VOLUME I
Santee Town Center Specific
Plan Update
Final Environmental Impact Report
SCH# 2023090032
February 2025
Prepared for:
City of Santee Planning &
Building Department
10601 Magnolia Ave.
Santee, CA 92071
Prepared by:
HELIX Environmental Planning, Inc.
7578 El Cajon Boulevard
La Mesa, CA 91942
December 2024
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Table of Contents
Section Page
1.0 INTRODUCTION .........................................................................................................1-1
1.1 Content and Format..........................................................................................1-1
1.2 Public Review of the Draft EIR..........................................................................1-1
1.3 Point of Contact ................................................................................................1-2
2.0 RESPONSE TO COMMENTS .....................................................................................2-1
2.1 List of Persons, Organizations, and Public Agencies Commenting on the Draft EIR ...................................................................................................................2-2
2.2 Responses to Comments..................................................................................2-2
3.0 DRAFT EIR CLARIFICATIONS AND REVISIONS ......................................................3-1
4.0 Mitigation Monitoring and Reporting Program ........................................................4-1
4.1 Introduction.......................................................................................................4-1
4.2 Mitigation Monitoring and Responsibilities ........................................................4-1
LIST OF TABLES
No. Title Page
4-1 Mitigation Monitoring and Reporting Program............................................................4-2 This page intentionally left blank
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Acronyms and Abbreviations
ALUC Airport Land Use Commission
CEQA California Environmental Quality Act
City City of Santee
County San Diego County
EIR Environmental Impact Report
MM mitigation measures
MMRP Mitigation Monitoring and Reporting Program
NOA Notice of Availability
NOC Notice of Completion
PDMWD Padre Dam Municipal Water District (
Project Santee Town Center Specific Plan
SCH State Clearinghouse
TCSP Town Center Specific Plan
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Santee Town Center Specific Plan Final EIR
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1.0 Introduction
In accordance with Section 15088 of the Guidelines for Implementation of the California Environmental Quality Act (State CEQA Guidelines), the City of Santee (City), as the Lead Agency under the California Environmental Quality Act (CEQA), has evaluated the comments received on the Draft Environmental Impact Report (EIR) (State Clearinghouse [SCH] No. 2023090032) for the proposed Santee Town Center Specific Plan (Project) and has prepared this Final EIR with written responses to these comments. This Final EIR has been prepared in accordance with CEQA and represents the independent judgment of the City as the Lead Agency.
According to State CEQA Guidelines Section 15132, the Final EIR shall consist of:
(a) The draft EIR or a revision of the draft;
(b) Comments and recommendations received on the draft EIR either verbatim or in summary;
(c) A list of persons, organizations, and public agencies commenting on the draft EIR; (d) The responses of the Lead Agency to significant environmental points raised in the review and consultation process; and
(e) Any other information added by the Lead Agency.
The purpose of the Final EIR is to respond to all comments received by the City regarding the environmental information and analyses contained in the Draft EIR. Additionally, any clarifications or revisions to the Draft EIR generated from responses to comments are stated in the Final EIR, which includes the Draft EIR, as modified per the clarifications and revisions presented in Section 3.0 of this document.
In addition to the Final EIR (including supporting technical appendices), the City will also consider the adoption of a Mitigation Monitoring and Reporting Plan (MMRP), a Findings of Fact and Statement of Overriding Considerations document, staff reports, and Resolutions as part of the approval process for the project.
1.1 Content and Format
This Final EIR includes three volumes. This introductory section is Section 1 of Volume I.
Section 2, Response to Comments, contains a copy of the comment letters received by the City regarding the Draft EIR, along with annotated responses to each comment contained within the letters. Section 3, Draft EIR Clarifications and Revisions, contains clarifications/revisions to the Draft EIR. Section 4, MMRP, contains the MMRP for the project. Volume II includes the entirety of the Draft EIR with revisions in strikeout underline (Revised Draft EIR). Volume III includes the EIR appendices.
1.2 Public Review of the Draft EIR
As required by Section 15087 of the State CEQA Guidelines, a Notice of Completion (NOC) and a Notice of Availability (NOA) of the Draft EIR for the Project were filed with the State Clearinghouse on August 30, 2024, and the NOA of the Draft EIR was also filed with the San Diego County Clerk. The Draft EIR was circulated for public review for a minimum of 45 days,
1.0 Introduction
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from August 30, 2024 to October 14, 2024. The NOA, NOC, and the Draft EIR and supporting technical appendices were also posted on the SCH CEQANet Web Portal, and the NOA was sent to responsible agencies and other interested agencies and parties on or about August 30, 2024. Copies of the Draft EIR were also made available for public review at the City Department of Development Services (Building 4), the City’s Clerk’s Office (Building 3), the Santee County Library, and on the City’s website. Nine comment letters were received by the City during the Draft EIR public review period. The comment letters are addressed in Section 2 of this Final EIR.
1.3 Point of Contact
The Lead Agency for the proposed Project is the City. Any questions or comments regarding the preparation of this document, its assumptions, or its conclusions, should be referred to:
Sandi Sawa, AICP, Director
Planning & Building Department
10601 Magnolia Ave.
Santee, CA 92071
Phone: (619) 258-4100 ext. 167 • e-mail: [email protected] 2 – Response to Comments
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2.0 Response To Comments
Nine comment letters were received by the City during the Draft EIR public review period.
Responses to those comments that address environmental concerns have been thoroughly addressed in this section of the Final EIR. Comments that do not require a response, pursuant to Section 15088(a) of the State CEQA Guidelines, include those that (1) do not address the adequacy or completeness of the Draft EIR; (2) do not raise environmental issues; or (3) do request the incorporation of additional information not relevant to environmental issues.
Section 15088 of the State CEQA Guidelines states:
a) The lead agency shall evaluate comments on environmental issues received from persons who reviewed the draft EIR and shall prepare a written response. The lead agency shall respond to comments raising significant environmental issues received during the noticed comment period and any extensions and may respond to late comments.
b) The lead agency shall provide a written proposed response, either in a printed copy or in an electronic format, to a public agency on comments made by that public agency at least 10 days prior to certifying an environmental impact report. c) The written responses shall describe the disposition of significant environmental issues raised (e.g., revisions to the proposed project to mitigate anticipated impacts or objections). In particular, the major environmental issues raised when the lead agency’s position is at variance with recommendations and objections raised in the comments must be addressed in detail, giving the reasons that specific comments and suggestions were not accepted. There must be good faith, reasoned analysis in the responses.
Conclusory statements unsupported by factual information will not suffice. The level of detail contained in the response, however, may correspond to the level of detail provided in the comment (i.e., responses to general comments may be general). A general response may be appropriate when a comment does not contain or specifically refers to readily available information, or does not explain the relevance of evidence submitted with the comment.
d) The responses to comments may take the form of a revision to the draft EIR or may be a separate section in the final EIR. Where the responses to comments make important changes in the information contained in the text of the draft EIR, the lead agency should either:
1. Revise the text in the body of the EIR; or
2. Include marginal notes showing that the information is revised in the responses to comments.
Revisions to the Draft EIR have been prepared to make minor corrections and clarifications to the Draft EIR as a result of comments received during the public review period (refer to Section
3.0, Draft EIR Clarifications and Revisions, of this document as well as Volume II, Revised Draft EIR). Therefore, this Response to Comments section, along with the Draft EIR Revisions and MMRP, are included as part of this Final EIR along with the Draft EIR for consideration by the City prior to a vote to certify the Final EIR.
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2.1 List of Persons, Organizations, and Public Agencies Commenting on the Draft EIR
In accordance with Section 15132 of the State CEQA Guidelines, the agencies, organizations, and individuals that submitted comments regarding the Draft EIR through the end of the public review period (October 14, 2024) are listed below:
Comment
Letter
Name/Agency Date
A California Department of Transportation
(Caltrans) Local Development Review
October 9, 2024
B Airport Land Use Commission (ALUC) San Diego
County Regional Airport Authority (SDCRAA)
October 10, 2024
C United States Fish and Wildlife Service (USFWS)
and California Department of Fish and Wildlife
(USFWS)
October 11, 2024
D County of San Diego Public Works - County
Airports
October 11, 2024
E San Diego County Archaeological Society, Inc.
Environmental Review Committee
October 11, 2024
F County of San Diego General Services - Asset
Management Division
October 14, 2024
G California Department of Transportation
(Caltrans) Division of Aeronautics
October 14, 2024
H Padre Dam Municipal Water District (PDMWD) –
Planning and Engineering
October 14, 2024
I Del Hanson September 11, 2024
2.2 Responses to Comments
Individual comments within the body of the comment letter have been identified and numbered.
A copy of the comment letter and the City’s responses to each comment are included in this section. Brackets delineating the individual comments and a numeric identifier have been added to the right margin of the letter. Responses to each comment identified are included on the page(s) facing the applicable comment.
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A-1. This comment is introductory in nature and describes the project and Caltrans’ role. No environmental issues are raised by this comment and no further response is required.
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A-2. This comment requests that the Final EIR include language that proposed development may require a safety review that follows the Caltrans Local Development Review (LDR) Safety Review Practitioner’s Guide. This response acknowledges as part of the Final EIR that proposed development may require a safety review that follows Caltrans LDR Safety Review Practitioner’s Guide and no changes in the Draft EIR are necessary.
A-3. This comment summarizes the Draft EIR’s details regarding significant VMT impacts and impacts to emergency access and is related to comment A-4. No further response is required.
A-4. This comment states that once development begins, a VMT analysis will be required for the Housing Element sites to analyze impacts related to queuing during peak hours at SR-67 ramps at Woodside Avenue and safety impacts on SR-67 mainlines. The City agrees that future development for the Housing Element sites must be in accordance with the City of Santee’s VMT Analysis Guidelines (April 13, 2022). Future developments will also be required to determine their effects on transportation congestion and queuing based on standards and methods outlined in the Guidelines for Transportation Impacts in the San Diego Region (May 2019, ITE).
A-5. This comment references a roundabout project identified in the City’s Capital Improvement Program (CIP) identified at Woodside Avenue and SR-67 southbound exit ramp and recommends it be included as part of the project and part of the VMT mitigation. A reference is included to the City’s Mobility Element Policy 3.5 regarding traffic control methods. Regarding Mobility Element Policy 3.5, multimodal and traffic calming features are included as part of the project on surrounding roadways, such as Town Center Drive and Riverview Parkway. However, the SR-67 and Woodside Avenue Roundabout Project was removed from the City’s CIP in 2023 as part of an update to the CIP and will not be included as mitigation for the project. Project level analyses will be required for future developments at the Housing Element sites as noted in the response for A-4 above. No changes to the mitigation measures in the Draft EIR are necessary. 2 – Response to Comments
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A-6. This comment references the significant and unavoidable VMT impacts in the Draft EIR and states that future development projects should be required to fully mitigate VMT impacts. Commenter suggests a fee system similar to the City of San Diego and a bullet list of 18 potential VMT reduction measures. A fee program is implemented at the citywide level and would not be proposed or implemented as part of the proposed TCSP. The City does not currently have a Developer Impact Fee program in place for the project to participate in, so including mitigation related to payment of a fee would be infeasible.
