation impacts focused on the delay that vehicles experience at intersections and on roadway segments. That delay was measured using a metric known as LOS. Under SB 743, the focus of transportation analysis has shifted from driver delay to reduction of Greenhouse Gas (GHG) emissions, creation of multimodal networks and promotion of a mix of land uses since July 1, 2020. The Governor’s Office of Planning and Research (OPR) has amended the CEQA Guidelines to provide an alternative to level of service for evaluating transportation impacts. The alternative criteria must promote the reduction of GHG emissions, the development of multimodal transportation networks, and a diversity of land uses. According to the legislative intent contained in SB 743, these changes were necessary to balance the needs of congestion management more appropriately with statewide goals related to infill development, promotion of public health through active transportation, and reduction of GHG emissions.

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4.16.2.2 Regional
San Diego Forward
San Diego Forward (Regional Plan) was adopted by the SANDAG Board of Directors on December 10, 2021. San Diego Forward combines and updates the region’s two regional planning documents: the Regional Comprehensive Plan (2004) and the San Diego Forward (2015)/Sustainable Communities Strategy (2011). San Diego Forward provides a vision for the region’s growth through the year 2050. The plan reflects a strategy for a sustainable future which includes investing in a transportation network that will provide people more travel choices, protects the environment, creates healthy communities, and stimulates economic growth (SANDAG 2021b). San Diego Forward includes a detailed blueprint for the investment in transportation over the next 35 years. The plan outlines the investment of nearly $204 billion in year-of expenditure dollars in local, state, and federal dollars to build a comprehensive, interconnected transportation system that provides choices.

Regional Transportation Improvement Program
The Regional Transportation Improvement Program (RTIP) is a multi-year program that includes all proposed major highway, arterial, transit, and non-motorized projects in the region.

Improvements to nearly all of the major highways in the San Diego region are included in the 2021 RTIP, adopted by the SANDAG Board of Directors on February 26, 2021. The 2021 RTIP covers fiscal years 2021 through 2025.

4.16.2.3 Local
City of Santee Vehicle Miles Travelled (VMT) Analysis Guidelines Consistent with SB 743, the Santee City Council approved a resolution adopting its VMT Analysis Guidelines on April 27, 2022 (City 2022d). The guidelines contain thresholds of significance for purposes of analyzing transportation impacts under CEQA. The intent of the VMT Analysis Guidelines is to provide consistency in significance determinations to integrate environmental review with other environmental program planning and regulation.

Active Santee Plan
The Active Santee Plan (ASP 2021) was prepared as a comprehensive update of the Bicycle Master Plan (2009) of the Santee General Plan and a comprehensive pedestrian plan. The ASP provides a framework for development of the City’s bicycle network and pedestrian network. Many of the highest priority segments identified in the ASP have been implemented or are currently being constructed, including segments of the River Trail (City 2017a).

The goal of the ASP is to encourage alternative means of transportation on a regional and community scale. The four overarching goals identified as desired future outcomes for active transportation within the City include:
• A balanced, interconnected multimodal transportation network that allows for the efficient and safe movement of all people and goods, and that supports the current and future needs of Santee community members and travel generated by planned land uses.

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• Encourage alternative means of transportation on a regional and community scale for all trip types: work commute, school commute, errands, and recreation. • Designate the location and the appropriate type of bikeways and paved bicycle trails that would have the greatest potential to serve the commuter and recreational needs of the community of Santee.
• To create an environment that allows for school aged children to safely walk and ride their bicycles to school on convenient and connected networks.

Specific ASP objectives and policies that are relevant to the project are described below:

Objective 1.0: Ensure that the existing and future transportation system is accessible, safe, reliable, efficient, integrated, convenient, well connected, and multi-modal. • Policy 1.1: The City shall provide integrated transportation and land use decisions that enhance smart growth development served by complete streets, which facilitate multimodal transportation opportunities.

Objective 2.0: Upgrade and maintain Santee’s transportation corridors to meet the safety needs of all roadway users – including youth and elderly and travelers of varying physical abilities – and to provide a well-connected system throughout the City. • Policy 2.3: The City’s pedestrian and bicycle networks should connect to trailheads, in particular at such locations as the San Diego River Trail and at parks and open spaces. • Policy 2.4: Near commuter rail stations, provide access paths to these transit centers to encourage walking and cycling.

Objective 3.0: Develop, maintain, and support a safe, comprehensive, and integrated bikeway system that encourages bicycling.
• Policy 3.2: The City shall require new development and redevelopment to provide connections to existing and proposed bicycle routes, where appropriate.

Objective 5.0: Promote bicycle usage.
• Policy 5.2: Bicycle racks should be made available at all new or rehabilitated nonresidential developments.
• Policy 5.3: The City shall consider every street in Santee as a street that bicyclists will use.
• Policy 5.4: Develop a City-wide bicycle map.

Objective 7.0: Develop and maintain an accessible, safe, complete, and convenient pedestrian system that encourages walking.
• Policy 7.1: The City should require the incorporation of pedestrian-friendly design concepts where feasible including separated sidewalks and bikeways, landscaped

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parkways, traffic calming measures, safe intersection designs and access to transit facilities and services into both public and private developments.

Objective 8.0: Increased use of alternative modes of travel to schools to reduce peak hour vehicular trips, save energy, and improve air quality around schools. • Policy 8.2: The City should improve safety of walking and biking environment around schools to reduce school-related vehicle trips.

In addition to goals, objectives, and policies, the ASP includes recommendations consisting of a planned bicycle network, sidewalk infill and trail accessibility enhancements. The City’s planned bicycle network includes three classifications: Bicycle paths (Class 1; should be utilized as much as possible for regional and community trails, but not for those designated on small local streets where traffic volume is minimal); Bicycle lanes (Class 2; should be utilized as necessary links to bicycle paths or local routes where paths are not feasible); and Bicycle routes (Class 3; should be utilized for necessary links or as interim links prior to the implementation of bicycle lanes or paths. Implementation includes signage).

General Plan
Divided into nine elements, the General Plan is a statement of intent by the City as to the future development of the community. This is accomplished through objectives and policies that serve as a long-term policy guide for physical, economic, and environmental growth.

As one of the mandated elements of the General Plan, the Mobility Element (City 2017a) serves as an update to the General Plan’s Circulation Element intended to provide a vision and framework for the development of the City’s transportation network though the year 2035, while assuming full buildout of the current General Plan land uses. This update describes existing transportation systems in the City and establishes a plan for a multimodal transportation system.

This element is intended to provide for a balanced mobility system that will support travel demands associated with land uses in the Land Use Element while maintaining a high quality of life for the residents of the City and all roadway users.

The goal of the Mobility Element is a balanced, interconnected multimodal transportation network that allows for the efficient and safe movement of all people and goods, and that supports the current and future needs of City community members and travel generated by planned land uses.

The relevant objectives and policies are as follows (City 2017a):

Mobility Element
Objective 1.0: Ensure that the existing and future transportation system is accessible, safe, reliable, efficient, integrated, convenient, well connected, and multimodal. The system will accommodate active transportation, and accommodate people of all ages and abilities, including pedestrians, disabled, bicyclists, users of mass transit, motorists, emergency responders, freight providers, and adjacent land uses.
• Policy 1.1: The City shall provide integrated transportation and land use decisions that enhance smart growth development served by complete streets, which facilitate multimodal transportation opportunities.

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• Policy 1.2: The City should design streets in a manner that is sensitive to the local context and recognizes that needs vary between mixed use, urban, suburban, and rural settings.

Objective 2.0: Develop an efficient, safe, and multimodal transportation network, consisting of local roads, collectors, arterials, freeways, and transit services, in a manner that promotes the health and mobility of Santee residents and that meets future circulation needs, provides access to all sectors of the City, and supports established and planned land uses. • Policy 2.1: The City shall encourage an automobile LOS “D” on street segments and at intersections throughout the circulation network while also maintaining or improving the effectiveness of the nonautomotive components of the circulation system (i.e., pedestrians, bicyclists, and public transit), especially in the Santee Town Center area. The City may approve a lower automobile LOS if it finds that the effectiveness of nonautomotive components of the circulation system would be maintained or improved as a result.
• Policy 2.2: The City should ensure adequate accessibility for all modes to the northern undeveloped area of the City by designating a functional network of public streets for future dedication either prior to, or concurrent with anticipated need. • Policy 2.7: The City should coordinate with Caltrans, SANDAG, MTS [Metropolitan Transit System], and other responsible agencies to identify, plan, and implement needed transportation improvements.

Objective 7.0: Develop, maintain, and support a safe, comprehensive, and integrated bikeway system that encourages bicycling, as documented in the City’s Bicycle Master Plan. • Policy 7.4: The City should require new development and redevelopment to provide connections to existing and proposed bicycle routes, where appropriate.

Objective 8.0: Develop and maintain an accessible, safe, complete, and convenient pedestrian system that encourages walking.
• Policy 8.1: The City should require the incorporation of pedestrian-friendly design concepts where feasible including separated sidewalks and bikeways, landscaped parkways, traffic calming measures, safe intersection designs and access to transit facilities and services into both public and private developments.

4.16.3 Significance Determination Thresholds
Consistent with Appendix G of the CEQA Guidelines, impacts related to transportation would be significant if implementation of the project would:
1) Conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities. 2) Conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b). 3) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment).

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4) Result in inadequate emergency access.

4.16.4 Methodology
Traffic impacts related to VMT are assessed for land use development projects, as well as transportation projects, including roadway capacity projects. Lead agencies have the discretion to establish their preferred significance thresholds to determine the level of VMT increase that would result in a significant environmental impact. The City established their transportation based significance thresholds through the City of Santee VMT Analysis Guidelines (VMT Analysis Guidelines) on April 27, 2022. The analysis below relies on the significance thresholds from the VMT Analysis Guidelines to determine if the project would be consistent with CEQA Guidelines Section 15064.3(b).

Land Use Development Projects
Table 4.16-1, City of Santee VMT Significance Thresholds, summarizes the significance thresholds for land use projects, as identified in the VMT Analysis Guidelines.

Table 4.16-1

CITY OF SANTEE VMT SIGNIFICANCE THRESHOLDS
Land Use Metric Threshold
Residential VMT/Capita 15% below the City average VMT/Capita General Employment VMT/Employee 15% below the regional average VMT/Employee
Industrial Employment VMT/Employee At or below regional average VMT/Employee Mixed Use VMT/Capita and
VMT/Employee
Each project component is evaluated per the
appropriate metric based on land use type
(e.g., residential, employment, and retail)
Regional Retail, Recreation,
or Public Facilities Total VMT A net increase in total regional VMT using the boundary method Source: City of Santee VMT Analysis Guidelines (City of Santee 2022d).

The VMT Analysis Guidelines outline the analysis methods, significance thresholds, and screening criteria which the City uses to identify VMT related impacts under CEQA Section 15064.3(b). Per the guidelines, a VMT assessment includes a project screening as a first step to see if a full VMT assessment would be required; if a project cannot be screened out, a full VMT analysis is required. Screening criteria considers land use development projects located within a half-mile radius of an existing major transit stop or an existing stop along a high-quality transit corridor1 may be presumed to have a less-than-significant impact absent substantial evidence to the contrary. As noted in the VMT Analysis Guidelines Section 2.2, transportation VMT analysis for CEQA should be conducted using the SANDAG Regional Travel Demand Model. The model outputs can be used to produce VMT/Capita, VMT/Employee, and Total VMT. For land use development projects, the VMT Analysis Guidelines indicate that the following two metrics be used to determine if a project has a significant transportation related VMT impact. 1 Section 21064.3 of the California Public resources defines “Major transit stop” as a site containing an existing rail transit station, a ferry terminal served by either a bus or rail transit service, or the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods. High quality transit corridor: a corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute periods.

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1. VMT/Capita: Includes all vehicle-based person trips grouped and summed to the home location of individuals who are drivers or passengers on each trip, both home-based and non- homebased. The VMT for each home is then summed for all homes in a particular census tract and divided by the population of that census tract to arrive at VMT/Capita.

2. VMT/Employee: Includes all vehicle-based person trips grouped and summed to the work location of individuals on the trip. This includes all trips, not just work-related trips.

