Santee City Council
February 26, 2025

Town Center
Specific Plan
DRAFT
February 2025
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City of Santee | Town Center Specific Plan February 2025 (DRAFT) This page intentionally left blank.

Table of Contents
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February 2025 (DRAFT)

ACKNOWLEDGMENTS

CITY COUNCIL
John W. Minto, Mayor At-Large
Rob McNelis, Vice Mayor
Ronn Hall, District 2 Council Member
Laura Koval, District 3 Council Member
Dustin Trotter, District 4 Council Member

CITY MANAGER
Marlene Best

CITY STAFF
Sandi Sawa, Director of Planning and Building/City Planner Michael Coyne, Principal Planner
Pamela White, Economic Development Manager
Carl Schmitz, Director of Engineering / City Engineer
Steven Miller, Principal Civil Engineer
John Keane, Principal Civil Engineer
Minjie Mei, Principal Traffic Engineer
Jeff Morgan, Senior Traffic Engineer

CONSULTANT TEAM
MW Steele Group
RRM Design Group
Helix Environmental
Intersecting Metrics
McCullough Landscape Architecture
Graphic Solutions
iv
City of Santee | Town Center Specific Plan February 2025 (DRAFT) Chapter 1: Introduction9

1.1 Overview 10

1.2 Specific Plan Area 10

1.3 Specific Plan Organization 12

1.4 Relationship to Other Planning Documents 13

1.5 Specific Plan Goals 14
Chapter 2: Land Use15

2.1 Introduction 16

2.2 Neighborhoods 16

2.3 Land Use Plan 19

2.4 Town Center Vision Concepts 28

2.5 Neighborhood-Specific Key Elements 30

2.6 Objective Design Standards Definitions 48

2.7 Objective Design Standards 50
Chapter 3: Mobility and Beautification65

3.1 Introduction 66

3.2 Major Roadways 66

3.3 Proposed Transportation Network 80

3.4 Transportation and Parking Goals and Policies 86

3.5 Streetscape Beautification 90
Chapter 4: Infrastructure and Public Facilities117

4.1 Introduction 118

4.2 Water 118

4.3 Wastewater 119

4.4 Storm Drainage 121

4.5 Dry Utilities 121

4.6 Community Services 122
Table of Contents
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February 2025 (DRAFT)
Chapter 5: Implementation125