The project includes program level TDM measures and project level TDM measures to help promote multimodal travel and reduce vehicular travel within the study area. It should be noted that the significant and unavoidable impacts only apply to Housing Element sites 20A and 20B, so some measures referenced in the comment that pertain to employment uses are not applicable.
These TDM measures referenced in the comment are included in the TCSP at a program level:
• Improve or increase access to transit.
• Increase access to common goods and services, such as grocery stores, schools, and daycare.
• Incorporate affordable housing into the project.
• Incorporate neighborhood electric vehicle network.
• Orient the project toward transit, bicycle, and pedestrian facilities. • Improve pedestrian or bicycle networks, or transit service. • Provide traffic calming measures and strategies.
• Provide bicycle parking.
• Limit or eliminate parking supply.
These TDM measures referenced in the comment are implemented at the project level by the future residential project’s Homeowners Association (HOA):
• Implement or provide access to a commute reduction program. • Provide car-sharing, bike sharing, and ride-sharing programs. • Provide transit passes.
• Shifting single occupancy vehicle trips to carpooling or vanpooling, for example providing ride-matching services.
Lastly, these TDM measures referenced in the comment pertain to employee trip reductions, and therefore, are not applicable to the TCSP Update DEIR:
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A-6 (cont.)
• Providing telework options.
• Providing on-site amenities at places of work, such as priority parking for carpools and vanpools, secure bike parking, and showers and locker rooms.
• Providing employee transportation coordinators at employment sites. • Providing a guaranteed ride home service to users of non-auto modes.
No changes to the mitigation measures in the Draft EIR are necessary.
A-7. This comment requests that the “Green Line Trolley” reference be updated to “Copper Line Trolley” which commenced during public review (September 29, 2024). This global update has been made throughout the Final EIR. No further response is required
A-8. This comment states there is no discussion of electric vehicles or charging facilities in the Specific Plan but that the Draft EIR and Appendix E includes reference to housing element sites increasing the use of electric vehicles and vehicle charging. Future development under the TCSP will be required to abide to Section 4.106.4.1 of the California Electrical Code (5% of parking spaces have charging facilities and 20% must have the infrastructure to be charger ready), which requires electric vehicle charging facilities to be implemented for all future housing developments. This policy will be enforced at the project level. No changes to the Draft EIR are necessary.
A-9. This comment requests that implementation of autonomous vehicle technology be considered. There is currently insufficient evidence on the effects of emerging technology for autonomous vehicles; therefore, the DEIR cannot include a reasonable and foreseeable analysis without substantial evidence. No changes to the Draft EIR are necessary.
A-10. This comment asks that the following be reviewed: SANDAG’s Draft Proposed 2025 Regional Plan projects and feedback including the Rapid 880 from El Cajon to UC San Diego; the SR-52 Managed Lanes addition of a truck climbing lane; and the On-Street and Off-Street Bikeway Central and East County Recurring Feedback and Impact. Comment noted. It is understood that the Plan is in draft form only and will not be adopted prior to the anticipated certification of the EIR. These plans would also not affect the VMT analysis or conclusions. No changes to the Draft EIR are necessary.
A-11. Caltrans states they are looking forward to working with the City to evaluate potential Complete Streets projects. No further response is required. 2 – Response to Comments
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A-12. Caltrans states that bicycle, pedestrian, and public transit access during construction is important and should be maintained in accordance with their goals and policies. Bicycle, pedestrian, and public transit access would be maintained during construction in accordance with Caltrans and City policies and no changes to the Draft EIR are necessary.
A-13. This comment requests that the City continue to coordinate with Caltrans to implement necessary improvements at intersections and interchanges where the agencies have joint jurisdiction. The City acknowledges there will be coordination for intersection and interchange improvements with Caltrans where there is joint jurisdiction.
A-14. Caltrans states they will need to issue an encroachment permit for part of the project and offers to be a Responsible Agency under CEQA.
Future environmental review opportunities by Caltrans for work in their right-of-way will be made available and coordinated by the City or by future private development entities.
A-15. This comment requests coordination regarding actions in Caltrans right-of-way and a meeting to discuss future environmental compliance. It is noted that actions in Caltrans right-of-way will require coordination and can include meetings to discuss future environmental compliance.
A-16. This comment states that in order to obtain an encroachment permit from Caltrans, a CEQA determination or exemption along with supporting environmental documentation that addresses impacts in Caltrans right-ofway must be provided. It is noted that Caltrans will require environmental documentation, including a CEQA determination or exemption, to issue an encroachment permit.
A-17. This comment recommends that impacts in Caltrans right-of-way consider all aspects of the project, and that Caltrans is interested in additional mitigation measures for the project. It is noted that Caltrans is interested in environmental review and mitigation measures for impacts in Caltrans right-of-way related to the project. As stated in the response to comments A-15 and A-16, coordination for environmental compliance is understood and would occur.
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A-18. This comment states that Caltrans welcomes the opportunity to be a CEQA Responsible Agency if future projects or related mitigation measures would affect Caltrans right-of-way. Future environmental review opportunities by Caltrans for work in their right-of-way will be made available and coordinated by the City or by future private development entities.
A-19. Caltrans recognizes teleworking and remote learning reduce traffic impacts and VMT/GHGs due to the reliability of high-speed internet. No further response is required.
A-20. Caltrans refers to Business and Professional Code 8771 regarding perpetuation of survey monuments. No further response is required.
A-21. Caltrans states that work in their right-of-way will require discretionary review and approval by Caltrans. Future environmental review opportunities by Caltrans for work in their right-of-way will be made available and coordinated by the City or by future private development entities as described in response to comments A-15 through A-17 above.
A-22. This comment provides a link to the encroachment permit process and recommends early coordination. It is noted that Caltrans recommends early coordination for the encroachment permit process. 2 – Response to Comments
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A-23. This comment provides contact info for Caltrans LDR Coordinator, Mark McCumsey. No further response is required.
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B-1. This comment identifies that the locations of Gillespie Field’s Review Areas 1 and 2 relative to the project site be reversed to indicate the northern portion within Review Area 2 and southern portion in Review Area
1. This change has been made to the Draft EIR page 4.9-6. This revision does not change the analysis or conclusions within the Draft EIR.
B-2. This comment states that all land use actions within Review Area 1 require individual consistency determination review by the ALUC, contrary to Draft EIR page 4.9-6 which lists land use actions that are not subject to ALUC review. The Draft EIR language has been updated in this Final EIR to revise Draft EIR page 4.9-6 to state all land use actions in Review Area 1 are subject to ALUC review. This revision does not change the analysis or conclusions within the Draft EIR.
B-3. This comment summarizes the exceptions listed on DEIR page 4.9-6 and explains that those no longer apply due to a change in policy (SDCRAA Policy 8.30) and that the City has a statutory obligation to refer all projects in Review Area 1 to the ALUC, including the Specific Plan Amendment itself or take steps to overrule the ALUCP. As noted in response to comment B-2, all land use actions in Review Area 1 are acknowledged as subject to ALUC review and the text on EIR page 4.9-6 has been amended to reflect this change in policy. Text has also been revised on pages 4.9-22 and 4.9-23 to clarify that the proposed project was submitted for ALUC review and 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. This revision does not change the analysis or conclusions within the Draft EIR.
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B-4. This comment states that new residential development is conditionally compatible up to 20 dwelling units per acre, not 16 as stated in Draft EIR analysis for airport hazards (beginning on page 4.9-20). The Draft EIR has been revised to fix this discrepancy. This discrepancy would not result in new or increased environmental impacts or change the conclusions of the Draft EIR.
B-5. This comment states that all actions within Review Area 1 require referral to the ALUC for consistency determination with the ALUCP. Draft EIR text page 4.9-21 has been updated to reflect that all land use actions within Review Area 1 would be referred to the ALUC. This revision does not change the analysis or conclusions within the Draft EIR.
B-6. This comment clarifies that all development proposals within the entire AIA require notice to and review by the FAA, and not just in Safety Zone 4.
A change has been made to the Draft EIR page 4.9-21 in response to this comment. This change would not result in new or increased environmental impacts or change the conclusions of the Draft EIR.
B-7. The SDCRAA agrees with the significant and unavoidable impact conclusions in the Draft EIR related to future development in Gillespie Field Safety Zones 3 and 4. No further response is required.
B-8. This comment clarifies that the term “overrule” be used instead of “override” when referring to the City of Santee overruling the ALUCP density limitations and that impacts would remain significant and unavoidable regardless if the ALUCP is overruled by the City. The term “override” has been replaced with “overrule” and the City agrees that significant and unavoidable impacts will remain. This revision does not change the analysis or conclusions within the Draft EIR. 2 – Response to Comments
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B-9. This comment provides contact information for Ralph Redman at the SDCRAA. No further response is required.
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C-1. This comment is introductory in nature and describes the project and the USFWS and CDFW role. No environmental issues are raised by this comment, and no further response is required.
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C-2. This comment recommends that any recreational uses within the buffer of the San Diego River corridor be passive and located as closely to adjacent development as possible and that the proposed Class 1 Bike paths that cross the San Diego River to the west and east of Cuyamaca Street be removed from the project as shown on Figure 3-6 of the Draft EIR. To the extent possible and in alignment with the City’s Mobility Element and Active Transportation Plan, recreational uses would be passive and located closely to development. Both trails shown on Figure 3- 6 are included in the City’s Active Transportation Plan. The trail to the west is already existing. The trail to the east would be reconfigured to match an existing pathway and would also avoid existing conserved lands. No changes to the Draft EIR are necessary.
C-3. This comment concerns potential impacts to least Bell’s vireo due to operational noises exceeding 60 dBA with incorporation of noise reduction strategies. The comment recommends modifying MM BIO-9 to require noise levels from operational activities be reduced below 60 dBA or ambient and/or demonstrate that elevated noise levels from proposed projects within the project area do not adversely impact occupation and breeding for special-status species (such as least Bell’s vireo). The proposed project has been designed to avoid and/or reduce potential indirect impacts to sensitive biological resources from operational activities, in particular properties adjacent to the San Diego River floodway. Objective Design Standard K, Noise of the TCSP has been updated to require a minimum 45-foot buffer between the River floodway and delineated outdoor spaces/areas for entertainment and active recreational uses. This buffer would also serve to minimize the indirect effects of lighting, noise, and disturbance from pet and human activities on the biological resources, including occupation and breeding for special-status species like least Bell’s vireo. MM BIO-8 and BIO-9 on pages 4.4-30 and 4.4-31 of the Revised Draft EIR have also been revised to clarify that noise levels may be reduced to 60 dBA or ambient as suggested by the commenter. These revisions do not change the analysis or conclusions within the Draft EIR. 2 – Response to Comments
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C-4. This comment recommends modifying MM BIO-6 to require that habitat-based mitigation occur within the Plan Area of the subarea plan and that mitigation lands be protected with conservation easement(s) or similar instruments and have in-perpetuity management fully described and financed. The current working draft Subarea Plan prioritizes habitat-based mitigation to be within the Subarea Plan Area; however, mitigation is allowed outside of the Subarea Plan Area. Conservation easements are required to be recorded on privately owned lands where mitigation takes place. For mitigation on City owned land, a restrictive covenant is required.