The VMT for each work location is then summed for all work locations in a particular census tract and then divided by the total number of employees of that census tract to arrive at the VMT/Employee.

Transportation/Roadway Capacity Projects
State CEQA Guidelines Section 15064.3 indicates that a VMT analysis should also be conducted for transportation projects, including roadway capacity projects. The VMT Analysis Guidelines specifies that projects that result in an increase in additional motor vehicle capacity (such as constructing a new roadway or adding more vehicle travel lanes to an existing roadway) have the potential to increase vehicle travel, referred to as “induced vehicle travel.” The VMT Analysis Guidelines identifies a list of transportation projects that “would not lead to a substantial or measurable increase in vehicle travel, and therefore generally should not require an induced travel analysis.” The transportation improvements screening criteria used to screen and evaluate the project is listed below.
• Addition of roadway capacity on local or collector streets, provided the project also substantially improves conditions for pedestrians, cyclists, and, if applicable, transit • Closing gaps in the transportation network in conformance with the Mobility Element of the General Plan where the project also substantially improves conditions for pedestrians, cyclists, and, if applicable, transit
• Reduction in number of through lanes
• Installation of roundabouts, or traffic circles
• Installation or reconfiguration of traffic calming devices • Removal or relocation of off-street or on-street parking spaces • Adoption or modification of on-street parking or loading restrictions (including meters, time limits, accessible spaces, and preferential/reserved parking permit programs) • Addition of new or enhanced bike or pedestrian facilities on existing streets/highways or within existing public rights-of-way
• Addition of Class I bike paths, trails, multi-use paths, or other off-road facilities that serve nonmotorized travel

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4.16.5 Issue 1: Circulation System
Would the project conflict with a plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities?

4.16.5.1 Impact Analysis
TCSP Area and AEN
The City’s Circulation Element of the General Plan guides the overall circulation system in the City. The circulation system in the TCSP area and AEN is guided by the TCSP, which implements the City’s Circulation Element. Project approval would involve amendments to the City’s General Plan and Zoning Ordinance and the proposed changes to the TCSP circulation system would remain the guiding policy document. The ASP, which was formerly the Bicycle Master Plan, is also a planning document that addresses bicycling opportunities throughout the City.

The proposed TCSP includes a long-range plan to provide circulation throughout the TCSP area and AEN for various modes of transportation, and identifies specific roadway, bicycle, and pedestrian facilities improvements. As shown on Figures 3-5 and 3-6, improvements including bike lanes and multi-use pathways are identified along portions of existing Cuyamaca Street and Riverview Parkway. New roadway connections along Riverview Parkway, Cottonwood Avenue, Main Street, and Park Center Drive extensions and improvements are also identified and would close gaps in the existing transportation network (see Figure 3-7). The proposed project improvements to the circulation system would become part of the TCSP and would guide future improvements to the circulation system. The City’s Mobility Element includes Objective 1.0 and Policy 1.1, which specifies that the City shall provide integrated transportation and land use decisions that enhance smart growth development served by complete streets. The bike lane improvements would also support the ASP by increasing bicycling opportunities throughout the TCSP area.

The project would provide a roadway network within the TCSP area that is consistent with the City’s Mobility Element and result in improved pedestrian, bicycle, and transit amenities, and foster increased safety for all forms of transportation by providing transportation improvements that would serve all types of travel modes. Thus, impacts related to conflicts with an adopted plan, ordinance, or policy addressing the circulation system would be less than significant for the TCSP and AEN.

Housing Element Sites
Housing Element sites 16A, 16B, 20A, and 20B are located in the AEN and the introduction of new residents and commercial business would have some effect on the circulation system, including transit, roadway, bicycle, and pedestrian facilities. While future development of the Housing Element sites may not require subsequent discretionary approvals or environmental review (if the project is consistent with the TCSP), they would at the least be subject to a ministerial review that would include consistency with the City’s Public Works Standards. Per SMC Section 13.11.010 eligible by-right housing projects must comply with all objective development standards and all applicable design, performance, improvement and development standards of the Santee Municipal Code, Santee Town Center Specific Plan, applicable Mitigation Monitoring and Reporting Programs and the Santee General Plan. Where applicable, projects are required to obtain regulatory permits and/or clearances as required by state or Federal law, including, but not limited from agencies such as the Federal Emergency Management Agency

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(FEMA), the Federal Aviation Administration (FAA), the United States Fish and Wildlife Agency, the California Department of Fish and Wildlife, the San Diego Airport Land Use Commission (ALUC), and the State Water Resources Control Board. The City’s Engineering Division review would ensure individual projects include appropriate frontage requirements to ensure consistency with the City’s Mobility Element and the ASP. Pedestrian and bicycle improvements necessary to meet City Public Work Standards could include providing sidewalks and landscape buffers, Americans with Disabilities Act (ADA) accessibility requirements, and other improvements that would support bicycle, pedestrian, and transit accessibility. To support implementation of these requirements, the project includes objective design and performance standards that would be implemented during the review process for future ministerial development. The standards include a requirement that project applicants shall make roadway improvements along the project frontage including adjoining intersections in accordance with the Mobility Element.

Regarding transit, future development of the Housing Element sites would be consistent with Policy 2.2 of the City’s General Plan Land Use Element, which encourages the development of higher density residential developments in areas close to the multi-modal transit station (at Santee Town Center near Housing Element Sites 16A and 16B) and along major road corridors where transit and other convenience services are available (at Magnolia Avenue near Housing Element sites 20A and 20B). Refer to Figure 3-7 for the location of transit including bus stops and the trolley stop at the Santee Town Center in relation to the Housing Element sites. As shown, the project would add density in locations proximate to transit, providing consistency with City policies.

No aspects of the projects would conflict with existing transit routes or planned services.

Therefore, the project would not conflict with an adopted plan, ordinance, or policy addressing the circulation system and impacts would be less than significant for the four Housing Element sites.

4.16.5.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
No mitigation is required.

4.16.5.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Impacts would be less than significant without mitigation.

4.16.6 Issue 2: Vehicle Miles Traveled
Would the project conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b)?

4.16.6.1 Impact Analysis
CEQA Guidelines Section 15064.3 requires that the determination of significance for transportation impacts be based on VMT instead of a congestion metric such as LOS. The change in the focus of transportation analysis is the result of SB 743. Specific types of transportation projects that are not presumed to significantly increase vehicle travel are listed in the City’s VMT Analysis Guidelines (adopted on April 27, 2022) as screening criteria.

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Land Use Development Projects
TCSP Area
According to the City VMT Analysis Guidelines and CEQA Guidelines Section 15064.3(b)(1), land development projects located within ½ mile of a major transit stop are assumed to have a less than significant VMT-related impact. As shown in Figure 4.16-2, much of the TCSP is located within a transit-accessible area/transit priority area (TPA). The MTS maintains a transit station in the Santee Trolley Square and provides high-quality rail transit between the City of Santee and Downtown San Diego. Therefore, planned development in the TCSP area that is located within a TPA is presumed to have a less than significant VMT-related impact.

For areas of the TCSP area that are not within a TPA and do not meet other screening VMT criteria, such as the Park Center Residential Neighborhood and the new residential on the west side of Town Center Commercial Neighborhood, a VMT analysis was conducted. Table 4.16-2, VMT Analysis – TCSP Area, evaluates the VMT per capita in which the TCSP area is anticipated to generate, and compares it to the City’s significance threshold to identify if the Housing Element sites would have a significant VMT related impact.

Table 4.16-2
VMT ANALYSIS– TCSP AREA
Metric
Residential Uses
VMT/Capita
(miles/person)
Park Center Residential
Neighborhood
Town Center Commercial
Neighborhood
City Average 20.81
Significant Impact Threshold2 17.7
Proposed Project 17.83 20.14
Proposed Project vs
Significant Impact Threshold .01 miles over 2.4 miles over Significant Impact? Yes Yes
Notes:
1 City of Santee Average source: SANDAG Series 14 Year 2016 Model (Scenario ID 458). 2 City/Regional Average × 85 percent (See Section 4.16.4) 3 San Diego Regional Average source: SANDAG Series 14 Year 2016 Model (Scenario ID 458). Census Tract 166.15 4 San Diego Regional Average source: SANDAG Series 14 Year 2016 Model (Scenario ID 458). Census Tract 166.14 As shown in Table 4.16-2, the VMT per capita is higher than the significance threshold of the citywide average for the Park Center Residential Neighborhoods and Town Center Commercial Neighborhood, resulting in a VMT significant impact. Implementation of the “VMT Reduction” Objective Design Standard in Chapter 2, Land Use of the TCSP as described in MM-TRA-1 would be required.

AEN
As shown in Figure 4.16-2, planned development in the AEN is mostly within a TPA (except for Housing Element Sites 20A and 20B). Therefore, future development in the AEN, except Housing Element sites 20A and 20B as discussed below, is presumed to result in a less than significant transportation impact related to inconsistencies with CEQA Guidelines Section 15064.3 subdivision (b).

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Housing Element Sites 16A and 16B
Housing Element sites 16A and 16B are located within a within ½ mile of a major transit stop at the transit station in the Santee Trolley Square. Therefore, future development in Housing Element sites 16A and 16B is presumed to result in a less than significant transportation impact related to inconsistencies with CEQA Guidelines Section 15064.3 subdivision (b).

Housing Element Sites 20A and 20B
Housing Element sites 20A and 20B are outside of a TPA; therefore, a VMT analysis was conducted. Table 4.16-3, VMT Analysis – Housing Element Sites 20A and 20B, evaluates the VMT per capita in which the Housing Element sites are anticipated to generate, and compares it to the City’s significance threshold to identify if Housing Element sites 20A and 20B would have a significant VMT related impact.

Table 4.16-3
VMT ANALYSIS– HOUSING ELEMENT SITES 20A AND 20B
Metric
VMT/Capita
(miles/person)
City Average 20.81
Significant Impact Threshold2 17.7
Proposed Project 17.83
Proposed Project vs Significant Impact Threshold 0.1 miles over Significant Impact? Yes
Notes:
1 City of Santee Average source: SANDAG Series 14 Year 2016 Model (Scenario ID 458). 2 City/Regional Average × 85 percent (See Section 4.16.4) 3 San Diego Regional Average source: SANDAG Series 14 Year 2016 Model (Scenario ID 458). Census Tract 166.15 As shown in Table 4.16-3, Housing Element sites 20A and 20B are anticipated to generate a VMT per capita that is above the City’s significance threshold, and therefore, a significant VMT related impact would occur. Implementation of the “VMT Reduction” Objective Design Standard in Chapter 2, Land Use of the TCSP, as described in MM-TRA-1, would be required.

Transportation Projects
TCSP Area and AEN
The project includes several transportation projects including adding new multi-use pathways and bike routes to existing roadways, as well as identifying roadway connections throughout the TCSP area and AEN. The TCSP identifies improvements along portions of existing Cuyamaca Street and Riverview Parkway, and identifies new roadway connections including Riverview Parkway, Cottonwood Avenue, Main Street, and Walker Trails Drive. The roadway improvements on Cuyamaca Street and Riverview Parkway would contribute to the multimodal transportation network by providing new bicycle and pedestrian facilities on those roadways, which would promote non-auto use. Additionally, the proposed roadway connections along Riverview Parkway, Cottonwood Avenue, Main Street, and Walker Trails Drive would provide direct connections through the TCSP area and AEN, as well as onto major arterial roadways and would improve traffic congestion in the area. Per the City’s VMT Analysis Guidelines, the transportation projects identified in the TCSP meet the screening criteria of “closing gaps in the transportation

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network” and/or “adding new or enhanced bicycle or pedestrian facilities on existing streets” and are presumed not to increase vehicle travel.

Since the transportation projects identified in the TCSP area and AEN are intended to increase pedestrian and bicycle safety and connection within the area, the proposed transportation projects would not result in an increase in VMT, and traffic impacts related to inconsistencies with CEQA Guidelines Section 15064.3 subdivision (b) would be less than significant for the transportation projects identified within the TCSP and AEN.