5.1 Introduction 126

5.2 Potential Funding Sources and Financing Mechanisms 126

5.3 Implementation Action Plan 126
Chapter 6: Administration135

6.1 Introduction 136

6.2 Specific Plan Authority and Adoption 136

6.3 Specific Plan Amendments 136

6.4 Specific Plan Administration 138
Chapter 7: Allowable and Permitted Uses141

7.1 Introduction 142

7.2 Residential 142

7.3 Commercial/Office 142

7.4 Mixed Use Overlay 150

7.5 Institutional 153

7.6 Park/Open Space 155

7.7 Site Development Criteria - Unique to the Town Center Specific Plan 157

7.8 Dual Zoning 158

7.9 Development Review Requirement 158

7.10 Housing/Mixed Use Projects 158

7.11 Revisions 158
vi
City of Santee | Town Center Specific Plan February 2025 (DRAFT)

FIGURES
Figure 1-1: Regional Context Map 11
Figure 2-1: Neighborhoods 18
Figure 2-2: Land Use Designations 22
Figure 2-3: Town Center Vision Concepts 29
Figure 2-4: Arts and Entertainment Neighborhood 31
Figure 2-5: Town Center Core - Concept 1 32
Figure 2-6: Town Center Core - Concept 2 33
Figure 2-7: Site 16 Residential Concept 1 35
Figure 2-8: Site 16 Residential Concept 2 36
Figure 2-9: Art Trail - Perspective View (from Main Street to Riverview Parkway) 37 Figure 2-10: Main Street - Perspective View 38
Figure 2-11: Parcel 6 Commercial Concept 1 39
Figure 2-12: Parcel 6 Commercial Concept 2 39
Figure 2-13: Site 20 Residential Concept 41
Figure 2-14: San Diego River Bridge Lookout Concept 42
Figure 2-15: San Diego River Bridge Concept 43
Figure 2-16: Town Center Commercial Neighborhood 44
Figure 2-17: Park Center Residential Neighborhood 45
Figure 2-18: Park Avenue Residential Neighborhood 46
Figure 2-19: Facilities-Based Neighborhood 47
Figure 2-20: Engaging the Street 51
Figure 2-21: Building Articulation and Massing 53
Figure 2-22: Integrated Parking 55
Figure 2-23: Example of Light Fixture Variation 56
Figure 2-24: Pedestrian Oriented Street Edge 57
Figure 2-25: Example of Various Furniture Elements 58
Figure 2-26: Pedestrian Linkages 59
Figure 3-1: Town Center Parkway - Mission Gorge Road to Cuyamaca Street 67 Figure 3-2:  Town Center Parkway - Cuyamaca Street to Parc One 68 Figure 3-3:  Town Center Parkway - Parc One to Riverview Parkway 69 Figure 3-4: Additional Improvements at Town Center Parkway 70 Figure 3-5: Cuyamaca Street - Mission Gorge Road to Town Center Parkway 71 Figure 3-6: Cuyamaca Street - San Diego River Bridge to Town Center Parkway 72 Figure 3-7: Riverview Parkway - Mission Gorge Road to Cottonwood Avenue 73 Figure 3-8: Riverview Parkway - Cottonwood Avenue to Magnolia Avenue 74 Figure 3-9: Riverwalk Drive - Cuyamaca Drive to Park Center Drive 75 Table of Contents
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February 2025 (DRAFT)
Figure 3-10: Cottonwood Avenue - Park Center Drive to Riverview Parkway 76 Figure 3-11: Main Street - Riverview Parkway to Cottonwood Avenue 77 Figure 3-12: Typical Residential Roadway 78
Figure 3-13: Park Center Drive - Mast Boulevard to Magnolia Avenue 79 Figure 3-14: Multi-Use Pathways 81
Figure 3-15: Bicycle Network 83
Figure 3-16: Traffic Circle Riverview Parkway and Town Center Parkway 84 Figure 3-17: Pedestrian/bicycle-activated crosswalk across Cuyamaca Street. 84 Figure 3-18: Roundabout at Town Center Parkway and Parc One 85 Figure 3-19: Transit Network 87
Figure 3-20: Roadway Network 88
Figure 3-21: Parking 89
Figure 3-22: Street Tree Planting 91
Figure 3-23: Park Around Existing Trees - Plan View 94
Figure 3-24: Park Around Existing Trees - Elevation 95
Figure 3-25: Landscape Improvements In Public Spaces 96 Figure 3-26: Pocket Park Concept 97
Figure 3-27: Public Space Along Special Edge Conditions 98 Figure 3-28: Paving Plan 99
Figure 3-29: Standard Paving Treatments 100
Figure 3-30: Sign Location Plan 101
Figure 3-32: Town Center - Family of Signs 103
Figure 3-31: Standard Sign Treatment by Neighborhood 103 Figure 3-33: Standard Sign Treatment - Town Center Commercial Neighborhood 104 Figure 3-34: Standard Sign Treatment - Town Center Residential Neighborhood 105 Figure 3-35: Standard Sign Treatment - Park Boulevard Residential Neighborhood 106 Figure 3-36: Standard Sign Treatment - Arts & Entertainment Neighborhood 107 Figure 3-37: Bridge Treatment - Daytime View 108
Figure 3-38: Bridge Treatment - Nighttime View 109
Figure 3-39: Median Identification Monument - Mission Gorge Road and Cuyamaca Street 110 Figure 3-40: Median Identification Monument - Mission Gorge Road and Riverview Parkway 110 Figure 3-41: Branding Concepts 111
Figure 3-42: Lighting Location Plan 112
Figure 3-43: Main Street 115
Figure 3-44: Edgemoor Drive 115
Figure 4-1: Public Facilities Map 124
viii
City of Santee | Town Center Specific Plan February 2025 (DRAFT) TABLES
Table 2-1: Land Use Designations / Corresponding Zoning* 23 Table 3-1: Town Center Parkway - Mission Gorge Road to Cuyamaca Street 67 Table 3-2: Town Center Parkway - Cuyamaca Street to Parc One 68 Table 3-3: Town Center Parkway - Parc One to Riverview Parkway 69 Table 3-4: Cuyamaca Street - Mission Gorge Road to Town Center Parkway 71 Table 3-5: Cuyamaca Street - San Diego River Bridge to Town Center Parkway 72 Table 3-6: Riverview Parkway - Mission Gorge Road to Cottonwood Avenue 73 Table 3-7: Riverview Parkway - Cottonwood to Magnolia Avenue 74 Table 3-8: Riverwalk Drive - Cuyamaca Street to Park Center Drive 75 Table 3-9: Cottonwood Avenue - Park Center Drive to Riverview Parkway 76 Table 3-10: Main Street - Riverview Parkway to Cottonwood Avenue 77 Table 3-11: Typical Residential Roadway 78
Table 3-12: Park Center Drive - Mast Boulevard to Magnolia Avenue 79 Table 3-13: Missing Sidewalk Facilities 80
Table 3-14: Changes to the Bicycle Network 82
Table 3-15: Street Tree Planting List 92
Table 5-1: Potential Funding Sources/Mechanisms 127
Table 5-2: Implementation Action Plan 131
Table 7-1: Use Regulations Symbols 142
Table 7-2: Residential Zones Applicability 142
Table 7-3: Commercial TCSP Designations and Corresponding Citywide Zones 142 Table 7-4: Commercial Use Regulations Unique to the Specific Plan 143 Table 7-5: Trolley Commercial Use Regulations Unique to the Specific Plan 144 Table 7-6: Entertainment Commercial Use Regulations Unique to the Specific Plan 145 Table 7-7: Office Commercial Use Regulations Unique to the Specific Plan 149 Table 7-8: Affordability Incentive Table * 150
Table 7-9: Mixed Use Overlay Use Regulations Unique to the Specific Plan 151 Table 7-11: Institutional Use Regulations Unique to the Town Center Specific Plan 153 Table 7-10: Institutional Zones Applicability 153
Table 7-13: Park / Open Space Use Regulations Unique to the Specific Plan 155 Table 7-12: Park/Open Space Zones Applicability 155
Table 7-14: Floodway / Open Space Use Regulations Unique to the Town Center Specific Plan 156 Table 7-15: Site Development Criteria - Unique to the Town Center Specific Plan 157 Table 7-16: Dual Zoning - Zones Applicability 158
CHART
Chart 2-1: Land Use Designations 24
1 1.1 Overview