Whether privately or publicly owned, the Subarea Plan requires inperpetuity management. No changes to the Draft EIR are necessary.
C-5. This comment concerns cumulative impacts to the San Diego River wildlife corridor. The comment requests that the Draft EIR consider cumulative impacts associated with another project, the Carlton Oaks Country Club and Resort. Cumulative mitigation measures are suggested, including requiring fuel modification zones outside of riparian areas and land use adjacent measures to minimize noise and lighting impacts.
Chapter 7.0, Cumulative Impacts of the EIR analyzes cumulative impacts associated with the project and cumulative growth projections in the region.
Chapter 7.0 acknowledges that cumulative impacts to sensitive biological resources could occur, particularly with resources associated with the San Diego River. The EIR found that with the implementation of the project’s mitigation measures as well as cumulative project compliance with regional resource planning documents such as the Multiple Species Conservation Plan, draft subarea plans, Resource Protection Ordinance, and Vernal Pool Habitat Conservation Plan and applicable federal and state regulatory standards and permit requirements, no cumulative biological resources impacts would occur. No changes to the Draft EIR are necessary.
C-6. This comment thanks the City for the opportunity to comment and provides contact information for Eric Porter of the Service and Heather Schmalbach of the Department. No further response is necessary. 2 – Response to Comments
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D-1. This comment is introductory in nature providing background on Gillespie Field and states that Gillespie Field Runway 17/35 raises multiple safety and operational concerns for the project, which is subject to review by the San Diego County Regional Airport Authority. No specific environmental comments are included in comment D-1 and no further response is necessary.
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D-2. This comment states that the proposed residential densities for Housing Element sites 16A (30-36 du/ac) and 16 B (14 -22 du/ac) and Housing Element sites 20A (22-30 du/ac) and 20B (30-36 du/ac) exceed the ALUCP limits of 20 du/ac within Safety Zone 4 and this inconsistency creates a conflict. This inconsistency and conflict is identified in the Draft EIR as a significant and unavoidable impact in Draft EIR Section 4.9, Hazards and Hazardous Materials, and Section 4.11, Land Use and Planning. See also Response B-3.
D-3. This comment requests that the administrative record for the project describe proximity to the airport and summarize the Overflight Notification Area requirements to inform residents of air traffic from Gillespie Field.
Draft EIR pages 2-8 and 2-9 state that Gillespie Field is approximately 0.6 mile south of the AEN. Draft EIR Figure 4.9-2b identifies the overflight area surrounding Gillespie Field and the discussion on Draft EIR page 4.9-21 indicates that the Gillespie Field ALUCP Review Area 2 requires the recordation of overflight notification documents. No changes to the Draft EIR are necessary.
D-4. This comment states that increased densities noted in Comment D-2 could lead to heightened noise complaints. Airport noise conflicts with future residents would be addressed by the overflight notification requirements. No changes to the Draft EIR are necessary.
D-5. This comment states that project-related construction equipment, such as cranes, may limit airport operations. If construction equipment that would exceed a 100:1 sloped surface from the nearest point of the nearest runway out to 20,000 feet or 200 feet AGL (above ground level) beyond, a permit from the FAA would be required and information related to construction equipment would be included with the submittal of FAA Form 7460-1 required as part of the FAA review process described in the Specific Plan and Draft EIR. No changes to the Draft EIR are necessary. 2 – Response to Comments
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D-6. This comment asks that the City submit the project to the San Diego County Regional Airport Authority for consistency review with the airport’s ALUCP. Future development proposals will be submitted to the SDCRAA for consistency review with the Gillespie Field ALUCP. See also Response B-3.
D-7. This comment states the importance of meeting housing needs while ensuring safe airport operations. No further response is required.
D-8. This comment requests all future notices affiliated with the project be sent to County Airports to Jamie Abbott. The City will continue to include County Airports in future notices affiliated with the project. 2 – Response to Comments
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E-1. This comment requests that Section 3.3 of Appendix D include a review of the 1928-1929 Tax Factor aerial photo series. On October 30, 2024, HELIX requested copies of the 1928-1929 Tax Factor aerial photographs for this project location from the South Coastal Information Center (SCIC) where they are on file. This information has been reviewed and incorporated into page 4.5-17 of the Revised Draft EIR. These revisions do not change the analysis or conclusions within the Draft EIR.
E-2. This comment requests that MM CUL-2 be updated to consider the treatment of non-tribal historic period material. MM-CUL-2 on page 4.5-23 of the Revised Draft EIR has been updated to reflect both prehistoric and historic-period archaeological resources. This revision does not change the conclusions within the Draft EIR.
E-3. This comment requests that MM CUL-2 clarify who cultural resources would be “relinquished” to. MM CUL-2 on page 4.5-23 of the Revised Draft EIR has been updated to reflect that recovered artifacts shall be curated with the accompanying catalog to current professional repository standards or returned to the appropriate Native American Tribe(s), as agreed upon by the Principal Investigator, Native American representative(s), and City staff.
This revision does not change the conclusions within the Draft EIR. 2 – Response to Comments
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E-4. This comment requests that the Archaeologic Society be included in future public notices. The City will include the San Diego County Archaeological Society in future public notices regarding the project. 2 – Response to Comments
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F-1. This comment is introductory in nature, describing General Services’ review of the project. No further response is required.
F-2. This comment requests reconsidering or revising residential development standards on Housing Element sites 20A and 20B to promote affordable housing on these sites. This comment is not related to the adequacy of the environmental analysis within the Draft EIR. The residential development standards identified in the TCSP are included to ensure that development within the TCSP meets the vision and goals established for the TCSP area and be consistent with the City’s adopted Housing Element. No revisions to the TCSP or the Draft EIR have been made as a result of this comment.
F-3. This comment requests that language be removed related to limiting the introduction of new or expanded institutional uses within the Facilities Based Neighborhood. This comment is not related to the adequacy of the environmental analysis and no changes to the Draft EIR are necessary. 2 – Response to Comments
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F-4. This comment requests that Assessor’s Parcel Number 381-050-69, the site of the future County Animal Shelter, be included in the Facilities Based Neighborhood. The Specific Plan has been revised to include the future County Animal Shelter within the Facilities Based Neighborhood.
This change is reflected on Figure 3-3, page 3-5 the Revised Draft EIR.
F-5. This comment requests that the mixed use overlay apply to Housing Element sites 20A and 20B. This comment is not related to the adequacy of the environmental analysis. No change to the TCSP or draft EIR have been made as a result of this comment.
F-6. This comment requests that public building and facilities be deemed “permitted uses” or require a “development review permit” at most. This comment is not related to the adequacy of the environmental analysis. No change to the TCSP or draft EIR have been made as a result of this comment.
F-7. This comment requests that the EIR specifically identify property owned by the County that overlaps with the project area. A figure has been prepared to identify property owned by the County within the project area and is included below. No changes to the Draft EIR are necessary.
F-8. This comment asks that a cumulative list of projects be requested from Scott Christman at the County. The project’s cumulative analysis relies upon the growth projection method and not an individual list of projects.
The plans and programs that were assumed in the growth projection method are included in Chapter 7, Cumulative Impacts. No list of cumulative projects will be requested for use in this EIR.
F-9. This comment requests that Marcus Lubich at General Services be included on correspondence regarding the project. The City will include General Services in future project notices.
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G-1. This comment is introductory in nature, describing the project and Caltrans’ role. No specific response is required.
G-2. This comment states that amendments to specific plans within an airport land use commission boundary is subject to commission review and must adhere to the safety criteria and restrictions in the 2010 Gillespie Field ALUCP. The Draft EIR relies on the 2010 Gillespie Field ALUCP for land use and safety criteria and restrictions. No change to the Draft EIR is necessary in response to this comment.
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G-3. This comment recommends implementing mitigation measures to require avigation easements, enhancing soundproofing for new buildings within high-noise areas, and adjusting residential densities to minimize noise exposure and airport safety hazards. Avigation easements are more common in Safety Zones 1 and 2, which do not apply to the project, and were not recommended by the ALUC in their comments on the Draft EIR (see Comment Letter B). Overflight notification is discussed in the Draft EIR and would projects would be required to meet the noise compatibility standards in the ALUCP. See also Response B-3, which acknowledges all projects within Review Area 1 are subject to ALUC review and consistency determination. No change to the Draft EIR is necessary in response to this comment.
G-4. This comment recognizes the affordable housing shortage and states the importance of considering the goals in the California Transportation Plan 2050 and the California Aviation System Plan 2020 to address environmental justice and equity concerns. The comment also states that new housing law does not override ALUCP compatibility issues. This comment is noted and does not indicate that the Draft EIR needs to be revised. No change to the Draft EIR is necessary in response to this comment.
G-5. This comment states the project must adhere to noise criteria and use restrictions in the ALUCP, including subjectivity to aircraft overflight and aircraft-related noise as part of the project is within the 60-65 decibel noise contour. The Draft EIR acknowledges and repeats the noise criteria and use restrictions in the ALUCP, including aircraft overflight and noise. No change to the Draft EIR is necessary in response to this comment. 2 – Response to Comments
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G-6. This comment requests that structure height should be considered near the airport and that Federal Aviation Regulation, Part 77 “Objects Affecting Navigable Airspace” may require completion of FAA Form 7460-1.
Further review of potential compatibility concerns related to wildlife attractants, lighting, and glare are also suggested. Federal Aviation Regulation Part 77 is noted in the Draft EIR on page 4.9-10. It is noted that future development may require completion of Form 7460-1 as part of the review process required for all projects located within Gillespie Field ALUCP Review Area 1. No open waste disposal areas are proposed that would be considered wildlife attractants. Lighting and glare impacts are addressed in Draft EIR Section 4.1, Aesthetics, and would be less than significant. No changes to the Draft EIR are necessary.
G-7. This comment reiterates that a local agency’s overrule of an ALUC action is possible; however, it should not be taken lightly and in this event, the airport operator would not be liable for damages to property or personal injury. This comment is noted that in the event the City overrules an ALUC action, the airport operator would not be liable for damages. No changes to the Draft EIR are necessary in response to this comment. 2 – Response to Comments
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G-8. This comment provides contact information for Tiffany Martinez at Caltrans. No further response is necessary.
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H-1. This comment states that future studies/analyses may be necessary to determine required utility improvements. Comment noted that future studies or analyses may be necessary and no changes to the Draft EIR are necessary.
H-2. This comment questions the relevancy of wastewater impact fees paid to the City because the City does not contribute to wastewater capital improvements. This information has been updated on page S-33 of the Revised Draft EIR to specify that wastewater impact fees are collected directly by Padre Dam. This revision does not change the analysis or conclusions of the Draft EIR.