Housing Element Sites
None of the Housing Element sites would include transportation projects as these are specific development areas that would be individually developed within the developable areas of each site and would not include new roadway connections or other improvements to major arterial roadways. As there are no transportation projects associated with the Housing Element sites, traffic impacts related to transportation projects and inconsistencies with CEQA Guidelines Section 15064.3 subdivision (b) would be less than significant.

4.16.6.2 Mitigation Measures
Land Use Development Projects
TCSP Area and Housing Element Sites 20A and 20B(excluding Housing Element Sites 16A and 16B)
TRA-1 For development projects located outside of a TPA that both: do not meet other VMT screening criteria and exceed VMT thresholds established by the City, the City shall require implementation of applicable Mobility Element Policies that would support VMT reductions for individual projects. Specifically, the City shall require that future projects are compliant with Mobility Element Policies 9.1 through 9.5, which encourage the use of Transportation Demand Management (TDM) strategies, such as ride sharing programs, flexible work schedule programs, and incentives for employees to use transit. Additionally, alternative transportation modes, such as walking, cycling and public transit are encouraged to reduce peak hour vehicular trips, save energy, and improve air quality. Sample TDM measures that may be applied at the project-level are provided below:
• Increase mixed-use development
• Increase transit accessibility
• Provide pedestrian network improvement along project frontage • Provide bicycle network improvement along project frontage • Provide bicycle parking and bike lockers
• Implement subsidized or discounted transit passes
• Provide rider-sharing programs

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• Implement commute trip reduction marketing
• Implement school pool program
• Implement bike-sharing or micro mobility program
• Provide local shuttle to connect visitors to different attractions throughout the City Additional measures can be found in the California Air Pollution Control Officers Association Quantifying Greenhouse Gas Mitigation Measures report (https://www.aqmd.gov/docs/default-source/ceqa/handbook/capcoa-quantifyinggreenhouse-gas-mitigation-measures.pdf). Mitigation measures should be consistent with the City’s Active Transportation Plan
AEN and Housing Element Sites 16A and 16B
No mitigation is required.

Transportation Projects
TCSP Area, AEN and Housing Element Sites
No mitigation is required.

4.16.6.3 Significance After Mitigation
Land Use Development Projects
TCSP Area and Housing Element Sites 20A and 20B
Implementation of MM-TRA-1 as part of future projects reviews would potentially reduce VMT per capita. However, the effectiveness of VMT reducing measures is context-sensitive and would vary depending on project details, such as the location, access to transit, etc. At a program level of review with no specific development proposals available for review, it is not guaranteed that each individual project would be able to fully mitigate the potential impacts. While MM-TRA-1 would minimize VMT impacts associated with future development, impacts would not be fully mitigated.

Therefore, impacts associated with VMT would remain significant and unavoidable.

AEN and Housing Element Sites 16A and 16B
Impacts would be less than significant without mitigation.

Transportation Projects
TCSP Area, AEN and Housing Element Sites
Impacts would be less than significant without mitigation.

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4.16.7 Issue 3: Hazards Due to a Design Feature
Would the project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?

4.16.7.1 Impact Analysis
TCSP Area and AEN
As discussed above in Sections 4.16.5 and 4.16.6, the project includes several transportation improvement projects related to multi-use pathways, bike lanes, and roadways. These improvements are designed to enhance existing connections in the area to improve accessibility, encourage the use of multi-modal facilities, and decrease conflict between vehicles, bicycles, and pedestrians. Specific plans have not been prepared for the transportation improvements in the TCSP area and AEN; however, all future development would be subject to policies set forth in the Mobility Element of the General Plan and designed in accordance with the City’s Public Works Standards. Final plans for the proposed transportation infrastructure designs would be subject to review and approval by the City’s Engineering Division prior to construction which would include a review for design safety. Implementation of the project would not result in hazards due to a design feature and impacts in the TCSP area and AEN would be less than significant.

Housing Element Sites
Development of Housing Element sites 16A, 16B, 20A, and 20B may require improvements to the existing roadway network at the time plans are prepared for their development. These improvements would be subject to an engineering review to ensure roads and access are configured consistent with established roadway design standards. Development projects on Housing Element sites 16A, 16B, 20A, and 20B would be subject to a ministerial review that would include consistency with the City’s Public Works Standards. The Engineering Division review would consider the potential for design hazards and that improvements are designed consistent with established standards. Impacts related to hazards due to a design feature would be less than significant for the four Housing Element sites.

4.16.7.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
No mitigation is required.

4.16.7.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Impacts would be less than significant without mitigation.

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4.16.8 Issue 4: Emergency Access
Would the project result in inadequate emergency access?

4.16.8.1 Impact Analysis
TCSP Area and AEN
The project includes the development of transportation infrastructure projects that would physically alter the existing roadway network. Transportation infrastructure improvements may include narrowing or widening of roadways, adding bike paths and/or bike lanes to road rights-ofway, and connecting existing roadways that may alter existing circulation patterns or points of emergency vehicle access within the TCSP area and AEN. The improvements would involve connections to existing gaps in the transportation network, such as on Riverview Parkway, Cottonwood Avenue, Main Street, and Park Center Drive. Extending these roadways would create a more comprehensive transportation network by providing more direct connections between Town Center area and the adjacent residential neighborhood, and therefore, would improve overall emergency access in the TCSP area and AEN.

In addition, future development would result in new residential dwelling units and new or expanded visitor-serving development including, but not limited to, retail shops, commercial recreational uses, restaurants, and parks. The construction of these future development projects could result in certain elements, such as driveways, access roads, barriers, parking lot, or other circulation-related features that could potentially affect emergency access. However, all future development projects that may occur with the TCSP area would be subject to review by the City’s Fire Department, which reviews projects for sufficient emergency access for fire trucks and other emergency vehicles. Thus, all future development projects would be reviewed for certain elements such as width of egress/ingress to ensure the driveways and other access points would be properly sized to allow emergency vehicle access and turn-around, if necessary. In addition, transportation infrastructure improvements would be constructed in compliance with all applicable standards, including City’s Public Work Standards. Therefore, compliance with the applicable regulations and review requirements would ensure that future development within the TCSP area and AEN under the proposed project would not result in inadequate emergency access.

Housing Elements Sites
Development of Housing Element sites 16A, 16B, 20A, and 20B may require improvements to the existing roadway network at the time plans are prepared for their development which could affect emergency access. As stated above for the TCSP Area and AEN, all improvements would be subject to an engineering review to ensure roads and access are configured consistent with established roadway design standards. Development projects on Housing Element sites 16A, 16B, 20A, and 20B would be subject to a ministerial review by the City’s Fire Department to provide adequate emergency access. Impacts related to inadequate emergency access would be less than significant within the four Housing Element sites.

4.16.8.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
No mitigation is required.

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4.16.8.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Impacts would be less than significant without mitigation.

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4.17 Tribal Cultural Resources
The following sections analyze the potential environmental impacts that may occur to tribal cultural resources as a result of the proposed project.

4.17.1 Existing Conditions

4.17.1.1 Terminology
Public Resources Code (PRC) Section 21074(a) defines tribal cultural resources as either of the following:
(1) Sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American tribe that are either of the following:
(A) Included or determined to be eligible for inclusion in the California Register of Historical Resources.
(B) Included in a local register of historical resources as defined in subdivision (k) of Section 5020.1.
(2) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Section 5024.1.

In applying the criteria set forth in subdivision (c) of Section 5024.1 for the purposes of this paragraph, the lead agency shall consider the significance of the resource to a California Native American tribe.

PRC Section 21074 further states that a cultural landscape that meets the criteria above is a tribal cultural resource to the extent that the landscape is geographically defined in terms of the size and scope of the landscape. A historical resource, unique archaeological resource, or a nonunique archaeological resource may also be a tribal cultural resource if it conforms with the criteria above.

4.17.1.2 Cultural Setting
Please refer to Section 4.5 of this EIR for a full discussion regarding the existing cultural and historical setting of the project area.

4.17.1.3 Tribal Cultural Resources
The following information is from the cultural resources report prepared for the proposed project and attached as Appendix D of this EIR.

The project area is located within the traditional territory of the Kumeyaay people, also known as Ipai, Tipai, or Diegueño (named for Mission San Diego de Alcalá). At the time of Spanish contact, Yuman-speaking Kumeyaay bands occupied southern San Diego and southwestern Imperial counties and northern Baja California. The Kumeyaay are a group of exogamous, patrilineal territorial bands that lived in semi-sedentary, politically autonomous villages or rancherias. Most rancherias were the seat of a clan, although it is thought that, aboriginally, some clans had more than one rancheria, and some rancherias contained more than one clan. Several sources indicate that large Kumeyaay villages or rancherias were located in river valleys and along the shoreline

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of coastal estuaries. They subsisted on a hunting and foraging economy, exploiting San Diego’s diverse ecology throughout the year; coastal bands exploited marine resources, while inland bands might move from the desert, ripe with agave and small game, to the acorn and pine-nutrich mountains in the fall.

At the time of Spanish colonization in the late 1700s, several major Kumeyaay villages were located in proximity to the study area. The closest of these settlements was the village of Micheagua, located along the San Diego River east of Mission Gorge and possibly within and immediately adjacent to the project area. Archaeological site CA-SDI-5669, located partially within the project area and extending to the east of the Town Center Specific Plan (TCSP) area, has been recently suggested as the possible location of this village. Other nearby villages include the village of Nipaguay, located along the north side of the San Diego River approximately eight miles southwest of the project area, at the second and final location of the Mission San Diego de Alcalá; the village of Cosoy, located approximately 13 miles to the southwest of the project area along the San Diego River near the location of the San Diego Presidio and the first location of the Mission San Diego de Alcalá; and the village of Jamo (Rinconada), located approximately 14 miles to the west of the study area, where the Rose Canyon drainage enters into Mission Bay.

These latter two village locations (Cosoy and Jamo) were documented as inhabited at the inception of Spanish colonization when they were visited by the Spanish during the initial Portolá expedition in 1769.

Some native speakers referred to river valleys as oon-ya, meaning trail or road, describing one of the main routes linking the interior of San Diego with the coast; the floodplain from the Mission San Diego de Alcalá to the ocean was hajir or qajir. Inland travel in prehistoric times along major drainages, such as the San Diego River and its tributaries, may reflect coastal Kumeyaay bands accessing inland resources such as outcrops of metavolcanic and quartz toolstone, and/or vegetal resources such as seeds from grassland and sage scrub habitats adjacent to the river and acorns from riparian and oak woodland habitats along the river as well as the bedrock outcrops needed to process these vegetal foodstuffs. It is also likely that the Kumeyaay people used the San Diego River valley and some of its larger tributaries as travel corridors from interior coastal plain areas to and from villages located along, and at the mouth of, the San Diego River, such as Nipaguay, Micheagua. Cosoy, and Jamo, as well as other villages along the coast to the north of the river and the study area, such as Ystagua and Onap.

4.17.2 Regulatory Framework

4.17.2.1 Federal
See Section 4.5.2.1 for a discussion of federal cultural resources regulations. Cultural resources listed in the National Register of Historic Places (NRHP) may also be considered tribal cultural resources.

4.17.2.2 State
See Section 4.5.2.2 for a discussion of California’s cultural resources regulations. Cultural resources listed in the California Register of Historical Resources (CRHR) may also be considered tribal cultural resources. PRC Section 5097.98 provides the specific procedure to follow if human remains are determined to be of Native American origin.

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Senate Bill (SB) 18
SB 18, the Traditional Tribal Cultural Places Bill of 2004, requires local governments to consult with Native American tribes during the project planning process, specifically before adopting or amending a General Plan or a Specific Plan, or when designating land as open space for the purpose of protecting Native American cultural places. The intent of this legislation is to encourage consultation and assist in the preservation of Native American places of prehistoric, archaeological, cultural, spiritual, and ceremonial importance. Through consultation required under SB 18, governments should develop appropriate and dignified treatment of identified cultural resources.

Assembly Bill 52
AB 52, effective July 1, 2015, introduced tribal cultural resources as a class of cultural resources and additional considerations relating to Native American consultation into the California Environmental Quality Act (CEQA). As such, a project that would have an adverse effect on a significant tribal cultural resource would have a significant impact under CEQA. See Section

4.17.1.1 for the definition of a tribal cultural resource provided by PRC Section 21074. AB 52 also established a government-to-government consultation process for consultation between lead agencies and Native American tribes for projects subject to CEQA that are not subject to consultation under SB 18.