1.2 Specific Plan Area

1.3 Specific Plan Organization

1.4 Relationship to Other Planning Documents

1.5 Specific Plan Goals
Introduction
10 City of Santee | Town Center Specific Plan February 2025 (DRAFT)

1.1 Overview
As a focal area of the City of Santee, the Town
Center, through its Specific Plan, intends to shape
the existing Town Center into a people-oriented
commercial and residential hub, with a mix of uses
and amenities that serve residents and visitors alike.

Its unique location allows development to occur in
areas with connectivity to natural features and manmade amenities.

To continue building a successful central core for the
City of Santee, the Specific Plan aims to connect the
San Diego River with new residential, commercial,
office, and open space uses.

Building upon the original Town Center Specific Plan
adopted by the City Council on October 22, 1986, this
update builds upon the existing goals and objectives
while strengthening the vision through objective
design guidelines and thoughtful development
standards.

1.2 Specific Plan Area
Santee is in the County of San Diego, about 18 miles
east of downtown San Diego. Santee is bordered on
the west and southwest by the City of San Diego,
on the south by the City of El Cajon, on the north by
San Diego County lands and on the east by Lakeside,
an unincorporated community within the County
of San Diego. The Town Center Specific Plan Area
is centrally located within the City of Santee. The
area surrounding Santee contains scenic hills and
ridgelines.