H-3. This comment states that the project would be subject to Padre Dam capacity fees to connect to the wastewater and/or water system. Comment noted that future development would be subject to Padre Dam capacity fees.
H-4. This comment requests that three connection points be mentioned, specifically CWA connection No.7 (secondary connection). Revised Draft EIR page 3-20 has been updated to refer to a third connection point. This revision does not change the analysis or conclusions of the Draft EIR.
H-5. This comment states that connections to “distribution” pipelines (opposed to “transmission”) be mentioned. The text on pages 3-20 and 4.18-13 of the Revised Draft EIR has been updated to reflect “distribution” pipeline. This revision does not change the analysis or conclusions of the Draft EIR.
H-6. This comment requests that the 27-inch sewer main be clarified as owned by the San Diego County Sanitation District, not Padre Dam, and that it is unlikely that connections to the interceptor main by private development would be allowed. The text on page 3-22 of the Revised Draft EIR has been updated to reflect ownership of the 27-inch sewer main by the San Diego County Sanitation District. This revision does not change the analysis or conclusions of the Draft EIR.
H- 7. This comment states that the sewer CIP projects identified may or may not address the full capacity needs of the project. This comment is noted.
Future projects will be reviewed for sewer service adequacy and no change to the Draft EIR analysis or conclusions is necessary.
H-8. This comment states that Padre Dam is not looking to expand recycled water supply and that the East County Advanced Water Purification project would provide recycled water to Padre Dram in the future. Revised Draft EIR page 4.18-2 has been updated to omit reference to Padre Dam seeking expansion of its water supply. This revision does not change the analysis or conclusions of the Draft EIR.
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H-9. This comment states that there is a 2022 waste discharge order 2022- 0103-DWQ that supersedes the 2006 order. This information has been updated on Revised Draft EIR page 4.18-9. This revision does not change the analysis or conclusions of the Draft EIR.
H-10. This comment clarifies that the large diameter sewer (27 inches) is not a Padre Dam facility but is a sewer interceptor owned, operated, and maintained by the San Diego County Sanitation District. The text on Draft EIR page 3-22 has been updated to reflect ownership of the 27-inch sewer main by the San Diego County Sanitation District. This revision does not change the analysis or conclusions of the Draft EIR.
H-11. This comment provides contact information for Lewis Clapp at Padre Dam Municipal Water District and no further response is required. 2 – Response to Comments
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I-1: This letter was received in support of the project, and no further response is required.
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3.0 Draft EIR Clarifications and Revisions
Any corrections to the Draft Environmental Impact Report (EIR) recommended by the City of Santee (City) or in response to comments received are stated in this section of the Final EIR.
The Draft EIR has also been modified and is re-published in its entirety as a single document to reflect these EIR modifications (see Volume II).
The information included in these revisions does not constitute substantial new information that requires recirculation of the Draft EIR. Section 15088.5 of the State CEQA Guidelines states in part:
(a) A lead agency is required to recirculate an EIR when significant new information is added to the EIR after public notice is given of the availability of the draft EIR for public review under Section 15087 but before certification. As used in this section, the term “information” can include changes in the project or environmental setting as well as additional data or other information. New information added to an EIR is not “significant” unless the EIR is changed in a way that deprives the public of a meaningful opportunity to comment upon a substantial adverse environmental effect of the project or a feasible way to mitigate or avoid such an effect (including a feasible project alternative) that the project’s proponents have declined to implement. “Significant new information” requiring recirculation includes, for example, a disclosure showing that:
(1) A new significant environmental impact would result from the project or from a new mitigation measure proposed to be implemented.
(2) A substantial increase in the severity of an environmental impact would result unless mitigation measures are adopted that reduce the impact to a level of insignificance. (3) A feasible project alternative or mitigation measure considerably different from others previously analyzed would clearly lessen the significant environmental impacts of the project, but the project’s proponents decline to adopt it. (4) The draft EIR was so fundamentally and basically inadequate and conclusory in nature that meaningful public review and comment were precluded. (b) Recirculation is not required where the new information added to the EIR merely clarifies or amplifies or makes insignificant modifications in an adequate EIR.
The changes to the Draft EIR included in these modifications do not constitute “significant” new information because:
• No new significant environmental impacts would result from the project or from a new mitigation measure.
• There is no substantial increase in the severity of an environmental impact that would result unless mitigation measures are adopted that reduce the identified significant impacts to a level of insignificance.
• No feasible project alternative or mitigation measure considerably different from others previously analyzed has been proposed or identified that would clearly lessen the significant environmental impacts of the project.
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• The Draft EIR is not fundamentally or basically inadequate or conclusory in nature such that meaningful public review and comment were precluded.
Therefore, recirculation of the Draft EIR is not required because the new information added to the EIR through these modifications clarifies information already provided or makes insignificant modifications to the already adequate Draft EIR.
The EIR modifications contained below are in the same order as the information that appears in the Draft EIR. Changes in text are signified by strikeouts (strikeouts) where text has been removed and by bold underline (underline) where text has been added. The applicable page numbers from the Draft EIR are also provided where necessary for easy reference.
CHAPTER 1.0 – EXECUTIVE SUMMARY
• Two minor revisions to update the reference to the “San Diego Green Copper Line Trolley” are reflected on Revised Draft EIR pages S-2 and S-29. • The utilities and service systems impact discussion on Revised Draft EIR page S-33 was updated to include the following sentence: Wastewater impact fees are collected directly by Padre Dam Municipal Water District.
CHAPTER 1.0 – INTRODUCTION
No changes have been made to this Section of the Revised Draft EIR.
CHAPTER 2.0 – ENVIRONMENTAL SETTING
No changes have been made to this Section of the Revised Draft EIR.
CHAPTER 3.0 – PROJECT DESCRIPTION
• One minor revision to update the reference to the “San Diego Green Copper Line Trolley” is reflected on Revised Draft EIR page 3-1.
• Minor revisions to the Padre Dam Municipal Water District (PDMWD) description of existing facilities are reflected on Revised Draft EIR page 3-20 and provided below.
The PDMWD receives imported water from the San Diego County Water Authority via two three connections along Mission Gorge Road near Mission Trails Park, and at the Lake Jennings Treatment Plant, and Connection No. 7 (secondary connection). A large transmission distribution pipeline from the El Capitan Reservoir is also located beneath Mission Gorge Road. Minor upgrades to water transmission distribution facilities, including new connections and fire hydrants, would occur with new development within the TCSP area. • A minor addition to specify existing sewer pipelines are owned by the San Diego County Sanitation District is reflected on Draft EIR page 3-22 and provided below.
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
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Town Center Parkway and Cuyamaca Street owned by the San Diego County Sanitation District.
CHAPTER 4.0 – ENVIRONMENTAL ANALYSIS
No changes have been made to this Section of the Revised Draft EIR.
SECTION 4.1 – AESTHETICS
No changes have been made to this Section of the Revised Draft EIR.
SECTION 4.2 – AGRICULTURE AND FORESTRY RESOURCES
No changes have been made to this Section of the Revised Draft EIR.
SECTION 4.3 – AIR QUALITY
No changes have been made to this Section of the Revised Draft EIR.
SECTION 4.4 – BIOLOGICAL RESOURCES
• Minor additions to mitigation measures BIO-8 and BIO-9 are reflected on Revised Draft EIR pages 4.4-30 and 4.4-31 and provided below.
BIO-8 If heavy equipment would be in operation during construction within the TCSP area, AEN, or Housing Element sites during the breeding season for least Bell’s vireo (March 15 to September 15), coastal California gnatcatcher (March 1 to August 15), or raptors (January 15 to July 15), pre-construction survey(s) shall be conducted by a qualified biologist, as appropriate, to determine whether these species occur within the areas potentially impacted by noise. If pre-construction surveys determine that active nests belonging to these species are absent from the potential noise impact area (within 300 feet for vireo or gnatcatcher, 500 feet for raptors, or as otherwise determined by a qualified biologist), clearing, grubbing, and grading shall be allowed to proceed. If pre-construction surveys determine the presence of active nests belonging to these species, then clearing, grubbing, and grading within 300 feet of the nest location(s) for vireo or gnatcatcher and 500 feet for raptors, shall: (1) be postponed until a permitted biologist determines the nest is no longer active; (2) be allowed to continue if nest monitoring by a qualified biologist determines that noise levels are not adversely affecting the nesting birds, or (3) not occur until a temporary noise barrier or berm is constructed at the edge of the clearing, grubbing, or grading footprint an d/or around the piece of equipment to ensure that noise levels are reduced to below 60 dBA hourly average or to the maximum hourly ambient noise level if it already exceeds 60 dBA at the nest location. Decibel output for Item (3) will be confirmed by a qualified noise specialist and intermittent monitoring by a qualified biologist will be required to ensure that conditions have not changed.
BIO-9 If periodic noise (such as events) or continuous noise (such as mechanical equipment) generated by standard operational operation of land uses activities within the TCSP, AEN, or Housing Element sites 16A, 16B, 20A, and
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20B will produce noise levels that will adversely affect nesting birds during the breeding season for least Bell’s vireo (March 15 to September 15), coastal California gnatcatcher (March 1 to August 15), or raptors (January 15 to July 15), activities nearby to suitable special-status species habitat on preserved land will be designed and implemented to minimize noise impacts to preserves and wildlife. Operational activities shall (1) be allowed to continue if a temporary noise barrier or berm is constructed at the edge of the suitable special-status species habitat to ensure that noise levels are reduced to below 60 A-weighted decibels (dBA) hourly average or the maximum hourly average ambient noise level measured existing ambient if it already exceeds 60 dBA at the edge of suitable habitat during the breeding season., or (2) operational activities that would be above 60 dBA Leq hourly at the edge of suitable habitat shall be allowed to continue with incorporation of noise reduction strategies in equipment, siting and site design, features, timing, noise barriers, landscaping, and buffer separation.
SECTION 4.5 – CULTURAL RESOURCES
• Two minor additions were added to refer to aerial photographs from 1928 and 1929 on Revised Draft EIR page 4.5-17 and are provided below.
Various additional archival sources were also consulted for the entire project area, including historic topographic maps and aerial imagery. These include aerials from 1953, 1964, 1966, 1968, 1971, 1980, 1985, 1990, 1995, 2000, 2005, and 2010 (NETR Online 2022) and several historic USGS topographic maps, including the 1893 El Cajon (1:62,500), 1903 Cuyamaca (1:125,000), the 1942 El Cajon (1:62,500) and the 1955, 1967, 1975, and 1996 El Cajon (1:24,000) topographic maps; and the 1928 and 1929 County Assessor Tax Factor aerial photographs. The purpose of this research was to identify historic structures and land use in the area.
The earliest aerial photographs available are from the 1928 and 1929 County Assessor photograph series. These show Mission Gorge Road and Magnolia Avenue in their current alignments with a cluster of buildings at their intersection.