PRC Section 21074
PRC Section 21074 provides a definition of tribal cultural resources as either of the following:

1. Sites features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American tribe that are either of the following:
a. Included or determined to be eligible for inclusion in the CRHR. b. Included in a local register of historical resources as defined in subdivision (k) of Section 5020.1.

2. A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Section 5024.1.

This PRC Section also states that a cultural landscape that meets the criteria above is a tribal cultural resource to the extent that the landscape is geographically defined in terms of the size and scope of the landscape. Furthermore, a historical resource described in Section 21084.1, a unique archaeological resource as defined in subdivision (g) of Section 21083.2, or a “nonunique archaeological resource” as defined in subdivision (h) of Section 21083.2 may also be a tribal cultural resource if it conforms with the criteria above.

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PRC Section 5020.1(k)
PRC Section 5020.1(k) provides a definition of “local register of historical resources” as a list of properties officially designated or recognized as historically significant by a local government pursuant to a local ordinance or resolution.

PRC Section 5024.1
PRC Section 5024.1 establishes the CRHR and defines the criteria for listing on the CRHR. For listing in the CRHR, a historical resource must be significant at the local, state, or national level under one or more of the following four criteria:
• Criterion 1: It is associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage. • Criterion 2: It is associated with the lives of persons important in our past. • Criterion 3: It embodies the distinctive characteristics of a type, period, region, or method of construction; represents the work of an important creative individual; or possesses high artistic values.
• Criterion 4: It has yielded, or may be likely to yield, information important in history or prehistory.

4.17.2.3 Local
The City of Santee’s (City) General Plan policies related to tribal cultural resources and criteria for listing of resources in the local register are provided in Section 4.5.2.3.

4.17.3 Significance Determination Thresholds
Thresholds used to evaluate potential tribal cultural resources impacts are based on applicable criteria in CEQA Guidelines Appendix G. A significant tribal cultural resources impact could occur if implementation of the proposed project would:
1) Cause a substantial adverse change in the significance of a tribal cultural resource, defined in PRC Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
i. Listed or eligible for listing in the CRHR, or in a local register of historical resources as defined in PRC Section 5020.1(k); or
ii. A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of PRC Section 5024.1. In applying the criteria set forth in subdivision (c) of PRC Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe.

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4.17.4 Methodology
In addition to the records search, historic aerial photograph and map review, and pedestrian survey described in Chapter 4.5, Cultural Resources, the cultural resources study included a Sacred Lands File search and Native American outreach that contributed to the assessment of potential tribal cultural resources impacts.

The NAHC was contacted in May of 2022 for a Sacred Lands File search and a list of Native American contacts for the project area. The response received from the NAHC was positive for the presence of sacred lands within the project vicinity. HELIX sent letters on October 2, 2023 to the 16 tribal contacts listed by the NAHC for this project. A total of four tribes responded to these outreach invitations. The San Pasqual Band of Mission Indians and the Viejas Band of Kumeyaay Indians requested government-to-government consultation. The Barona Band of Mission Indians requested to receive the results of the cultural resources study and be kept appraised of any updates. Finally, the Jamul Indian Village deferred to closer tribes. The Barona Band of Mission Indians noted that the San Diego is a known use area and has the potential for intact buried cultural deposits.

The project requires the opportunity for Tribes to engage in formal government-to-government consultation with the City under AB 52 and SB 18. The City sent letters inviting the appropriate tribes to consult under AB 52 and SB 18 on January 31, 2024. The Campo Band of Mission Indians requested consultation on February 26, 2024 and no other tribes requested consultation.

On March 18, 2024, the City provided the Cultural Report and Confidential Appendices for the subject Town Center Specific Plan update being prepared based on the request for consultation.

A follow up email regarding the status of consultation was sent by the City to the Campo Band of Mission Indians on April 29, 2024. No additional requests for information or consultation were received by the City for the project and government-to-government consultation for the project under AB 52 and SB 18 is concluded.

4.17.5 Issue 1: Historical Resources
Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in PRC Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is listed or eligible for listing in the CRHR, or in a local register of historical resources as defined in PRC Section 5020.1(k)?

4.17.5.1 Impact Analysis
TCSP Area and AEN
While the TCSP and AEN do not specifically propose alteration of a known tribal cultural resource, it can be assumed that future development within the TCSP area could have the potential to directly or indirectly impact resources through such activities. Because site-specific details of future projects are not known at this program-level of analysis, impacts to tribal cultural resources would be considered potentially significant. The implementation of mitigation measures CUL-1, CUL-2, CUL-3, and CUL-4 will reduce these impacts to less than significant.

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Housing Element Sites
Although no specific tribal cultural resources have been identified in the Housing Element sites, the presence of historical resources throughout the TCSP area suggests that there is a potential for encountering previously unidentified tribal cultural resources. Future development of sites 16A, 16B, 20A, and 20B therefore has the potential to cause substantial adverse changes to tribal cultural resources, as described in Section 4.5.5.1. The implementation of mitigation measures CUL-2, CUL-3, and CUL-4 will reduce these impacts to a less than significant level.

4.17.5.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
Mitigation is proposed for the TCSP area, AEN, and Housing Element sites, as described above.

Mitigation measures CUL-1 through CUL-4 would be required to reduce impacts to a less than significant level.

4.17.5.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Potentially significant impacts to historical resources would be mitigated through the application of mitigation measures CUL-1 through CUL-4. Impacts would be reduced to a less than significant level.

4.17.6 Issue 2: Significant Resource per PRC Section 5024.1 Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in PRC Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is a resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of PRC Section 5024.1? In applying the criteria set forth in subdivision (c) of PRC Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe.

4.17.6.1 Impact Analysis
TCSP Area, AEN, and Housing Element Sites
As previously described, the NAHC Sacred Lands File search was positive for the presence of sacred lands within the project vicinity. In addition, the San Pasqual Band of Mission Indians and the Viejas Band of Kumeyaay Indians requested government-to-government consultation. The Barona Band of Mission Indians requested to receive the results of the cultural resources study and be kept appraised of any updates. Finally, the Jamul Indian Village deferred to closer tribes.

The Barona Band of Mission Indians noted that the San Diego is a known use area and has the potential for intact buried cultural deposits. Through formal consultation under SB 18 and AB 52, no formal tribal cultural resources were specifically identified. However, given the presence of sacred lands in the project vicinity and the potential for tribal cultural resources to underly the project site, ground-disturbing activities associated with project construction have the potential to cause a substantial adverse change in the significance of tribal cultural resources. The

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implementation of mitigation measures CUL-1, CUL-2, CUL-3, and CUL-4 will reduce these impacts to less than significant.

4.17.6.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
Mitigation measures CUL-1 through CUL-4, as identified in Section 4.4.5.1 provide for the presence of archaeological and Native American monitors during ground-disturbing activities that would be able to identify any previously unidentified cultural resources, to prevent inadvertent disturbance of any intact cultural deposits that may be present. Should any resources be identified, implementation of mitigation measures CUL-1 through CUL-4 would ensure proper handling and treatment of such resources by providing for a proper evaluation to determine whether additional archaeological work is necessary. Mitigation measures CUL-1 through CUL-4 also provide additional protections for significant resources and describe the process for proper treatment and handling to ensure impacts are minimized.

4.17.6.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
With implementation of mitigation measures CUL-1 through CUL-4, impacts to tribal cultural resources would be less than significant.

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4.18 Utilities and Service Systems
This section analyzes potential impacts to public utilities (water [demand and supply], storm drain, wastewater, solid waste disposal, and energy) that could result from implementation of the proposed project. A Water Supply Assessment prepared in July 2024 for the project is contained in Appendix H of this Environmental Impact Report (EIR).

4.18.1 Existing Conditions

4.18.1.1 Current and Projected Water Use Demands
Padre Dam Municipal Water District (PDMWD; District) is the service provider for the City of Santee (City). One hundred percent of PDMWD’s potable water supply is imported through the San Diego County Water Authority (SDCWA). The SDCWA is one of 26 Metropolitan Water District of Southern California (Metropolitan) member agencies (PDMWD 2021).

Table 4.18-1, Retail: Total Gross Water Use (Potable and Non-Potable), contains the 2020 actual and future projected potable water demands within and outside of the District boundaries from 2025 through 2045. As shown in Table 4.18-1, the District potable water demand is anticipated to increase to 17,176 AFY by year 2045. It is noted that as temperatures rise due to global climate changes, water demands from various types of users will likely increase. The altered climate patterns in California creating hotter days and longer heat waves will increase customer water use and evaporative water losses. The combination of a long-term reduction in water supply availability with a long-term increase in water demand and higher summer demand peaks will increase pressure on the District and SDCWA to meet demands (PDMWD 2024).

Conservation measures assist in reduction of demand. The California Department of Water Resources (DWR) developed mandates for the State of California to conserve water due to the increase in drought frequency. Four methods were developed by DWR for agencies to calculate target water use in compliance with Senate Bill X7-7. The District utilizes Method 3, requiring the limited water use to not exceed 95 percent of the DWR’s target water use. Because of the ongoing conservation efforts of East County customers, the District has experienced a sustained per capita average water use reduction of approximately 25 percent per capita water use since 2010 (City 2020a).

Table 4.18-1
RETAIL: DEMAND FOR POTABLE AND NON-POTABLE WATER
Actual Projected Water Use
2020 2025 2030 2035 2040 2045
Potable Water, Raw, Other
Non-potable 9,588 12,422 13,586 14,623 15,473 15,944
Recycled Water Demand 1,750 2,202 1,232 1,232 1,232 1,232 Total Water Use 11,388 14,644 14,818 15,855 16,705 17,176 Source: PDMWD 2024

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4.18.1.2 Water Supply and Distribution System
Water supply sources for the District fall into two categories: (1) purchased or imported water; and (2) recycled water. Padre Dam produces two million gallons of recycled water a day at the Ray Stoyer Water Recycling Facility (WRF). Except for the recycled water produced, the District imports all water supply from SDCWA. This potable water supply is imported from the California State Water Project (SWP) (North Bay, South Bay, and California aqueducts) and the Colorado River (Los Angeles and Colorado River aqueducts) by Metropolitan. The water supply is treated at Metropolitan’s Skinner Treatment Plant near Temecula, California and then released into SDCWA’s system (PDMWD 2021).

The District is additionally looking to expand its recycled water supply and increase potable reuse to provide drought-proof sources of water. Currently, recycled water from Santee Lakes provides water supplies for irrigation purposes. However, potable reuse is projected to make up 17 percent of San Diego County’s drinking water supply by 2035. Padre Dam is currently working with Helix Water District, the City of El Cajon, and the County of San Diego on the East County Advanced Water Purification Project. This project would purify recycled water to create up to 30 percent of East County’s drinking water supply. Together with projects including Pure Water San Diego and Pure Water Oceanside, the East County Advanced Water Purification Project is anticipated to reduce San Diego County’s reliance on imported water over the long term.

The District relies on the SDCWA to acquire water transfer agreements, as needed, for water supply reliability during normal and dry year conditions. These water transfers consist of water purchases from Metropolitan, water transfers from Imperial Irrigation District that consist of water savings from canal lining projects that wheel water through Metropolitan’s conveyance facilities, and spot water transfers that are pursued on an as-needed basis to offset reductions in supplies from Metropolitan. In addition to water imported through Metropolitan, SDCWA signed and amended an agreement (Water Authority-IID Water Conservation and Transfer Agreement) with the Imperial Irrigation District (IID) for long-term transfer of conserved Colorado River water. The term of the agreement is 45 years with a provision to extend for an additional 30 years (PDMWD 2021).

In 2012, SDCWA also entered into a formal Water Purchase Agreement with Poseidon Water to purchase desalinated ocean water at the Carlsbad Desalination Plant. The desalinated water is conveyed to SDCWA’s Twin Oaks Valley Water Treatment Plant and is mixed with existing drinking water supplies. The Carlsbad Desalination Plant can produce 56,000 AFY, of which 50,000 AFY is conveyed to SDCWA (PDMWD 2021).