The Town Center Specific Plan area is bounded on
the south by Mission Gorge Road and 3rd Street,
on the east by Magnolia Avenue and Cottonwood
Avenue, and on the north by Mast Boulevard. The
Specific Plan area also includes commercial areas
north of Mission Gorge Road and west of Cuyamaca
Street, located along Town Center Parkway, as well as
commercial areas south of Mission Creek Drive and
north of River Park Drive, west of Cuyamaca Street.

The San Diego River flows through the central portion
of the Specific Plan area. Figure 1-1: Regional Context Map depicts the Town Center Specific Plan area and
shows each property within the boundaries and its
relationship to surrounding areas.

Chapter 1 | Introduction
11 February 2025 (DRAFT)
Figure 1-1: Regional Context Map
City of
San Diego Unincorporated
County of San Diego City of
Santee
City of
El Cajon City of
La Mesa
Specific Plan
Area
12 City of Santee | Town Center Specific Plan February 2025 (DRAFT)

1.3 Specific Plan Organization
The Specific Plan is organized into seven chapters as
follows.

Chapter 1 - Introduction
Provides an introduction to the Specific Plan area,
the document’s organization, context, its relationship
to other planning documents, and introduces the
Specific Plan goals.

Chapter 2 - Land Use
Provides a vision and land use plan for the Specific
Plan area, including an overview of each of the
neighborhoods established by the Specific Plan.

This chapter includes a description for each of the
land use designations, development standards,
and corresponding zoning applicable in the area,
and illustrative site concepts that showcase the
neighborhoods’ allowed uses and standards.

Chapter 3 - Mobility and Beautification
Addresses the proposed transportation network
within the Specific Plan area. This chapter
describes and illustrates the existing and proposed
configuration for major roadways, and details how
the bicycle, pedestrian, and vehicular facilities will be organized within the public right-of-way.

Chapter 4 - Infrastructure and Public
Facilities
Describes existing and proposed infrastructure such
as water, wastewater, recycled water, storm drainage,
and dry utilities, as well as the public services and
associated facilities which support the Specific Plan
area.

Chapter 5 - Implementation
Includes a series of potential funding sources and
financing mechanisms that could support the
implementation of the Specific Plan. This chapter also
identifies future actions and roles by City of Santee
and private developers.

Chapter 6 - Administration
Describes the Town Center Specific Plan authority,
the administrative procedures required for
amendments and/or modifications to the Specific
Plan, and processing requirements.

Chapter 7 - Allowable and Permitted Uses
Includes references to applicable citywide zones
for each land use designation. This chapter details
exceptions, allowances, and/or different permitting
processes, applicable within the Specific Plan area,
and where they differ from citywide zones.

Chapter 1 | Introduction
13 February 2025 (DRAFT)
End of the Copper trolley line at Trolley Square.

Branding elements paired with light fixtures at Trolley Square.

1.4 Relationship to Other Planning
Documents
City of Santee General Plan
The Santee General Plan is the long-term vision
to guide the physical development of the city. The
Santee General Plan designates the Town Center
Specific Plan area in the Land Use Element, to guide
development in this opportunity area. The Town
Center Specific Plan implements the Santee General
Plan within the Specific Plan area by establishing a
vision for the area and providing tailored land use
and development standards applicable to future
development and improvements within the Specific
Plan boundaries.

Sustainable Santee Plan
The Sustainable Santee Plan is the roadmap for
reducing Greenhouse Gas Emissions (GHG) in the
city. The Sustainable Santee Plan calls for the creation of a vibrant Town Center and aims to support
walking, biking, and transit ridership within the
area. The Town Center Specific Plan implements the
Sustainable Santee Plan by providing a vision and
guidance for future development within the Town
Center, as well as proposing a multimodal mobility
network, facilities, and improvements that support
all modes of transportation in the area.