Edgemoor Farm is shown including the Polo Barn and additional buildings associated with the Edgemoor Farm and San Diego County Home for the Aged and Indigent, as discussed in Section 4.5.1.7 above. The surrounding area attests to aerial photographs depict the agricultural nature of the region— several farm plots are visible within and around the project site. • Minor additions to mitigation measure CUL-2 related to unanticipated resources and artifact disposition are reflected on Revised Draft EIR page 4.5-23 and provided below.
Unanticipated Resources: If previously unidentified potentially significant cultural resources are discovered, the Archaeological and/or Tribal Monitor(s) shall have the authority to divert or temporarily halt ground disturbance operations in the area of discovery to allow evaluation of potentially significant cultural resources.
The Project Archaeologist, in consultation with the Tribal monitor, shall determine the significance of the discovered prehistoric archaeological resources. The Project Archaeologist shall determine the significance of discovered historicperiod archaeological resources. Further, before construction activities are allowed to resume in the affected area, the artifacts shall be recovered and
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features recorded using professional archaeological methods. The Project Archaeologist shall determine the amount of material to be recovered for an adequate artifact sample for analysis. Isolates and clearly non-significant deposits shall be minimally documented in the field, and the monitored grading can proceed.
Artifact Disposition: The landowner(s) shall relinquish ownership of all cultural resources that are unearthed on the project property during any grounddisturbing activities, including previous investigations and/or Phase III data recovery. Recovered cultural artifacts shall be curated with accompanying catalog to current professional repository standards or be returned to the appropriate Native American Tribe(s), as agreed upon by the Principal Investigator, Native American representative(s), and City staff.
SECTION 4.6 – ENERGY
• One minor revision to update the reference to the “San Diego Green Copper Line Trolley” is reflected on Revised Draft EIR page 4.6-2.
SECTION 4.7 – GEOLOGY AND SOILS
No changes have been made to this Section of the Revised Draft EIR.
SECTION 4.8 – GREENHOUSE GAS EMISSIONS
No changes have been made to this Section of the Revised Draft EIR.
SECTION 4.9 – HAZARDS AND HAZARDOUS MATERIALS
• One minor revision to update the reference to the project’s location relative to Gillespie Field Review Areas is reflected on Revised Draft EIR page 4.9-6 and provided below.
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. • One minor revision to update the land use actions subject to ALUC is reflected on Revised Draft EIR page 4.9-6 and provided below.
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. • One minor revision to update compatibility standards on Revised Draft EIR page 4.9-20.
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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 the requirements stated in the ALUCP.
• One minor revision to update reference to the Specific Plan Objective Design Standard is reflected on Revised Draft EIR page 4.9-21 and provided below.
Objective Design Standard GJ, Aircraft Safety Aviation Land Use Compatibility, in the proposed TCSP states that development proposals within Review Area 1Safety Zone 4 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.
• Two minor revisions to replace the term “override” with “overrule” are reflected on Revised Draft EIR page 4.9-22 and provided below.
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 and the requirements for ministerial projects described in Section 3.4.2 of this EIR.
• Three revisions to clarify ALUC’s consistency review have been added to the TCSP, AEN, and Housing Element sites discussions on Revised Draft EIR pages 4.9-22 and
4.9-23 as follows:
TCSP Area
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.
AEN
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.
Housing Element Sites
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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.
SECTION 4.10 – HYDROLOGY AND WATER QUALITY
No changes have been made to this Section of the Revised Draft EIR.
SECTION 4.11 – LAND USE AND PLANNING
• One minor revision to update the reference to the “San Diego Green Copper Line Trolley” is reflected on Revised Draft EIR page 4.11-8. • Two minor revisions to acknowledge the project’s ALUC review are reflected on Revised Draft EIR pages 4.11-9 and 4.11-10.
TCSP Area and AEN
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 and ALUC found the TCSP project conditionally compatible 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
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.
• Two minor revisions to replace the term “override” with “overrule” are reflected on Revised Draft EIR page 4.11-10 and provided below.
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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 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 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. 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.
SECTION 4.12 – NOISE
No changes have been made to this Section of the Revised Draft EIR.
SECTION 4.13 – POPULATION AND HOUSING
No changes have been made to this Section of the Revised Draft EIR.
SECTION 4.14 – PUBLIC SERVICES
No changes have been made to this Section of the Revised Draft EIR.
SECTION 4.15 – RECREATION
No changes have been made to this Section of the Revised Draft EIR.
SECTION 4.16 – TRANSPORTATION
No changes have been made to this Section of the Revised Draft EIR.
SECTION 4.17 – TRIBAL CULTURAL RESOURCES
No changes have been made to this Section of the Revised Draft EIR.
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SECTION 4.18 – UTILITIES
• One minor revision to omit the following sentence is reflected on Revised Draft EIR page
4.18-2.
The District is additionally looking to expand its recycled water supply and increase potable reuse to provide drought-proof sources of water. • Two minor revisions to the current 2022 Waste Discharge Requirement Order is reflected on Revised Draft EIR page 4.18-9.
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.
• One minor revision to revise the description of an existing pipeline is reflected on Revised Draft EIR page 4.18-2.
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.
SECTION 4.19 – WILDFIRE
No changes have been made to this Section of the Revised Draft EIR.
CHAPTER 5.0 – SIGNIFICANT UNAVOIDABLE ENVIRONMENTAL
EFFECTS/SIGNIFICANT IRREVERSIBLE ENVIRONMENTAL CHANGES
No changes have been made to this Section of the Revised Draft EIR.
CHAPTER 6.0 – GROWTH INDUCEMENT
No changes have been made to this Section of the Revised Draft EIR.
CHAPTER 7.0 – CUMULATIVE IMPACTS
• One minor revision to update the reference to the “San Diego Green Copper Line Trolley” is reflected on Revised Draft EIR page 7-10.
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CHAPTER 8.0 – EFFECTS FOUND NOT TO BE SIGNIFICANT
No changes have been made to this Section of the Revised Draft EIR.
CHAPTER 9.0 – PROJECT ALTERNATIVES
No changes have been made to this Section of the Revised Draft EIR.
CHAPTER 10.0 – REFERENCES
No changes have been made to this Section of the Revised Draft EIR.
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4.0 Mitigation Monitoring and Reporting Program
4.1 Introduction
This Mitigation Monitoring and Reporting Program (MMRP) has been prepared for use in ensuring the implementation of the required mitigation for the Santee Town Center Specific Plan (project). The MMRP has been prepared in compliance with State law and the Santee Town Center Specific Plan Final Environmental Impact Report (EIR) (State Clearinghouse No. 2023090032).
The California Environmental Quality Act (CEQA) requires the adoption of a reporting or monitoring program for the measures that are placed on a project to mitigate or avoid adverse effects on the environment (California Public Resources Code, Section 21081.6). The law states that the reporting or monitoring program shall be designed to ensure compliance during project implementation. The monitoring program generally contains the following elements:
1) The mitigation measures are recorded with the action and procedure necessary to ensure compliance. In some instances, one action may be used to verify the implementation of several mitigation measures.
2) A procedure for compliance and verification has been outlined for each action necessary. This procedure designates who will take action, what action will be taken and when, and to whom and when compliance will be reported. 3) The program has been designed to be flexible. As monitoring progresses, changes to compliance procedures may be necessary based upon recommendations by those responsible for the program. As changes are made, new monitoring compliance procedures and records will be developed and incorporated into the program.
This MMRP includes mitigation measures outlined in the Final EIR.
4.2 Mitigation Monitoring and Responsibilities
As the Lead Agency, the City of Santee (City) is responsible for ensuring full compliance with the mitigation measures adopted for the project. The City will monitor and report on all mitigation activities.
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Table 4-1
Mitigation Monitoring and Reporting Program
Potential Significant Impact Mitigation Measures Timeframe of Mitigation Monitoring,
Enforcement,
and Reporting
Responsibility
Aesthetics
Scenic Vistas CUL-5:
Avoidance is the preferred measure
to mitigate adverse effects to the
Edgemoor Polo Barn. Future plans
must design around the Polo Barn
consistent with the TCSP “Historic
Site Adjacency” Objective Design
Standard. If avoidance is not
possible, the preferred alternative is
to preserve the Polo Barn by moving
it to another location in accordance
with mitigation measures previously
published by Bull and Price, as
referenced in the Cultural Resources
Report (HELIX 2024b; Appendix D).
Prior to the issuance of any permit
for future development on Site 20A.
City of Santee
Visual Character or Quality Refer to CUL-5 above. Refer to CUL-5 above. City of Santee Air Quality
Cumulative Net Increases of
Criteria Pollutants
AQ-1:
Use of electrically powered
landscape equipment. Electric
receptacles/outlets shall be installed
at the exterior of all single-family
units, all multi-family buildings
(including those with affordable
units), and all common area
buildings, so that homeowners and
landscape contractors hired by the
Prior to the issuance of any permit
for a development in the TCSP
area or AEN (excluding the
Housing Element sites).
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Biological Resources homeowners’ association may utilize electrically powered lawnmowers,
leaf blowers, and chainsaws. Project
plans shall include: (1) all necessary
receptacles/outlets; and (2) a note
that states “All landscape
maintenance contracts provided by
the applicable homeowners
association must require that
landscape contractors use
electrically powered lawn mowers,
leaf blowers, and chain saws.” City
staff must verify both requirements
prior to approval of the final plans.
Sensitive Species BIO-1:
Focused surveys for smooth tarplant
will be completed during the
blooming period for this species
(April to September) before clearing
and grubbing for development of
sites 16A, 16B, 20A, and 20B.
Smooth tarplant observed in a
proposed impact area will be flagged
and avoided during construction. If
impacts to smooth tarplant
individuals cannot be avoided,
mitigation will consist of on- or offsite preservation, translocation, and/or restoration within a BRCA,
Prior to clearing and grubbing for
site development in Housing
Element sites 16A, 16B, 20A, and
20B.
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with a preference for species salvage
and transplantation on-site if feasible,
as determined by a qualified biologist
and approved by the City. Seed
material will be sourced from within
25 miles of the project area, but if
seed is not available, due to
seasonality or a poor seeding year,
seed collected from southeastern
San Diego County may be used. If
species are transplanted for
mitigation, these species will be
included in a plant salvage and
translocation plan according to
mitigation measure BIO-2.
BIO-2:
Prior to vegetation clearing for
development of the sites 16A, 16B,
20A, and 20B, if smooth tarplant is
being impacted and translocation is
selected as part of the mitigation
package according to mitigation
measure BIO-1, a plant salvage and
translocation plan shall be prepared
for smooth tarplant impacted by the
project. The plan shall, at a
minimum, evaluate options for plant
salvage and relocation, including
native plant mulching, selective soil
salvaging, and application/relocation
Prior to clearing and grubbing for
site development in Housing
Element sites 16A, 16B, 20A, and
20B.
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of resources within the project area.
Relocation efforts may include seed
collection and/or transplantation to a
suitable receptor site and will be
based on the most reliable methods
of successful relocation. The
program shall contain a
recommendation for method of
salvage and relocation/application
based on the feasibility of
implementation and the likelihood of
success. The program shall include,
at a minimum, an implementation
plan, maintenance and monitoring
program, success criteria, estimated
completion time, and any relevant
contingency measures. The resource
salvage plan shall be prepared by a
qualified biologist and shall be
implemented according to the
Mitigation Monitoring and Reporting
Program for the project, to the
satisfaction of the City.