The actual source and volume of water for the year 2020 is presented in Table 4.18-2, Retail:

Water Supplies – Actual. As shown in Table 4.18-2, the District's actual supply was approximately 11,338 AFY.

Table 4.18-2
RETAIL: WATER SUPPLIES – ACTUAL
2020
Water Supply Actual Volume (AFY) Water Quality
Purchased or Imported Water 9,588 Drinking Water
Recycled Water 1,750 Recycled Water
Total 11,338
Source: PDMWD 2021
AFY = acre-feet per year

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The projected water supply in five-year increments is included in Table 4.18-3, Retail: Water Supplies – Projected. The projected supply values are based on supplying normal demands and include the purchased water and recycled water supplies, including the SDCWA accelerated forecasted growth increment accounted for in the Water Supply Assessment prepared for the project (Appendix H; PDMWD 2024).

Table 4.18-3
RETAIL: WATER SUPPLIES – PROJECTED
Land Use Type Additional Description Projected Water Supply (acre-feet/year) (as needed) 2025 2030 2035 2040 2045
Purchased or Imported
Water
In-District 6,054 7,198 8,235 9,085 9,556
Purchased or Imported
Water
Outside of District 2,388 2,388 2,388 2,388 2,388
Recycled Water N/A 1,232 1,232 1,232 1,232 1,232
Potable Reuse East County Advanced
Water Purification Project
4,000 4,000 4,000 4,000 4,000
SSDCWA Increment 42 42 42 42 42
Total 13,716 14,860 15,897 16,747 17,128
Source: PDMWD 2024

4.18.1.3 Storm Drain System
The City’s drainage basins and storm drain conveyance system discharges both directly and indirectly to the San Diego River through the various creeks and channels such as Forester Creek and Sycamore Creek. These untreated discharges are then conveyed by the San Diego River westward to the Pacific Ocean, at Ocean Beach. The City establishes, maintains, and enforces adequate legal authority within its jurisdiction to control pollutant discharges into and from its storm drain system (City 2015). The City has approximately 1,400 storm drain inlets within residential areas, 114 inlets within commercially zoned areas, and 210 inlets within industrial zoned areas (City 2015).

4.18.1.4 Wastewater and Recycled Water System
Wastewater Collection, Treatment and Disposal
PDMWD provides wastewater collection and treatment services to the City. The PDMWD Sewer System Management Plan (PDMWD 2019) describes the District’s sewer collection, conveyance, and treatment system. The District’s wastewater collection system consists of sewer mains, lift stations, and flow diversion structures. The PDMWD service area contributed nearly 5,042 AFY of wastewater flow into the District’s wastewater treatment plant (WWTP) in 2020. The majority of the collected wastewater flows to the District’s Influent Pump Station. From there, up to 1,856 AFY of wastewater is pumped to the District’s Ray Stoyer WRF; the remaining flow is pumped to the City of San Diego's Metropolitan Wastewater System where it ultimately receives advanced primary treatment at the Point Loma Wastewater Treatment Plant (PDMWD 2021).

The District has an effective operation and maintenance (O&M) program in place that includes cleaning, inspection, and monitoring of the sewer collection system. The O&M program is based on a proactive preventative maintenance approach to keep the collection system in good repair, preventing excessive infiltration/inflow, minimizing system failures which can lead to overflows, and protecting the capital investment in the collection system (PDMWD 2019)

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Recycled Water
The PDMWD’s existing recycled water system includes approximately 31 miles of distribution mains within the District’s Water Service Area. The key recycled water system facilities include the Ray Stoyer WRF, the Recycled Water Effluent Pump Station, and Fanita Terrace Reservoir (PDMWD 2021). The District’s recycled water customer base and associated demand steadily increased from 2001 to 2014 with a peak of 1,025 AFY in 2014. Since 2014, recycled water demands have decreased. In the year 2019-2020, the District served 250 customers with a combined recycled water demand of 780 AFY. This total excludes the recycled water supply discharged to Santee Lakes.

Recycled water uses include landscape irrigation, including parks, medians, homeowners association landscapes, dust control, and recreational impoundment which is the replenishment and flushing of Santee Lakes. Table 4.18-4, Recycled Water Use in the PDMWD Service Area, provides the projected and actual uses for recycled water in the City of Santee for the year 2020.

Table 4.18-4
RECYCLED WATER USE IN THE PDMWD SERVICE AREA (2020)
Use Type 2020 Projected Use
(AFY)
2020 Actual Use
(AFY)
Landscape Irrigation 780 780
Recreational Impoundment 970 970
Total Water Use 1,750 1,750
Source: PDMWD 2024
AFY = acre-feet per year
The PDMWD does not plan on expanding the future recycled water system; however, PDMWD is implementing a Phase I Water Recycling Project which includes the expansion of the Ray Stoyer Reclamation Facility, construction of a new advanced water purification facility, potable reuse conveyance pipelines, a product water pump station, and a biosolids digestion facility to offset energy demands of the Phase I Water Recycling Project. It will create 3,900 acre-feet, or 127 million gallons, per year of potable water by capturing wastewater flows that would otherwise be discharged to the ocean.

Through the future Advanced Water Purification (AWP) Program, PDMWD will generate potable reuse water for local surface water augmentation. The AWP Program is intended to deliver highly purified water to Lake Jennings, a reservoir owned and operated by the Helix Water District. As part of this program, PDMWD will no longer discharge recycled water into Santee Lakes; therefore, the recycled water use is anticipated to decrease further in future years (PDMWD 2021).

4.18.1.5 Solid Waste Disposal
The City’s franchise waste hauler, Waste Management, Inc., is responsible for the collection, removal, and disposal of solid waste for residential and commercial uses in the City. In addition, the hauler provides curbside recycling and yard waste collection, household hazardous waste disposal services, public education, and other services required to meet the waste management needs of the City. This includes the development of programs necessary to meet the statemandated 50 percent waste reduction goal established by Assembly Bill (AB) 939 (the California Integrated Waste Management Act of 1989).

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As of 2019, the waste disposal rate in California per resident was approximately 6.7 pounds per day and a recycling rate of 37 percent. Currently, most of the waste collected in the City is disposed at the approximately 603-acre Sycamore Landfill in the eastern portion of the City of San Diego. According to Republic Services, the Sycamore Landfill has approximately 100 million cubic yards of remaining capacity as of 2023. Assuming Miramar Landfill and Otay Landfill reach capacity around 2030-2032, Sycamore Landfill would have roughly 50 million cubic yards of remaining capacity in 2042, with final capacity being reached between 2052 and 2055.

4.18.1.6 Utilities
Electric Power Facilities
The San Diego Gas & Electric Company (SDG&E) provides electricity to the San Diego region, including the City and the Town Center Specific Plan (TCSP) area. The City is currently served with electricity through both aboveground and underground transmission lines within City streets.

Natural Gas Facilities
SDG&E provides natural gas to the San Diego region, including the City and the TCSP area. The City is currently served with natural gas through underground gas mains within City streets.

Telecommunications Facilities
AT&T, Cox Communications, and Crown Castle would continue to provide telecommunications services in the TCSP area.

4.18.2 Regulatory Framework

4.18.2.1 Federal
Telecommunications Act of 1966
The Telecommunications Act of 1996 amended the Communications Act of 1934. It provided major changes in laws affecting cable television, telecommunications, and the internet. The law’s main purpose is to stimulate competition in telecommunication services. The law specifies (1) how local telephone carriers can compete; (2) how and under what circumstances local exchange carriers can provide long-distance services; and (3) the deregulation of cable television services.

Safe Drinking Water Act
The Safe Drinking Water Act (SDWA), passed by Congress in 1974, authorizes the federal government to set national standards for drinking water. These National Primary Drinking Water Regulations protect against both naturally occurring and man-made contaminants. The SDWA sets enforceable maximum contaminant levels (MCLs) for drinking water, and all water providers in the United States, excluding private wells serving fewer than 25 people, must treat water to remove contaminants.

The 1986 amendments to the SDWA and the 1987 amendments to the Clean Water Act (CWA) established the U.S. Environmental Protection Agency (USEPA) as the primary authority for water programs throughout the country. The USEPA is the federal agency responsible for providing clean and safe surface water, groundwater, and drinking water, and protecting and restoring

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aquatic ecosystems. USEPA Region 9 (Pacific Southwest) includes Arizona, California, Hawaii, Nevada, the Pacific Islands (Northern Marianas, Guam, and American Samoa), and 148 Tribal Nations located within Arizona, California, and Nevada.

Clean Water Act
The CWA (33 United States Code Section 1251 et seq.) (1972) is the primary federal law that protects the nation’s waters, including lakes, rivers, aquifers, and coastal areas. The CWA established basic guidelines for regulating discharges of pollutants into the waters of the United States and requires that states adopt water quality standards to protect public health, enhance the quality of water resources, and ensure implementation of the CWA.

Section 401 of the CWA requires that any applicant for a federal permit to conduct any activity, including the construction or operation of a facility that may result in the discharge of any pollutant, must obtain certification from the state. Section 402 of the CWA established the National Pollutant Discharge Elimination System (NPDES) to regulate the discharge of pollutants from point sources. The CWA was amended in 1987 to address urban runoff. One requirement of the amendment was the obligation for municipalities to obtain NPDES permits for discharges of urban runoff from their municipal separate storm sewer systems (MS4s).

4.18.2.2 State
Water and Wastewater
California Department of Public Health Drinking Water Program The California Department of Public Health Drinking Water Program conducts most enforcement activities related to water providers abiding by MCLs set by the SDWA. If a water system does not meet standards, it is the water supplier’s responsibility to notify its customers. The Drinking Water Program is within the Division of Drinking Water and Environmental Management, and San Diego falls under the Southern California Field Operation Branch in Region V, District 14. The Drinking Water Program is also responsible for the following tasks:
• Regulating public water systems;
• Certifying drinking water treatment and distribution operators; • Supporting and promoting water system security;
• Providing support for small water systems and for improving technical, managerial, and financial capacity; and
• Providing funding opportunities for water system improvements.

Department of Water Resources
The California DWR was established in 1956 and is responsible for the operation and maintenance of the California SWP. DWR is also responsible for:
• Overseeing the statewide process of developing and updating the California Water Plan (Bulletin 160 series);
• Protecting and restoring the Sacramento–San Joaquin Delta;

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• Regulating dams, providing flood protection, and assisting in emergency management; • Educating the public about the importance of water and its proper use; and • Providing technical assistance to service local water needs California Water Plan (Update 2018)
The California Water Plan is the state’s strategic plan for managing and developing water resources statewide for current and future generations, as required by the California Water Code.

The 2018 Update provides recommended actions, funding scenarios, and an investment strategy to bolster efforts by water and resource managers, planners, and decision-makers to overcome California’s water resource challenges.

Urban Water Management Planning Act (California Water Code, Division 6, Part 2.6, Section 10610 et. Seq.)
The Urban Water Management Planning Act was developed due to concerns for potential water supply shortages throughout California. It requires information on water supply reliability and water use efficiency measures. Urban water suppliers are required, as part of the act, to develop and implement UWMPs to describe their efforts to promote the efficient use and management of water resources.

Senate Bill 606 and Assembly Bill 1668
Signed in 2018, Senate Bill (SB) 606 and AB 1668 emphasize efficiency and stretching existing water supplies throughout the state through the understanding that efficient water use is the most cost-effective way to achieve long-term conservation goals. Specifically, the bills call for creation of new urban efficiency standards for indoor use, outdoor use, and water lost leaks, as well as any appropriate variances for unique local conditions. The legislature set the residential indoor standard in 2022 with the passage of Senate Bill 1157. The State Water Board adopted the water loss standard in 2023. The regulation that sets the outdoor standards, Making Conservation a California Way of Life, was adopted in July 2024.

California Senate 1087: Sewer and Water Service Priority for Housing Affordable to LowerIncome Households (2006) This statute requires local governments to provide a copy of the updated housing element to water and sewer providers immediately subsequent to adoption. Water and sewer providers must grant priority for service allocation to proposed development that includes housing units affordable to lower-income households. Additionally, UWMPs are required to include projected water use for future lower-income households.