Housing Element
The City of Santee City Council adopted the Housing
Element (2021-2029 Sixth Cycle) on May 11,
2022. The Housing Element (HE) is compliant with
state housing law as determined by Housing and
Community Development (HCD) on December 6,
2022. The Housing Element includes a Sites Inventory
map and table (Figure C-1 and Table C-1 of the HE),
with a series of undeveloped or underutilized parcels
that provide an opportunity for the City of Santee to
meet it’s Regional Housing Needs Allocation housing
capacity goals. Four of the sites included in the Sites Inventory are located within the boundary of the
Town Center Specific Plan.

To comply with state housing law, jurisdictions within
California must update their housing element every
eight (8) years, therefore the Housing Element is
expected to be updated for upcoming cycles to reflect
the local and regional housing needs.

To further advance housing production in Santee,
city staff applied for and were awarded a Housing
Acceleration Program (HAP) grant with San Diego
Association of Governments. The HAP grant provided
funding for project-level analysis of four Housing
Element opportunity sites, identified as 16A, 16B,
20A, and 20B within the Sites Inventory map. The
Town Center Specific Plan includes illustrative site
planning and development concepts for each site.
14 City of Santee | Town Center Specific Plan February 2025 (DRAFT)

1.5 Specific Plan Goals
Based on community input, the following goals were
established to guide the Specific Plan.

Overall Goal
The Town Center shall become Santee’s vibrant focal
area by balancing development with conservation,
enhancing the community’s regional image, and
creating opportunities for people to live, work, and
play.

Open Space
X Allow a unified comprehensive open space
system to be an integral part of the design
concept of Santee Town Center. The river shall
be an open space area for the benefit of the
community.

Parks and Recreation
X Provide and encourage both active and
passive recreational opportunities to
help meet the recreational needs of the
community.

Urban Design
X Establish criteria for architectural designs
and concepts that reinforce the sense of
community identity and support high quality
pedestrian-oriented development. These
criteria should foster uniqueness and cohesive
design enhancing Santee’s character.

Landscape Design
X Use landscape design to enhance the quality
of the environment by prioritizing shade
trees and bringing in a plant palette that
draws inspiration from the San Diego River.

It also works to enhance the resiliency of the
community and contribute to high quality,
safe and sustainable development.

Circulation and Parking
X Provide for the development of a varied, safe,
efficient, and cost-effective transportation
system to adequately support the mobility
needs of the Santee Town Center area.

Residential
X Allow a variety of housing types and sizes with
a mixture of ownership and rental housing.

Commercial/Office Professional
X Create a variety of commercial and office/
professional opportunities to provide goods,
services, and employment opportunities to
the region and establish the Santee Town
Center as an activity center of the community.

Civic/Institutional
X Incorporate community-serving, civic, and
public uses within the Town Center to become
focal points for residents and visitors to enjoy.

X Limit the introduction of new institutional
uses within the Town Center area.

Employment
X Establish employment-supportive uses
as part of new developments to provide
job opportunities for the community and
establish revenue sources within Santee Town
Center. These should include research and
development, and office/ professional uses.
2 2.1 Introduction

2.2 Neighborhoods

2.3 Land Use Plan

2.4 Neighborhood-Specific Key Elements

2.5 Objective Design Standards Definitions

2.6 Objective Design Standards
Land Use
16 City of Santee | Town Center Specific Plan February 2025 (DRAFT)

2.1 Introduction
This chapter provides direction for future
development within the Specific Plan area. By
including a land use plan that sets forth the densities, intensities, and land use regulations applicable to
properties within the Specific Plan area, as well as
standards for improvements within the public rightof-way.

2.2 Neighborhoods
The Specific Plan will help shape the character and
sense of place of the properties within its boundaries
by grouping them into unique neighborhood areas.

This chapter identifies a series of neighborhoods
defined by their location, development patterns, and
potential mix of uses. Each neighborhood includes
a vision statement, and neighborhood-specific
development standards to provide a regulatory
framework for future development.