BIO-3:
To help ensure errant impacts to
sensitive vegetation communities
and jurisdictional waters outside of
the impact footprint are avoided
during construction in the Housing
Element sites, environmental
• Fencing installation prior to
clearing and grubbing for site
development in Housing
Element sites 16A, 16B, 20A,
and 20B.
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exclusionary fencing, where
determined necessary by the
qualified biologist, would be installed
at the edges of the impact limits
before the initiation of grading. All
construction staging shall occur
within the approved limits of
construction. A qualified biologist will
monitor the installation of
environmental fencing wherever it
would abut sensitive vegetation
communities.
The biologist will periodically monitor
the limits of construction operations
to ensure that avoidance areas are
delineated with temporary fencing
and that fencing remains intact.
Unless otherwise determined by the
monitoring biologist, periodically
means once every 14 days after
environmental exclusionary fencing
has been installed at the edges of
the impact limits.
• Monitoring during project
construction in in Housing
Element sites 16A, 16B, 20A,
and 20B.
BIO-4:
Prior to vegetation clearing for
development of the Housing Element
sites a qualified biologist shall
conduct a Worker Environmental
Awareness Program (WEAP) training
Prior to clearing and grubbing for
site development in Housing
Element sites 16A, 16B, 20A, and
20B.
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session for project and construction
personnel prior to the
commencement of work. The training
shall include a description of the
species of concern and their habitats,
the general provisions of the
Endangered Species Acts (FESA
and CESA), the penalties associated
with violating the provisions of the
acts, the general measures that are
being implemented to conserve the
species of concern as they relate to
the project, and the access routes to
and project area boundaries.
BIO-5:
Immediately following completion of
temporary construction activities
within the TCSP area, AEN, and
Housing Element sites, the
contractor shall restore the
temporary impact areas to preconstruction contours and revegetate the areas with native plant material,
as follows: excavated soils and
cleared native plant material shall be
stockpiled within an appropriate
staging area along the edge of the
work corridor to the extent feasible;
excavated soils shall be backfilled
upon completion of construction and
• Initiation of restoration and
revegetation immediately
following completion of
temporary construction
activities in the TCSP area,
AEN, or Housing Element sites.
• Maintenance and monitoring of
the revegetation shall be
provided for a period up to 25
months.
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recontoured to pre-existing
conditions; cleared native plant
material shall be distributed over the
temporarily disturbed areas; native
seed application and installation of
native container plants. Plant and
seed material will be sourced from
within 25 miles of the project area,
but if plant and seed material is not
available, due to seasonality or a
poor seeding year, seed collected
from southeastern San Diego County
may be used.
Maintenance and monitoring of the
revegetation shall be provided for a
period up to 25 months or for a
period sufficient to establish native
plant material and to provide
vegetative cover that prevents soil
erosion. Appropriate landscaping will
be selected based on the vegetation
communities within the portion of the
study area adjacent to the project. In
areas supporting native (or disturbed
native) vegetation communities,
revegetation of temporarily impacted
areas will be with appropriate native
plant materials. Only non-invasive
plant species will be included in the
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revegetation plans (species not listed
on the California Invasive Plant
Inventory prepared by the California
Invasive Plant Council ([Cal-IPC]
2024). A qualified landscape
architect and/or qualified biologist
shall review landscape plant palettes
prior to implementation to ensure that
no invasive species are included.
Any planting stock brought onto the
project area shall be inspected to
ensure it is free of pest species that
could invade natural areas, including
but not limited to, Argentine ants
(Linepithema humile) and South
American fire ants (Solenopsis
invicta). Inspections of planting stock
for habitat revegetation shall be by a
qualified biologist. Any planting stock
found to be infested with such pests
shall be quarantined, treated, or
disposed of according to best
management practices (BMPs) by
qualified personnel, in a manner that
precludes invasions into natural
habitats. Temporary irrigation via
irrigation lines and appurtenances (or
alternate method approved by the
City and qualified biologist) shall be
provided by the contractor for a
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period sufficient to establish plant
material and to provide vegetative
cover that prevents soil erosion.
Irrigation shall be performed in a
manner that avoids runoff, seepage,
and overspray onto adjacent
properties, non-irrigated areas, walls,
roadways, waterways, or structures.
BIO-6:
Applications for future development
outside of sites 16A, 16B, 20A, and
20B, where the City has determined
a potential for impacts to sensitive
biological resources, shall be
required to comply with the following
mitigation measure:
a. Prior to issuance of any
construction permit or any earthmoving activities, a site specific general biological resources
survey shall be conducted to
identify the presence of any
sensitive biological resources,
including any sensitive plant or
wildlife species. A biological
resources report shall be
submitted to the City to document
the results of the biological
resources survey. The report
shall include (1) the methods
• Perform site specific survey
prior to the issuance of any
permit for development in the
TCSP area or AEN (excluding
the Housing Element sites).
• Perform described awareness,
management, and monitoring
activities during project
construction in the TCSP area
or AEN (excluding the Housing
Element sites).
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used to determine the presence
of sensitive biological resources;
(2) vegetation mapping of all
vegetation communities and/or
land cover types; (3) the locations
of any sensitive plant or wildlife
species; (4) an evaluation of the
potential for occurrence of any
listed, rare, and narrow endemic
species; and (5) an evaluation of
the significance of any potential
direct or indirect impacts from the
proposed project. If suitable
habitat for sensitive species is
identified based on the general
biological survey, then focused
presence/absence surveys shall
be conducted in accordance with
applicable resource agency
survey protocols and
incorporated into the biological
resources report. If potentially
significant impacts to sensitive
vegetation communities and
biological resources are
identified, project-level grading
and site plans shall incorporate
project design features to avoid
or minimize direct impacts on
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sensitive biological resources to
the extent feasible, and the report
shall also recommend
appropriate mitigation to reduce
the impacts to below a level of
significance, where feasible.
Mitigation measures shall be
consistent with the standards
contained in the Santee Subarea
Plan, and projects shall be
required to obtain all necessary
permits to ensure compliance
with applicable federal, state, and
local regulations, such as the
federal and state Endangered
Species Acts. Mitigation ratios for
sensitive vegetation community
impacts are:
• Wetland habitats – 3:1 ratio
• Diegan coastal sage scrub –
2:1 ratio
• Non-native grassland – 0.5:1
ratio
Mitigation ratios shall be doubled
for sensitive vegetation
community impacts within the
Preserve and Open Space
System designated by the Santee
Subarea Plan, once adopted.
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b. Environmentally Sensitive Areas
shall be identified in the biological
resources report and avoided to
the maximum extent practicable.
In areas near or adjacent to
Environmentally Sensitive Areas
(i.e., natural habitats and
vegetation, wetlands, wildlife
areas, wildlife corridors), the
biological resources report will
consider the following measures:
Avoidance of Environmentally
Sensitive Areas. In areas near or
adjacent to Environmentally
Sensitive Areas, construction
limits shall be clearly demarcated
using highly visible barriers (such
as silt fencing), which shall be
installed under the supervision of
a qualified biologist prior to the
commencement of work.
Construction personnel shall
strictly limit their activities,
vehicles, equipment, and
construction materials to the
project footprint, including
designated staging areas, and
routes of travel. The construction
areas shall be limited to the
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minimal area necessary to
complete the proposed project.
The fencing shall remain in place
until the completion of all
construction activities and shall
be promptly removed when
construction is complete.
Biological Monitoring. A qualified
biological monitor shall conduct
construction monitoring of all
work conducted within/adjacent to
environmentally sensitive areas
during all vegetation removal and
ground-disturbing activities such
as staging and grading, for the
duration of the proposed project
to ensure that practicable
measures are being employed to
avoid incidental disturbance of
habitat outside the project
footprints and to survey for
sensitive wildlife species. When
vegetation removal and grounddisturbing activities are not occurring, as needed monitoring
at the project areas shall occur.
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Worker Environmental
Awareness Program. In areas
near or adjacent to
Environmentally Sensitive Areas,
a qualified biologist shall conduct
a WEAP training session for
project and construction
personnel prior to the
commencement of work. The
training shall include a description
of the species of concern and
their habitats, the general
provisions of the Endangered
Species Acts (FESA and CESA),
the penalties associated with
violating the provisions of the
acts, the general measures that
are being implemented to
conserve the species of concern
as they relate to the project, and
the access routes to and project
area boundaries.
Best Management Practices.
During future project construction
activities, the following BMPs
shall be implemented:
• All equipment maintenance,
staging, and dispensing of
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fuel, oil, or any other such
activities shall occur in
developed or designated nonsensitive upland habitat
areas. The designated upland
areas shall be located to
prevent runoff from any spills
from entering Waters of the
US.
• A construction Storm Water
Pollution Prevention Plan
(SWPPP) and a soil erosion
and sedimentation plan shall
be developed (where
requirements are met) to
minimize erosion and identify
specific pollution prevention
measures that shall eliminate
or control potential point and
nonpoint pollution sources
onsite during and following
the project construction
phase. The SWPPP shall
identify specific BMPs during
project construction to prevent
any water quality standard
exceedances. In addition, the
SWPPP shall contain
provisions for changes to the
plan such as alternative
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mechanisms, if necessary,
during project design and/or
construction to achieve the
stated goals and performance
standards.
• Trash shall be stored in
closed containers so that it is
not readily accessible to
scavengers and shall be
removed from the
construction site on a daily
basis.
• Water quality shall be visually
monitored by the biological
monitor to ensure that no
substantial increases in
turbidity occur during
construction. All relevant
natural resource permits and
authorizations shall be
obtained from appropriate
agencies (i.e., USACE,
RWQCB, and CDFW) prior to
the initiation of construction
activities. Permit conditions
contained within the permits
and authorizations shall be
employed throughout the
duration of the project.
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• Hydrologic connectivity shall
be maintained within
drainages during the duration
of construction. Brush, debris
material, mud, silt, or other
pollutants from construction
activities shall not be placed
within drainages and shall not
be allowed to enter a flowing
stream.
• Dust control measures shall
be implemented by the
contractor to reduce
excessive dust emissions.
Dust control measures shall
be carried out at least two
times per day on all
construction days, or more
during windy or dry periods,
and may include wetting work
areas, the use of soil binders
on dirt roads, and wetting or
covering stockpiles.
• No pets shall be allowed in, or
adjacent to, the project areas.
• Rodenticides, herbicides,
insecticides, or other
chemicals that could
potentially harm wildlife or
native plants shall not be used
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near or within
Environmentally Sensitive
Areas within or near the
roadway segments.
• Construction equipment shall
be cleaned of mud or other
debris that may contain
invasive plants and/or seeds
and inspected to reduce the
potential of spreading noxious
weeds before mobilizing to
the site and before leaving the
site during construction.
• The cleaning of equipment will
occur at least 300 feet from
Environmentally Sensitive
Area fencing.