California State Senate Bill 221 and Senate Bill 610 (January 2002) SB 610 requires water suppliers to prepare a Water Supply Assessment report for inclusion by land use agencies within the California Environmental Quality Act (CEQA) process for new projects (as defined in Water Code 10912[a]) subject to SB 610. SB 221 requires water suppliers to prepare written verification that sufficient water supplies are planned to be available prior to approval of large-scale subdivisions. As defined in SB 221 and SB 610, large-scale projects include residential development projects that include more than 500 residential units and/or

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shopping centers or business establishments resulting in a net increase of more than 1,000 employees or more than 500,000 square feet of floor space.

Water Conservation Act of 2009 (Senate Bill X7-7)
The Water Conservation Act of 2009 (Senate Bill X7-7) was enacted in November 2009 and requires that all water suppliers increase their water use efficiency, requiring the state to reduce urban water consumption by 20 percent by the year 2020. The key purpose of the law is to encourage both urban and agricultural water providers to implement conservation strategies, monitor water usage, and report data to the DWR. The law sets goals and deadlines regarding when the implementations must occur and, to encourage participation, makes water suppliers ineligible for state water grants or loans unless certain terms have been met.

Senate Bill 7 Water Meters in Multi-Unit Structures
SB7, approved by the Governor in 2016, requires water meters and submeters to be installed in apartments and other rental housing buildings constructed after January 1, 2018. According to the law, owners of such properties must provide residents with accurate information about the volume and cost of their water use, and water bills must be based on actual usage rather than by estimation or other methodology. The purpose of the law is to encourage responsible water use and conservation in a state that is experiencing a multi-year drought. The legislation amended and added regulations to the Civil Code, the Health and Safety Code, and the Water Code, relating to housing.

Stormwater
Municipal Separate Storm Water Sewer System Permits
The San Diego Regional Water Quality Control Board (SDRWQCB) regulates discharges from Phase I MS4s in the San Diego region under the Regional MS4 Permit. The Regional MS4 Permit covers 39 municipal, county government, and special district entities (referred to jointly as “copermittees”) in the County of San Diego, southern County of Orange, and southwestern County of Riverside who own and operate large MS4s that discharge stormwater (wet weather) runoff and non-stormwater (dry weather) runoff to surface waters throughout the San Diego region. The Regional MS4 Permit, Order No. R9-2013-0001, was adopted on May 8, 2013, and initially covered the County of San Diego copermittees. Order No. R9-2015-0001 was adopted on February 11, 2015, amending the Regional MS4 Permit to extend coverage to the County of Orange copermittees. Finally, Order No. R9-2015-0100 was adopted on November 18, 2015, amending the Regional MS4 Permit to extend coverage to the County of Riverside copermittees.

The City is 1 of 18 municipalities in the County of San Diego that is a copermittee (SDRWQCB 2024). The Regional MS4 Permit expired on June 27, 2018, but remains in effect under an administrative extension until it is reissued by the San Diego Water Board. The San Diego Water Board has begun the development of proposed changes to the Regional MS4 Permit and will hold focused meetings to discuss proposed changes to the Regional MS4 Permit and hear preliminary input from the Copermittees and interested person. In application for NPDES permit reissuance of the Regional MS4 Permit, the Copermittees submitted a Report of Waste Discharge (ROWD) on December 27, 2017. The ROWD summarizes the Copermittees' existing storm water programs and makes recommendations for updates and other modifications to the Regional MS4 Permit (SDRWQCB 2024).

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2006 2022 Waste Discharge Requirements Order
The State Water Resources Control Board (SWRCB) adopted Statewide General Waste Discharge Requirements for Sewer Systems (Order No. 20062022-00030103-DWQ). The intent of the order is to regulate all collections systems in the state to reduce or eliminate the number of sanitary sewer overflows which, by their nature, pollute the environment. A sanitary sewer overflow is any overflow, spill, release, discharge, or diversion of wastewater from a sewer system. The order is applicable for all publicly-owned sewage collection systems with more than one mile of sewer pipe.

Solid Waste
California Integrated Waste Management Act of 1989 (Assembly Bill 939 and as amended by Assembly Bill 341)
AB 939, the California Integrated Waste Management Act of 1989, establishes the current organization, structure, and mission of CalRecycle as an integrated waste management hierarchy that consists of the following (in order of importance): source reduction, recycling, composting, and land disposal of solid waste. AB 939 requires cities and counties in the state to reach a 50 percent waste reduction goal by the year 2000 and beyond. It also requires counties to develop an integrated waste management plan that describes local waste diversion and disposal conditions, and lays out realistic programs to achieve the waste diversion goals.

Originally, the Integrated Waste Management Plan mandated to divert 25 percent of their solid waste by 1995 and 50 percent by 2000. AB 341 amends these requirements as follows:
(1) CalRecycle to issue a report to the Legislature that includes strategies and recommendations that would enable the state to divert 75 percent of the solid waste generated in the state from disposal by January 1, 2020; (2) requires businesses that meet specified thresholds in the bill to arrange for recycling services by January 1, 2012; (3) streamlines the amendment process for non-disposal facility elements, by allowing changes without review and comment from a local task force; and (4) allows a solid waste facility to modify their existing permit, instead of having to undergo a permit revision, under specified circumstances.

Senate Bill 1383: CalRecycle Organics Regulation
In September 2016, the state set methane emission reduction targets for California in SB 1383, intended as a statewide effort to reduce emissions of short-lived climate pollutants (like organic waste) in various sectors of California’s economy. Specifically, SB 1383 establishes statewide targets to reduce the amount of organic waste disposed of in landfills (50 percent reduction by 2020 and 75 percent by 2025). It also sets a goal to rescue at least 20 percent of currently disposed edible food by 2025 and redirect that food to people in need. The new regulations took effect in January 2022.

Assembly Bill 1826
In October 2014, Governor Brown signed AB 1826, Chesbro (Chapter 727, Statutes of 2014), requiring businesses to recycle their organic waste on and after April 1, 2016, depending on the amount of waste they generate per week. Organic waste means food waste, green waste, landscape and pruning waste, non-hazardous wood waste, and food-soiled paper waste that is mixed in with food waste. Currently, businesses that generate 4 cubic yards or more of solid waste per week must have had an organic waste recycling program in place. Multi-family properties are

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regulated but only required to divert green waste and non-hazardous wood waste. This law also requires local jurisdictions across the state to implement an organic waste recycling program to divert organic waste generated by businesses, including certain multi-family residential units, starting on January 1, 2016. An exemption process is available for rural counties.

Senate Bill 1374
SB 1374 seeks to assist jurisdictions with diverting their construction and demolition (C&D) waste material with a primary focus on CalRecycle developing and adopting a model C&D diversion ordinance for voluntary use by California jurisdictions. CalRecycle adopted such an ordinance at its March 16, 2004, meeting. In 2011, the City adopted an ordinance to promote the recycling of C&D debris to meet the City’s obligations under AB 939 and the California Green Buildings Standards Code.

4.18.2.3 Local
Metropolitan Water District of Southern California Urban Water Management Plan (2020) Metropolitan demonstrates its ability to meet expected water demands in the region for the next quarter century, even under drought conditions, through its UWMP. Required by the state, the plan provides a summary of Metropolitan’s anticipated water demands and supplies through 2045 and shows it will meet demands under normal water years, single dry-years, and five-year drought sequences. At the center of Metropolitan’s 2020 UWMP plan is its diverse portfolio of water resources, including imported supplies from the Colorado River and State Water Project; local projects offering water recycling and groundwater recovery; short- and long-term water transfers; storage, both inside and outside of the region; and continued investment in water-use efficiency and demand management.

Padre Dam Urban Water Management Plan (2020)
Padre Dam's UWMP addresses the District’s water system and includes a description of the water supply sources, magnitudes of historical and projected water use and a comparison of water supply and water demands during normal, single-dry, and multiple-dry years. The State legislature requires the document to contain a detailed evaluation of the supplies necessary to reliably meet demands over at least a 20-year period in both normal and dry years. The 2020 UWMP serves as the long-term guide to ensure a safe and reliable water supply for the District’s population of more than 103,000. Additionally, Padre Dam has a Water Shortage Contingency Plan (PDMWD 2020) that outlines planned water shortage response levels and actions that would be taken in the event of potable water shortages. Shortage levels 1 through 6 are defined along with associated demand reduction actions.

Santee General Plan
The City’s General Plan contains policies related to storm water, wastewater, water distribution system, water use, solid waste disposal, and the provision of public utilities. Pertinent goals and policies are listed below:

Land Use Element
Objective 3.0: Provide and maintain the highest level of service possible for all community public services and facilities.

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• Policy 3.1: The City should ensure that land divisions and developments are approved within the City only when a project's improvements, dedications, fees and other revenues to the City and other agencies fully cover the project's incremental costs to the City and other agencies. These costs are for providing new or upgraded capital improvements and other public facilities and equipment resulting from, and attributable to the project, which are necessary to protect and promote the public’s health, safety and welfare and to implement feasible mitigation measures. Such facilities include, but are not limited to parks, bridges, major roads, traffic signals, street lights, drainage systems, sewers, water, flood control, fire, police, schools, hiking/bicycle trails and other related facilities. In calculating benefits of land divisions and developments, the City may consider other public objectives and goals including social, economic (job creation, secondary economic benefits, etc.) and environmental factors.
• Policy 3.2: The City should encourage the development and use of recycled water for appropriate land uses to encourage the conservation of, and reduce demand for, potable water.
• Policy 3.6: Development projects shall be reviewed to ensure that all necessary utilities are available to serve the project and that any land use incompatibilities or impacts resulting from public utilities shall be mitigated to the maximum extent possible.

Safety Element
Objective 3.0: Minimize the risk of damage to persons, property and the environment caused by hazardous materials.
• Policy 3.8: Promote safe, environmentally sound means of solid waste disposal for the community.
• Policy 3.9: Investigate ways to encourage businesses to recycle their waste.

City of Santee Best Management Practices Design Manual
The City’s Best Management Practices (BMP) Design Manual provides guidelines for compliance with on-site post-construction stormwater requirements in the Regional MS4 Permit and assists the land development community by streamlining project reviews and maximizing cost-effective environmental benefits, meeting performance standards specified in the Regional MS4 Permit.

By following the process outlined in the BMP Design Manual, applicants (for both private and public developments) can develop a single integrated design that complies with the Regional MS4 Permit source control and site design requirements, stormwater pollutant control requirements (i.e., water quality), and hydromodification management (flow control and sediment supply) requirements.

Municipal Code
The City’s primary legal authority for requiring construction projects to implement water quality control measures are set forth in Chapters 9.06, 11.40, and 12.30 of the Santee Municipal Code (SMC).

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Chapter 9.06, Stormwater Management and Discharge Control The purposes of Chapter 9.06, Storm Water Ordinance, are as follows (City 2020a):

1. Effectively prohibiting non-stormwater discharges to the stormwater conveyance system.

2. Eliminating illicit discharges and illicit connections to the stormwater conveyance system.

3. Reducing the discharge of pollutants from the stormwater conveyance system, to the maximum extent practicable to achieve applicable water quality objectives for surface waters in San Diego County.

4. Achieving compliance with Total Maximum Daily Load regulations.

Ultimately, the intent of this chapter is to protect and enhance the water quality of our watercourses, water bodies, and wetlands in a manner pursuant to and consistent with the CWA, Porter-Cologne Act, and Regional MS4 Permit.

Chapter 11.40, Excavation and Grading
This chapter establishes minimum requirements for grading, excavating, and filling of land and provides water quality protection provisions. It also provides for the issuance of permits and provides for the enforcement of the chapter provisions.

Chapter 12.30, Development Impact Fees
There are several development impact fees in the SMC. These fees impose on new development the costs of constructing public facilities, which are reasonably related to the impacts of the new development. In particular, the drainage fee provides funds for the installation of needed drainage improvements identified in the City of Santee Citywide Drainage Study prepared by BSI Consultants dated February 1990 (BSI Consultants 1990). Section 12.30.160 in the SMC includes how fees are calculated depending on land use types (City 2020a).

4.18.3 Significance Determination Thresholds
Consistent with Appendix G of the CEQA Guidelines, impacts to utilities and service systems would be significant if the project would:
1) Require or result in the relocation or construction of new or expanded water, wastewater treatment, stormwater drainage, electric power, natural gas, or telecommunications facilities which could cause significant environmental effects. 2) Not have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years. 3) Result in determination by the wastewater provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments.
4) Generate solid waste in excess of state or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals.

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5) Not comply with federal, state, and local management and reduction statutes and regulations related to solid waste.

4.18.4 Methodology
The potential for significant impacts associated with the project has been determined based upon review of existing secondary source information, including the Padre Dam UWMP, the City’s BMP Design Manual, and applicable regulations discussed in Section 4.18.2. Specific utility requirements of individual projects are not assessed as no specific development project is proposed. Rather, the analysis addresses anticipated utility demand and associated environmental impacts programmatically to identify whether existing regulations would adequately address impacts associated with the provision of required utilities and services.

4.18.5 Issue 1: Utility Infrastructure
Would the project require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects?

4.18.5.1 Impact Analysis
TCSP Area, Arts and Entertainment Neighborhood (AEN), and Housing Element Sites Water
Development anticipated for the proposed project would occur within areas of the City that are already served by existing water utility infrastructure. Water service in the TCSP area would continue to be provided by PDMWD. The PDMWD’s potable water system in the TCSP area would continue to be entirely gravity fed and supplied by water main pipelines. A large transmission distribution pipeline from the El Capitan Reservoir is also located beneath Mission Gorge Road. While future projects within the TCSP area would require connection to existing water pipelines, localized water utility infrastructure improvements and relocations would be evaluated upon submittal of project specific development plans. All future project applications, whether discretionary or ministerial, would be required to comply with relevant City regulations and adhere to the mitigation framework presented in this EIR, including mitigation measures BIO1 through BIO-6, CUL-1 through CUL-4, GEO-1, HAZ-1, and NOI-1, NOI-2, and NOI-4, which would ensure that any physical impacts associated with construction of pipeline connections to existing water infrastructure would be addressed as part of the City review for each individual project. Additionally, future projects would be required to comply with General Plan policies including Land Use Element Policy 3.6, which requires the review of development projects to ensure that all necessary utilities are available to serve the project.

Wastewater
Development anticipated for the proposed project would occur within areas of the City that are already served by existing wastewater utility infrastructure. The PDMWD would also continue to provide wastewater collection and disposal to the TCSP area. There is a network of existing sewer pipelines throughout the TCSP area, including larger pipelines up to 27 inches in diameter near the intersection of Town Center Parkway and Cuyamaca Street. The adopted five-year budget for PDMWD identifies two capital projects within the TCSP area: the Mission Gorge Sewer and Sewer Lifts Station Rehabilitation. Both projects are planned to be implemented during Fiscal Years 2026

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through 2027 and would increase sewage capacity and provide maintenance to the sewer system.

While future projects within the TCSP area, AEN, and Housing Element sites would require localized connection to existing wastewater pipelines, wastewater utility infrastructure improvements and relocations would be evaluated upon submittal of project specific development plans. All future project applications, whether discretionary or ministerial, would be required to comply with relevant City regulations and adhere to the mitigation framework presented in this EIR, including mitigation measures BIO-1 through BIO-6, CUL-1 through CUL-4, GEO-1, HAZ-1, and NOI-1, NOI-2, and NOI-4, which would ensure that any physical impacts associated with construction of pipeline connections to existing wastewater infrastructure would be addressed as part of the City review for each individual project. Additionally, future projects would be required to comply with General Plan policies including Land Use Element Policy 3.6, which requires the review of development projects to ensure that all necessary utilities are available to serve the project.

Stormwater
Development anticipated for the proposed project would occur within areas of the City that are already served by existing stormwater infrastructure. Existing stormwater infrastructure would be able to accommodate post project stormwater flows considering existing requirements for detention and on-site infiltration. While future projects within the TCSP area, AEN, and Housing Element sites would require connection to existing stormwater facilities, localized stormwater infrastructure would be evaluated upon submittal of project specific development plans. All future project applications, whether discretionary or ministerial, would be required to comply with relevant City regulations and adhere to the mitigation framework presented in this EIR, including mitigation measures BIO-1 through BIO-6, CUL-1 through CUL-4, GEO-1, HAZ-1, and NOI-1, NOI-2, and NOI-4, which would ensure that any physical impacts associated with construction of pipeline connections to existing wastewater infrastructure would be addressed as part of the City review for each individual project. Additionally, future projects would be required to comply with General Plan policies including Land Use Element Policy 3.6, which requires the review of development projects to ensure that all necessary utilities are available to serve the project.

It is further noted that future projects would be required to design all on-site storm water facilities to comply with the City’s BMP Design Manual. As discussed in greater detail in Section 4.10 of this EIR, adherence to the BMP Design Manual ensures new development and redevelopment provide adequate storm water facilities that are compatible with existing City systems and conform to all performance standards presented in the MS4 permit. Physical impacts of all utility improvements would be addressed as part of the future project-specific applications and appropriate mitigation for impacts would be applied consistent with this PEIR.

Electric Power, Natural Gas, and Telecommunications
Development anticipated for the proposed project would occur within areas of the City that are already served by existing electrical, natural gas, and telecommunications utility infrastructure.

The proposed TCSP states that AT&T, Cox Communications, and Crown Castle would continue to provide telecommunications services in the TCSP area. SDG&E would continue to provide electricity and natural gas services to the TCSP area, and existing transmission and distribution facilities in the TCSP area would remain. Additional Underground Utility Districts, or areas where utilities such as poles, wires, or other overhead structures must be placed below ground for aesthetic and safety purposes, may be established during project buildout, as determined by the City Council. While future projects within the TCSP area, AEN, and Housing Element sites would require connection to these existing facilities, localized utility infrastructure improvements and

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relocations would be evaluated upon submittal of project specific development plans. All future project applications, whether discretionary or ministerial, would be required to comply with relevant City regulations and adhere to the mitigation framework presented in this EIR, including mitigation measures BIO-1 through BIO-6, CUL-1 through CUL-4, GEO-1, HAZ-1, and NOI-1, NOI-2, and NOI-4, which would ensure that any physical impacts associated with construction of connections to existing electrical, natural gas, and telecommunications utility infrastructure would be addressed as part of the City review for each individual project. Additionally, future projects would be required to comply with General Plan policies including Land Use Element Policy 3.6, which requires the review of development projects to ensure that all necessary utilities are available to serve the project.

4.18.5.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
Future development of TCSP area, AEN, and Housing Element sites would require implementation of the following construction and ground disturbance related mitigation measures BIO-1 through BIO-6, CUL-1 through CUL-4, GEO-1, HAZ-1, and NOI-1, NOI-2, and NOI-4.

4.18.5.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Impacts associated with the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities would be reduced to a level less than significant with implementation of the mitigation measures BIO-1 through BIO-6, CUL-1 through CUL-4, GEO-1, HAZ-1, and NOI-1, NOI-2, and NOI-4.

4.18.6 Issue 2: Water Supply
Would the project have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years?

4.18.6.1 Impact Analysis
TCSP Area
The PDMWD approved a Water Supply Assessment in July 2024 for the TCSP area confirming that adequate water supply is available to serve the project (PDMWD 2024). The Water Supply Assessment accounts for additional water demand based on land use changes and supply that were not considered when the UWMP was last updated in 2020. As shown in Table 4.18-1 and included in the Water Supply Assessment, non-recycled potable and non-potable water use within the PDMWD service area is projected to be 12,442 AFY in 2025 and increase to 15,944 AFY in 2045. The estimate is based on SANDAG demographic estimates included in the PDMWD UWMP which included the anticipated increase in population from 92,434 in 2020 to 117,701 by the year 2045. Commercial demands account for approximately 11 percent of the total projected 2025 demand and 10 percent of the total projected 2045 demand.

As shown in Table 4.18-3, water supplies are projected to exceed the demands within the PDMWD service area and would adequately cover the demands of the project. Specific projected demands related to normal, dry and multiple dry years are discussed in the PDMWD UWMP. As

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shown therein, with continued conservation, the use of recycled water, and the addition of added supply with the upcoming AWP Project, supplies are projected to meet demands through year 2045 under average year, single-dry year, and for a five-consecutive-year drought conditions.

Buildout potential within the TCSP area could result in the construction of additional dwelling units and non-residential square footage that were not previously considered within the latest UWMP but have been considered within the WSA approved by PDMWD for the project. UWMPs are required to be updated on a five-year cycle and the next update to the PDMWD UWMP is anticipated by 2025. Future UWMP updates would account for the anticipated water use associated with future development consistent with the WSA and adopted TCSP. While the proposed TCSP area would add development potential and increase water demand by approximately 42 acre feet per year, the increase in demand could be met by the PDMWD along with additional water supplied by the SDCWA. Specifically, the SDCWA has confirmed that it can meet the project demand not considered in the 2020 UWMP through the use of the accelerated forecasted growth component of the Water Authority 2020 UWMP (PDMWD 2024). Therefore, the increase in water demand would be covered in the water district’s projected available water supplies, which are projected to exceed demand through 2045, including during single and multiple dry year scenarios. Additionally, it is noted that higher density residential development is more water efficient than single-family residential development.

Existing regulations would ensure water-efficient fixtures are installed with new development. The California Green Building Standards Code requires 20 percent reduction in indoor water use relative to specified baseline levels. SMC Section 13.10.040 provides minimum standards for residential development and requires that all appliances and fixtures shall be energy conserving (e.g., reduced consumption showerheads, water conserving toilets, etc.). The requirements for the energy efficiency of buildings are set forth in the current California Energy Code for Climate Zone 10 in which the City is located. Additionally, all new residential units, including accessory dwelling units, shall meet or exceed California Green Building Standards Tier 2 Voluntary Measures.

Additionally, all future projects would be required to adhere to the following ongoing water conservation measures mandated by the PDMWD as authorized by Water Code sections 375 et seq.:
• Stop washing down paved surfaces, including but not limited to sidewalks, driveways, parking lots, tennis courts, or patios, except when it is necessary to alleviate safety or sanitation hazards.
• Stop water waste resulting from inefficient landscape irrigation, such as runoff, low head drainage, or overspray, etc. Similarly, stop water flows onto non-targeted areas, such as adjacent property, non-irrigated areas, hardscapes, roadways, or structures. Irrigation runoff is prohibited.
• Irrigate residential and commercial landscape before 10 a.m. and after 6 p.m. only. • Do not irrigate while it is raining and within 48 hours after it rains. • Use a hand-held hose equipped with a positive shut-off nozzle or bucket to water landscaped areas, including trees and shrubs located on residential and commercial properties that are not irrigated by a landscape irrigation system.

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• Use recirculated or recycled water to operate ornamental fountains, ponds, and similar decorative water features.
• Wash vehicles using a bucket and a hand-held hose with positive shut-off nozzle, mobile high pressure/low volume wash system, or at a commercial site that re-circulates (reclaims) water on-site. Boats and boat engines may be washed down immediately after use using a bucket or hand-held hose with positive shut-off nozzle. Runoff is prohibited. • Repair all water leaks within five days of notification by Padre Dam unless other arrangements are made with the CEO/General Manager. Severe water leaks must be stopped immediately.
• Use recycled or non-potable water for construction purposes, such as dust control and soil compaction, when available and required by Padre Dam (PDMWD 2020).

Based on the PDMWD estimated water supply, water efficiency of multi-family development, water conservation requirements, along with existing regulations that require new construction to be water efficient, it is not anticipated that the project would affect the ability of PDMWD to plan for adequate water supplies within the City during normal, dry, and multiple dry years. Impacts would be less than significant.

AEN
While specific projects within the AEN are not currently known, the only residential development anticipated in the AEN is the Housing Element sites, which would add up to an additional 1,480 housing units. The AEN would also add up to an additional 1,792,103 sf of non-residential development. These quantities are included in the analysis performed for the TCSP area. It was determined that water supplies are projected to exceed the needs of the PDMWD service area and would adequately cover the demands of the project. Impacts would be less than significant.