• Use of Native Plants. All
project-related planting and
landscaping shall not use plants
listed on California Invasive Plant
Council. Locally native plants shall
be used near open space and native
areas to the greatest extent feasible.
•
BIO-7:
Grubbing or clearing of vegetation
within the TCSP area, AEN, or
Housing Element sites during the
general avian breeding season
(February 1 to September 15), least
• Perform pre-construction
surveys no more than 3 days
prior to clearing and grubbing
for site development in the
TCSP area, AEN, or Housing
Element sites.
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Bell’s vireo breeding season (March
15 to September 15), coastal
California gnatcatcher breeding
season (March 1 to August 15), or
raptor breeding season (January 15
to July 15) shall be avoided to the
extent feasible. If grubbing, clearing,
or grading would occur during the
breeding season, a pre-construction
survey shall be conducted by a
qualified biologist no more than three
days prior to the commencement of
activities to determine if active bird
nests are present in the affected
areas. If there are no nesting birds
(includes nest building or other
breeding/nesting behavior) within
300 feet of the survey area (500 feet
for raptors), clearing, grubbing, and
grading shall be allowed to proceed
in that area. Furthermore, if clearing,
grubbing, or grading activities are to
resume in an area where they have
not occurred for a period of seven or
more days during the breeding
season, an updated survey for avian
nesting will be conducted by a
qualified biologist within three days
prior to the commencement of
clearing, grubbing, or grading
• Implement avoidance
measures during project
construction in the TCSP area,
AEN, or Housing Element sites.
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activities in that area. If active nests
or nesting birds are observed within
300 feet of the survey area (500 feet
for raptors), the biologist shall flag a
buffer around the active nests, and
clearing, grubbing, or grading
activities shall not occur within 300
feet of active nests (500 feet for
raptors) until nesting behavior has
ceased, nests have failed, or young
have fledged as determined by a
qualified biologist. If the qualified
biologist determines that the species
will not be impacted with a reduced
buffer (i.e., less than 300 feet for
general avian species and 500 feet
for raptors), potentially with the
implementation of avoidance
measures to reduce noise, as
necessary, and/or the qualified
biologist monitors the active nest
during clearing, grubbing, or grading
to ensure no impacts to the species
occur, these activities may occur
outside the reduced buffer during the
breeding season, as long as the
species is not impacted.
BIO-8:
If heavy equipment would be in
operation during construction within
• Perform pre-construction
survey prior to clearing and
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the TCSP area, AEN, or Housing
Element sites during the breeding
season for least Bell’s vireo (March
15 to September 15), coastal
California gnatcatcher (March 1 to
August 15), or raptors (January 15 to
July 15), pre-construction survey(s)
shall be conducted by a qualified
biologist, as appropriate, to
determine whether these species
occur within the areas potentially
impacted by noise. If preconstruction surveys determine that active nests belonging to these
species are absent from the potential
noise impact area (within 300 feet for
vireo or gnatcatcher, 500 feet for
raptors, or as otherwise determined
by a qualified biologist), clearing,
grubbing, and grading shall be
allowed to proceed. If preconstruction surveys determine the presence of active nests belonging to
these species, then clearing,
grubbing, and grading within 300 feet
of the nest location(s) for vireo or
gnatcatcher and 500 feet for raptors,
shall: (1) be postponed until a
permitted biologist determines the
nest is no longer active; (2) be
grubbing for site development
in the TCSP area, AEN, or
Housing Element sites.
• Implement avoidance
measures during project
construction in the TCSP area,
AEN, or Housing Element sites.
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allowed to continue if nest monitoring
by a qualified biologist determines
that noise levels are not adversely
affecting the nesting birds, or (3) not
occur until a temporary noise barrier
or berm is constructed at the edge of
the clearing, grubbing, or grading
footprint an d/or around the piece of
equipment to ensure that noise levels
are reduced to below 60 dBA hourly
average or to the maximum hourly
average ambient noise level if it
already exceeds 60 dBA at the nest
location. Decibel output for Item (3)
will be confirmed by a qualified noise
specialist and intermittent monitoring
by a qualified biologist will be
required to ensure that conditions
have not changed.
BIO-9:
If periodic noise (such as events) or
continuous noise (such as
mechanical equipment) generated by
standard operation of land uses
within the TCSP, AEN, or Housing
Element sites 16A, 16B, 20A, and
20B will produce noise levels that will
adversely affect nesting birds during
the breeding season for least Bell’s
vireo (March 15 to September 15),
• During design for site
development in the TCSP area,
AEN, or Housing Element sites.
• Maintain sound levels during
operation in the TCSP area,
AEN, or Housing Element sites.
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coastal California gnatcatcher (March
1 to August 15), or raptors (January
15 to July 15), activities nearby to
suitable special-status species
habitat on preserved land will be
designed and implemented to
minimize noise impacts to preserves
and wildlife. Operational activities
shall be allowed to continue if a noise
barrier or berm is constructed at the
edge of the suitable special-status
species habitat to ensure that noise
levels are reduced to below 60 dBA
hourly average or the maximum
hourly average ambient noise level if
it already exceeds 60 dBA at the
edge of suitable habitat during the
breeding season.
BIO-10:
A focused pre-construction survey for
special status animal species will be
completed by a qualified biologist
prior to clearing and grubbing within
the TCSP area, AEN, or sites 16A,
16B, 20A, and 20B. Aside from birds,
which are covered by other mitigation
measures, this survey will focus on
the special status animal species
identified as having high potential to
occur on-site: western spadefoot
• Perform pre-construction
survey prior to clearing and
grubbing for site development
in the TCSP area, AEN, or
Housing Element sites.
• Implement avoidance
measures during project
construction in the TCSP area,
AEN, or Housing Element sites.
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toad, San Diegan legless lizard,
California glossy snake, Belding’s
orange-throated whiptail, San Diegan
tiger whiptail, red diamond
rattlesnake, Blainville’s horned lizard,
and two-striped garter snake.
Occupied special status species
habitat observed in the proposed
impact area will be flagged and
avoided during construction until the
qualified biologist determines that
special status species are no longer
using the habitat.
Sensitive Vegetation Communities Refer to BIO-3 through BIO-6 above. Refer to BIO-3 through BIO-6 above.
City of Santee
BIO-11:
Applications where the City has
determined a potential for impacts to
jurisdictional waters and wetlands
shall be required to comply with the
following permitting and mitigation
framework.
Before the issuance of any
construction permit or any earthmoving activities, a site specific general biological resources survey
(BIO-6) shall be conducted to identify
the presence of any sensitive
biological resources, including any
• Perform wetland delineation
prior to the issuance of any
permit for development in the
TCSP area, AEN, or Housing
Element sites.
• Implement avoidance
measures during project
construction in the TCSP area,
AEN, or Housing Element sites.
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wetlands. Should any potential
jurisdictional waters or wetlands be
identified on-site during the general
biological resources survey, then a
jurisdictional wetlands delineation
shall be conducted following the
methods outlined in the USACE’s
1987 Wetlands Delineation Manual
and the Regional Supplement to the
Corps of Engineers Delineation
Manual for the Arid West Region or
most current USACE guidance. The
limits of any riparian habitats on-site
under the sole jurisdiction of CDFW
shall also be delineated, as well as
any special aquatic sites that may
not meet federal jurisdictional criteria
but are regulated by the RWQCB.
Avoidance measures based on
project-level grading and site plans
shall be incorporated into the project
design to minimize direct impacts to
jurisdictional waters consistent with
federal, state, and City guidelines.
Unavoidable impacts to wetlands
shall be minimized to the maximum
extent practicable and would be
subject to alternatives and mitigation
analyses consistent with the
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USACE’s and RWQCB’s permit
processes. Unavoidable impacts
would require the project to submit
permit applications to the USACE
under CWA Section 404, the
RWQCB under CWA Section 401
and/or the State Porter-Cologne
Water Quality Control Act, and/or the
CDFW under CFG Code Sections
1600 et seq., depending on the
jurisdictional resources impacted.
The permits issued for the project will
set the mitigation requirements,
which typically require the in-kind
creation of new wetland of the same
type lost, at a ratio determined by the
applicable regulatory agencies that
would prevent any net loss of
wetland functions and values. (See
mitigation measure BIO-12 for the
proposed mitigation package for the
Riverview Parkway Project.) Wetland
creation on-site or within the same
wetland system should be given
preference over replacement off-site
or within a different system. The City
shall also control use and
development in surrounding areas of
influence to wetlands with the
application of buffer zones as may be
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required for wetlands pursuant to
federal and/or state permits in
accordance to the Land Use
Adjacency Guidelines, conservation
measures and wetland protection
standards in the Draft Subarea Plan
Chapter 5. Use and development
within buffer areas shall be limited to
minor passive recreational uses,
such as trails, with fencing,
desiltation, or erosion control
facilities, or other improvements
deemed necessary to protect the
habitat, to be located in the upper
(upland) half of the buffer when
feasible. All wetlands and buffers
shall be permanently conserved or
protected through the application of
an open space easement or other
suitable device.
BIO-12:
Site 16A would result in impacts to
0.37 acre of wetland and nonwetland waters of the U.S., 0.37 acre of wetland and non-wetland waters of
the State, and 1.18 acres CDFW
Jurisdictional Habitat. By re-aligning
and widening the Las Colinas
Channel, mitigation will comprise
creation of 0.74 acre waters of the
During project construction in
Housing Element site 16A.
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U.S., 0.74 acre waters of the State,
and 1.24 acres riparian habitat.
Additionally, 0.08 acre of existing
waters of the U.S./State that would
be temporarily affected by
recontouring (will remain within the
widened Las Colinas Channel) will
also be revegetated and maintained.
Wetlands Refer to BIO-3, BIO-4, BIO-6, BIO11, and BIO-12 above.Refer to BIO-3, BIO-4, BIO-6, BIO11, and BIO-12 above.City of Santee Habitat Conservation Planning Refer to BIO-6 and BIO-11 above. Refer to BIO-6 and BIO-11 above. City of Santee Policies and Ordinances
Protecting Biological Resources
Refer to BIO-5 through BIO-8, BIO11, and BIO-12 above.Refer to BIO-5 through BIO-8, BIO11, and BIO-12 above.City of Santee Cultural Resources
Historic Resources CUL-1:
Prior to approval of an individual
project (including the four Housing
Element sites) under the TCSP area
or AEN, a cultural resources survey
shall be conducted for that project. If
cultural resources are identified in
conjunction with the cultural
resources survey, they must be
evaluated to assess their eligibility for
the CRHR and, thus, whether the
project would have an effect on
historic properties (cultural
resources) per CEQA. If significant
effects to historic properties/cultural
resources are identified, appropriate
Prior to the issuance of any permit
for development in the TCSP area,
AEN, or Housing Element sites.
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avoidance or mitigation measures
must be developed as part of the
cultural resources study and
implemented prior to project
development.