Housing Element Sites
The Housing Element sites would add up to 1,480 new residential units and 389,651 sf of nonresidential development. These quantities are included in the analysis performed for the TCSP area. It was determined that water supplies are projected to exceed the needs of the PDMWD service area and would adequately cover the demands of the project. Impacts would be less than significant.

4.18.6.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
No mitigation is required.

4.18.6.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Impacts would be less than significant without mitigation.

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4.18.7 Issue 3: Wastewater Treatment
Would the project result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments?

4.18.7.1 Impact Analysis
TCSP Area, AEN, and Housing Element Sites
Development anticipated within the TCSP would occur within areas of the City that are already served by existing wastewater infrastructure, including pipelines to the PDMWD WWTP and WRF.

Although future development within the TCSP area, AEN, and Housing Element sites would require connection to existing wastewater infrastructure within surrounding roadways and result in additional wastewater generation, the PDMWD is currently implementing plans to expand the Ray Stoyer Reclamation Facility, which would allow for treatment of wastewater for potable use that would otherwise be discharged to the ocean. Thus, additional capacity improvements would not be anticipated with the project as wastewater flows would ultimately be managed as a potable resource or a recycled water resource. Furthermore, as discussed in Section4.18.6, higher density residential development would generally be more water efficient that lower density residential and all new development would be subject to water conservation requirements that would help to minimize wastewater flows. All future project applications, whether discretionary or ministerial would be required to adhere to the SMC which requires the assurance of adequate water facilities through payment of development impact fees for the constructing public facilities, which are reasonably related to the impacts of the new development (SMC Chapter 12.30).

Additionally, future projects would be required to comply with General Plan policies including Land Use Element Policy 3.6, which requires the review of development projects to ensure that all necessary utilities are available to serve the project. Impacts would be less than significant.

4.18.7.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
No mitigation is required.

4.18.7.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Impacts would be less than significant without mitigation.

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4.18.8 Issues 4 and 5: Solid Waste
Would the project generate solid waste in excess of state or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? Would the project comply with federal, state, or local management and reduction statutes and regulations related to solid waste?

4.18.8.1 Impact Analysis
TCSP
Future development within the TCSP area, including throughout the five proposed neighborhoods, would increase solid waste generation While specific projects within the TCSP area are not currently known, the project is anticipated to add an additional 3,140 multi-family housing units and 2,287,189 sf of non-residential space, assumed to be commercial for the purposes of this analysis, compared to existing conditions. The addition of 3,140 multi-family housing units would increase solid waste generation by 12,560 pounds per day. The addition of 2,287,189 sf of commercial development would increase solid waste generation by 11,436 pounds per day. In total, the TCSP area would increase solid waste generation by approximately 23,996 pounds per day. As detailed above, the Sycamore Landfill has a current remaining capacity of approximately 100 million cubic yards, or 168.5 billion pounds, as of 2023. Future projects, whether discretionary or ministerial, would be required to adhere to state and local regulations relating to solid waste and recycling. Specifically, the City is required to meet solid waste diversion goals set forth in the California Integrated Waste Management Act which would decrease waste delivered to the landfill. Additional measures for the reduction of solid waste include goals set by the state to reduce organic waste disposed of in landfills. The City would require future development to contract with available solid waste service providers that would provide the required solid waste disposal, including recycling and organic material recycling to meet exiting State and local requirements. Future projects would also be required to comply with General Plan Safety Element Policy 3.8 which promotes the safe, environmentally sound means of solid waste disposal for the community. Impacts would be less than significant.

AEN
While specific projects within the AEN are not currently known, the only residential development anticipated in the AEN is the Housing Element sites, which would add up to 1,480 units of multifamily housing. The AEN would also add up to 1,792,103 sf of non-residential development, which is assumed to be commercial for the purposes of this analysis. Using the waste generation rates described above, the AEN would increase solid waste generation by approximately 14,880 pounds per day. This is well within the capacity of the Sycamore Landfill, and future development would comply with the necessary state and local requirements, including the General Plan, to ensure impacts to solid waste disposal remain less than significant.

Housing Element Sites
The Housing Element sites would add up to 1,480 units of multi-family housing and up to 389,651 square feet of non-residential development, which is assumed to be commercial for the purposes of this analysis. Using the waste generation rates described above, the Housing Element sites would increase solid waste generation by approximately 7,868 pounds per day.

This is well within the capacity of the Sycamore Landfill, and future development would comply

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with the necessary state and local requirements, including the General Plan, to ensure impacts to solid waste disposal remain less than significant.

4.18.8.2 Mitigation Measures
TCSP Area, AEN, and Housing Element Sites
No mitigation is required.

4.18.8.3 Significance After Mitigation
TCSP Area, AEN, and Housing Element Sites
Impacts would be less than significant without mitigation.

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4.19 Wildfire
The following section analyzes the potential wildfire impacts that may occur as a result of implementation of the proposed project. This evaluation includes the potential for the proposed project to result in exacerbating wildfire impacts.

4.19.1 Existing Conditions
Climate
The Pacific Ocean influences the Inland County of San Diego (County) and the City of Santee’s (City) weather, and are frequently under the influence of a seasonal, migratory subtropical highpressure cell known as the “Pacific High”. Wet winters and dry summers with mild seasonal changes characterize the southern California climate. The local climate, which has a large influence on wildfire risk, is typical of a Mediterranean area. The climate pattern is occasionally interrupted by extreme periods of hot weather, winter storms, or dry, easterly Santa Ana winds.

The average high temperature for the City during July is around 88 degrees Fahrenheit (°F).

Precipitation typically occurs between December through April with 12 inches of rain per year.

The prevailing wind is an on-shore flow from the Pacific Ocean, which is approximately 15 miles to the west.

Hot, dry Santa Ana winds, which typically occur in the fall, but have in recent years also occurred in the spring (May, in particular), are usually from the northeast and can gust to speeds of 50 miles per hour or higher. The Santa Ana winds are the result of occasional pressure gradients between the high pressure in the plateaus of the Great Basin and the lower pressure gradient over the Pacific Ocean (Murphee et al. 2018). Drying vegetation with fuel moisture of less than 5 percent for smaller fuels (which dry faster than larger fuels) is possible during the summer months and becomes fuel available to advancing flames should an ignition occur. Extreme conditions include 92°F temperatures in summer and winds of up to 50 miles per hour during the fall based on worstcase conditions from County data sets during the Cedar Fire (in 2003). Relative humidity of 12 percent or less is possible during fire season.

Vegetation (Fuels)
The potential for wildland fires represents a hazard where development is adjacent to open space or within close proximity to wildland fuels. Vegetation is important relative to wildfire as some vegetation, such as grassland habitats, are highly flammable while other vegetation, such as chaparral and oak riparian forest, may be more difficult to ignite but would burn under more intense fire conditions. The City’s steep scrub brush-covered hillsides, and surrounding vacant land create areas of Very High Fire Hazard Severity Zone (VHFHSZ) as shown in Figures 4.9-3 and 4.9-4. The Town Center Specific Plan (TCSP), including the Arts and Entertainment Neighborhood (AEN) and the Housing Element sites, is not within or adjacent to the City’s VHFHSZ; however, the northeastern and southwestern portions of the TCSP area are in a wildland urban interface (WUI) zone, which includes areas close to vacant sites with vegetation susceptible to fire.

Fire History
Fire history information provides an understanding of fire frequency, fire type, most vulnerable project areas, and significant ignition sources. Fire history represented in this section uses the Fire and Resource Assessment Program database, which summarizes fire perimeter data dating

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to the late 1800s but is incomplete because it only includes fires over 10 acres in size and does not have complete perimeter data, especially for the first half of the twentieth century.

There have been 65 fires recorded by the California Department of Forestry and Fire Protection (CAL FIRE) since 1910 (CAL FIRE 2018) in the Santee area. In total, 16 fires ranging from 25 acres (unnamed 1974 fire) to 280,276 acres (Cedar Fire in 2003) are noted to have burned in the area. The most notable fire, the Cedar Fire, occurred during October and November 2003, and burned large areas of central San Diego County.

Based on fire history data for the City, fire return intervals range between 1 and 25 years. This indicates significant wildfire potential in the region and the potential for occasional wildfire encroachment, most likely from the large expanses of open space.

4.19.2 Regulatory Framework
The following section discusses applicable state and local regulations pertaining to wildfire. There are no federal wildfire regulations that apply.

4.19.2.1 State
California Building Code
The California Building Code (California Code of Regulations (CCR) Title 24, Part 2) contains regulations that must be followed to satisfy minimum acceptable levels of safety for buildings and non-building structures. Chapter 7A focuses primarily on fire-resistive construction methods for exterior wildfire exposure for preventing ember penetration into buildings, which is a leading cause of structure loss from wildfires.

California Department of Forestry and Fire Protection
CAL FIRE protects the people of California from fires, responds to emergencies, and protects and enhances more than 31 million acres of California’s privately owned wildlands. CAL FIRE’s firefighters, fire engines, and aircraft responded to an average of 4,901 wildland fires per year over a five year average between 2019 and 2024, which burned an average of approximately 236,00 acres pear year (CAL FIRE 2024). As part of the CAL FIRE team since 1995, the Office of the State Fire Marshal supports the CAL FIRE mission to protect life and property through fire prevention engineering programs, law, and code enforcement and education.

California Fire Code
The California Fire Code (CCR Title 24, Part 9) contains regulations consistent with nationally recognized accepted practices for safeguarding, to a reasonable degree, life and property from the hazards of the following: fire and explosion; hazardous conditions in the use or occupancy of buildings or premises; and dangerous conditions arising from the storage, handling, and use of hazardous materials and devices. It also contains provisions to assist emergency response personnel. The California Fire Code and the California Building Code use a hazard classification system to determine what protective measures are required to protect fire and life safety. These measures may include construction standards, separations from property lines, and specialized equipment.

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California Public Resources Code
Fire Hazard Severity Zones
California Public Resources Code, Sections 4201–4204 applies to state responsibility areas, and Government Code Sections 51175–89 direct CAL FIRE to map areas of significant fire hazards based on fuels, terrain, weather, and other relevant factors. The Fire Hazard Severity Zones (FHSZs) define the application of various mitigation strategies to reduce risk associated with wildland fires. Fire hazard designations are based on topography, vegetation, and weather, among other factors, with higher hazard category sites including steep terrain, unmaintained fuels/vegetation, and WUI locations. Projects situated in VHFHSZs require fire hazard analysis and application of fire protection measures that have been developed to specifically result in defensible communities in these WUI locations.

California Strategic Fire Plan
The California Strategic Fire Plan is a cooperative effort between the State Board of Forestry and Fire Protection and CAL FIRE. By placing the emphasis on what needs to be done long before a fire starts, the California Strategic Fire Plan looks to reduce firefighting costs and property losses, increase firefighter safety, and contribute to ecosystem health. The Strategic Fire Plan has a vision for a natural environment that is more fire resilient, buildings and infrastructure that are more fire resistant, and a society that is more aware of and responsive to the benefits and threats of wildland fire—all achieved through local, state, federal, tribal, and private partnerships (CAL FIRE 2018).

Subdivision Map Act
In 2012, Senate Bill 1241 added Section 66474.02 to Title 7, Division 2, of the California Government Code, commonly known as the “Subdivision Map Act.” The statute prohibits subdivision of parcels designated very high fire hazard or are in a State Responsibility Area, unless certain findings are made prior to approval of the Vesting Tentative Map. The statute requires that a city or county planning commission make three new findings regarding fire hazard safety before approving a subdivision proposal. The three findings are (1) the design and location of the subdivision and its lots are consistent with defensible space regulations found in California Public Resources Code, Section 4290–91; (2) structural fire protection services would be available for the subdivision through a publicly funded entity; and (3) ingress and egress street standards for fire equipment are met per any applicable local ordinance and California Public Resources Code, Section 4290.

State Fire Regulations
Fire regulations for California are established in Sections 13000 et seq. of the California Health and Services Code (California Health & Safety Code Section 13000) and include regulations for structural standards (similar to those identified in the California Building Code); fire protection and public notification systems; fire protection devices, such as extinguishers and smoke alarms; standards for high-rise structures and childcare facilities; and fire suppression training.

Santee City CouncilFebruary 26, 2025

Santee City Council
February 26, 2025