CUL-2:
Prior to issuance of grading permits
for any projects (including the
Housing Element sites) within the
TCSP area or AEN: The
applicant/developer shall provide
evidence to the City of Santee that a
qualified professional archaeologist
has been contracted to implement a
Cultural Resources Management
Plan (CRMP), the City must agree to
the selected archaeologist and agree
to the implementation prescribed in
the CRMP. A CRMP shall be
developed in coordination with the
consulting tribe(s) that addresses the
details of all activities and provides
procedures that must be followed to
reduce the impacts to cultural and
historic resources to a level that is
less than significant, as well as
address potential impacts to
undiscovered buried archaeological
resources associated with this
project.
• Prepare CRMP prior to the
issuance of a grading permit for
development in the TCSP area,
AEN, or Housing Element sites.
• Implement training and
monitoring during project
construction in the TCSP area,
AEN, or Housing Element sites.
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For each construction project within
the TCSP, AEN, or Housing Element
sites, the CRMP shall contain, at a
minimum, the following:
Archaeological Monitoring. An
adequate number of qualified
archaeological monitors shall be on
site to ensure all earth-moving
activities are observed in areas being
monitored. This includes all grubbing,
grading, and trenching on-site and
for all off-site improvements.
Inspections will vary based on the
rate of excavation, the materials
excavated, and the presence and
abundance of artifacts and features.
The frequency and location of
inspections will be determined and
directed by the Project Archaeologist.
Cultural Resources Sensitivity
Training. The Project Archaeologist
and a representative designated by
the consulting Tribe(s) shall attend
the pre-grading meeting with the
contractors to provide Cultural
Resources Sensitivity Training for all
construction personnel. Training will
include a brief review of the cultural
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sensitivity of the project and the
surrounding area; the areas to be
avoided during grading activities;
what resources could potentially be
identified during earth-moving
activities; the requirements of the
monitoring program; the protocols
that apply in the event unanticipated
cultural resources are identified,
including who to contact and
appropriate avoidance measures
until the find(s) can be properly
evaluated; and any other appropriate
protocols. This is a mandatory
training, and all construction
personnel must attend prior to
beginning work on the project site.
Unanticipated Resources: If
previously unidentified potentially
significant cultural resources are
discovered, the Archaeological
and/or Tribal Monitor(s) shall have
the authority to divert or temporarily
halt ground disturbance operations in
the area of discovery to allow
evaluation of potentially significant
cultural resources. The Project
Archaeologist, in consultation with
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the Tribal monitor, shall determine
the significance of discovered
prehistoric archaeological resources.
The Project Archaeologist shall
determine the significance of
discovered historic-period
archaeological resources. Further,
before construction activities are
allowed to resume in the affected
area, the artifacts shall be recovered
and features recorded using
professional archaeological methods.
The Project Archaeologist shall
determine the amount of material to
be recovered for an adequate artifact
sample for analysis. Isolates and
clearly non-significant deposits shall
be minimally documented in the field,
and the monitored grading can
proceed.
Artifact Disposition: The
landowner(s) shall relinquish
ownership of all cultural resources
that are unearthed on the project
property during any grounddisturbing activities, including previous investigations and/or Phase
III data recovery. Recovered cultural
artifacts shall be curated with
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accompanying catalog to current
professional repository standards or
be returned to the appropriate Native
American Tribe(s), as agreed upon
by the Principal Investigator, Native
American representative(s), and City
staff.
CUL-3:
Prior to the issuance of grading
permits, the developer/permit
applicant shall enter into an
agreement(s) with the consulting
tribe(s) for a Kumeyaay Native
American Monitor(s).
In conjunction with the
Archaeological monitor(s), the
Kumeyaay Native American
Monitor(s) shall attend the pregrading meeting with the contractors to provide Cultural Resources
Sensitivity Training for all
construction personnel. In addition,
an adequate number of Kumeyaay
Native American Monitor(s) shall be
on-site during all initial grounddisturbing activities and excavation of each portion of the project site,
including clearing, grubbing, tree
removals, grading, and trenching. In
• Enter into agreement prior to
the issuance of a grading
permit for development in the
TCSP area, AEN, or Housing
Element sites.
• Monitor during project
construction in the TCSP area,
AEN, or Housing Element sites.
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conjunction with the archaeological
monitor(s), the Kumeyaay Native
American Monitor(s) shall have the
authority to temporarily divert,
redirect, or halt the ground
disturbance activities to allow
identification, evaluation, and
potential recovery of cultural
resources.
CUL-4:
In the event that potential human
remains are encountered, grounddisturbing activities within 100 feet of the discovery will be halted, and the
requirements of California Health and
Safety Code Section 7050.5 will be
implemented. The archaeological
monitor will immediately notify the
Project Archaeologist, who will notify
the County Medical Examiner’s
(ME’s) Office. A representative of the
ME’s Office will determine whether
the human remains appear to be
Native American in origin. If so, the
ME’s Office will notify the Native
American Heritage Commission
(NAHC) who will designate the Most
Likely Descendant (MLD). The MLD
will make recommendations for the
appropriate treatment of the remains
During project construction in the
TCSP area, AEN, or Housing
Element sites.
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and any associated grave goods.
The County ME’s office will make the
determination of the origin of the
remains within two working days and
will notify the NAHC within 24 hours
of their decision if the human
remains are determined to be Native
American. In the event human
remains or burial items are
discovered, all parties will refrain
from publicly disclosing the reburial
location unless otherwise required by
law.
Refer to CUL-5 above. Refer to CUL-5 above. City of Santee Archaeological Resources Refer to CUL-1 through CUL-4
above.
Refer to CUL-1 through CUL-4
above.
City of Santee
Human Remains Refer to CUL-4 above. Refer to CUL-4 above. City of Santee Geology/Soils
Paleontological Resources and
Unique Geology
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
• Determine sensitivity prior to
the issuance of any permit for
development in the TCSP area,
AEN, or Housing Element sites.
• Monitor and recover during
project construction in the
TCSP area, AEN, or Housing
Element sites.
• Manage, report, and curate
after project construction in the
TCSP area, AEN, or Housing
Element sites.
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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.
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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
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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.
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
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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
• Monitor and recover during
project construction in the
TCSP area, AEN, or Housing
Element sites.
• Manage, report, and curate
after project construction in the
TCSP area, AEN, or Housing
Element sites.
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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)
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exposed, fossils collected, inventory
lists of cataloged fossils, and
significance of recovered fossils.
Greenhouse Gas Emissions
Greenhouse Gas Emissions GHG-1:
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.
Prior to the issuance of any permit
for development in the Housing
Element sites.
City of Santee
GHG-2:
The project shall utilize tree planting
for shade and energy efficiency such
as tree planting in parking lots and
streetscapes.
Prior to the issuance of any permit
for development in the Housing
Element sites.
City of Santee
GHG-3:
The project shall install electric
vehicle chargers for 13 percent of
total parking provided.
Prior to the issuance of any permit
for development in the Housing
Element sites.
City of Santee
GHG-4:
The project shall provide exterior
recycling storage space in
accordance with California Green
Building Standards and the Santee
Municipal Code.
Prior to the issuance of any permit
for development in the Housing
Element sites.
City of Santee
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GHG-5:
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.
Prior to the issuance of any permit
for development in the Housing
Element sites.
City of Santee
Policies, Plans, and Regulations
Intended to Reduce GHG
Emissions
Refer to GHG-1 through GHG-5
above.
Refer to GHG-1 through GHG-5
above.
City of Santee
Hazards and Hazardous
Materials
Use, Transport, Disposal 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
Prior to the issuance of any permit
for development in the TCSP area,
AEN, or Housing Element sites.
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completed in accordance with
American Society of Testing and
Materials Standards. If hazardous
materials are identified requiring
remediation, a Phase II ESA and
remediation effort shall be
conducted in conformance with
federal, state, and local
regulations.
B. If the Phase II ESA identifies the
need for remediation, then the
following shall occur prior to the
issuance of grading permits.
1. The applicant shall retain a
qualified environmental
engineer to develop a soil
and/or groundwater
management plan to address
the notification, monitoring,
sampling, testing, handling,
storage, and disposal of
contaminated media or
substances (soil,
groundwater). The qualified
environmental consultant
shall monitor excavations and
grading activities in
accordance with the plan. The
plans shall be approved by
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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
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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.
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Accidental Release Refer to HAZ-1 above. Refer to HAZ-1 above. City of Santee Emissions Near a School Refer to HAZ-1 above. Refer to HAZ-1 above. City of Santee Noise
Noise Standards NOI-1:
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
Prior to the issuance of any permit
for development in the TCSP area,
AEN, or Housing Element sites.
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equipped with factoryrecommended 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.
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• 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.
• 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
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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.
NOI-2:
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
Prior to the issuance of any permit
for development in the TCSP area,
AEN, or Housing Element sites.
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City shall ensure that appropriate
noise-attenuation features are
installed by the project applicant to
ensure noise levels are reduced.
NOI-3:
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 noisesensitive 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 noiseamplifying 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
Prior to the issuance of any permit
for development or special activity
in the TCSP area and AEN
(excluding the Housing Element
sites).
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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;
• Relocation of noise-generating
equipment or areas where noisegenerating 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.
Groundborne Noise and Vibration NOI-4:
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
Prior to the issuance of any permit
for development in the TCSP area
and AEN (excluding the Housing
Element sites).
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feet of a vibration-sensitive use could
be potentially disruptive to vibrationsensitive 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 vibrationsensitive uses. Measures to reduce noise may include, but are not limited
to, placing vibratory rollers in static
mode within set distances of
vibration-sensitive structures,
prohibiting vibratory construction
operations during specific hours, and
limiting pile driving operations.
Transportation
Vehicle Miles Traveled 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 be
compliant with Mobility Element
Policies 9.1 through 9.5, which
Prior to the issuance of any permit
for development in the TCSP area,
AEN, and Housing Element sites
20A and 20B.
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encourage the use of Transportation
Demand Management (TDM)
strategies, such as ride sharing
programs, flexible work schedule
programs, and incentives for
employees to use transit.
Additionally, alternative
transportation modes, such as
walking, cycling and public transit are
encouraged to reduce peak hour
vehicular trips, save energy, and
improve air quality. Sample TDM
measures that may be applied at the
project-level are provided below:
• Increase mixed-use development
• Increase transit accessibility
• Provide pedestrian network
improvement along project
frontage
• Provide bicycle network
improvement along project
frontage
• Provide bicycle parking and bike
lockers
• Implement subsidized or
discounted transit passes
• Provide rider-sharing programs
• Implement commute trip
reduction marketing
• Implement school pool program
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• 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/defaultsource/ceqa/handbook/capcoaquantifying-greenhouse-gasmitigation-measures.pdf). Mitigation measures should be consistent with
the City’s Active Transportation Plan.
Utilities and Service Systems
Utility Infrastructure See BIO-1 through BIO-6; CUL-1
through CUL-4; GEO-1; HAZ-1; and
NOI-1, NOI-2, and NOI-4 above.
See BIO-1 through BIO-6; CUL-1
through CUL-4; GEO-1; HAZ-1;
and NOI-1, NOI-2, and NOI-4
above.
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