The Town Center Specific Plan is comprised of five
neighborhoods, shown in Figure 2-1: Neighborhoods,
and listed below:

X Arts and Entertainment Neighborhood
X Town Center Commercial Neighborhood
X Park Center Residential Neighborhood
X Park Avenue Residential Neighborhood
X Facilities-Based Neighborhood
Arts and Entertainment Neighborhood
The City of Santee adopted the Arts and
Entertainment Overlay District in 2019, with the
intent of encouraging the development of an arts
and entertainment area within a significant portion
of the Town Center Specific Plan. Renamed the Arts
and Entertainment Neighborhood and alternatively
identified as Arts and Entertainment District, there
are tailored land use designations that support
uses related to arts and culture, entertainment,
commercial recreation, visitor, and civic uses. The
Arts and Entertainment Neighborhood also aims
to enhance connections to the San Diego River,
strengthen the sense of place creating an attraction
for residents and visitors to gather, and support
public spaces that incorporate streetscape concepts
with features such as riparian inspired landscape
treatments, water elements, shade, lighting, and
wayfinding signs. The Specific Plan aims to create
a central destination within the city, with a strong
emphasis on arts and culture, and connections to the
natural environment.

City Council Workshop - September 13, 2023
“A day
in the
life”
Splash Pad
Proposed outdoor communal space at the Town Center Core.

Chapter 2 | Land Use
17 February 2025 (DRAFT)
Park Avenue Residential Neighborhood
Recognizing the underlying redevelopment potential
of residential properties located in the southeast
portion of the Specific Plan area, along Park Avenue,
east of Cottonwood Avenue, west of Magnolia
Avenue and north of Mission Gorge Road, the
Specific Plan supports new development on these
properties. The properties within this neighborhood
are designated Town Center Residential TC-R-22,
which allows for 22-30 dwelling units per acre.

Existing residential development in this area consists
of single-family residences found on lots that could
accommodate multi-family residential development
should the properties be redeveloped. Characteristics
of this area such as the existing grid street pattern,
Park Avenue’s generous width, and proximity to retail
and services, support the planned density for this
neighborhood.

Facilities-Based Neighborhood
Las Colinas Detention and Reentry Facility (LCDRF)
and the Edgemoor Skilled Nursing Facility are located
within the Specific Plan area. Both facilities serve
regional purposes. Las Colinas Detention and Reentry
Facility is operated by the County of San Diego
Sheriff’s Department. Edgemoor Skilled Nursing
Facility is owned and operated by the County of
San Diego and provides care for individuals having
complex medical needs who require specialized
interventions from highly trained staff. The Specific
Plan recognizes these properties have reached their
development potential and does not envision major
changes in the upcoming years. The Specific Plan
does not support or encourage the adoption or
expansion at such facilities within the Town Center.

Town Center Commercial Neighborhood
The Specific Plan identifies the areas west of
Cuyamaca Street as the Town Center Commercial
Neighborhood. The Town Center Specific Plan Area
contains a number of commercial uses, including a
variety of retail and services options. The commercial
uses found in this neighborhood serve area residents
and attract visitors to come and spend time in
Santee. This neighborhood primarily consists of
shopping areas, with easy access to Mission Gorge
Road and Cuyamaca Street. The Town Center Specific
Plan recognizes the commercial properties within this
area have the potential to expand, while taking into
consideration the parking needs of the established
uses of the area.

Park Center Residential Neighborhood
The Specific Plan includes a series of existing
residential neighborhoods, which provide vitality and
an influx of residents that live, work, and enjoy the
community’s recreation facilities. These established
residential neighborhoods are assumed to maintain
their character, while enhancing pedestrian and
vehicular connections between them and to the rest
of the uses within the Specific Plan area. In addition
to the existing residential neighborhoods, this area
includes vacant parcels located north of the San
Diego River and south of Mast Boulevard, which
are designated to allow for residential uses. This
neighborhood is adjacent to Town Center Community
Park and Park Center Drive is a roadway that runs
along this area. The Specific Plan envisions new
residential development designed with consideration
to the surrounding properties, in terms of access,
connectivity, and relationship to the San Diego River.

Water feature should be located in high visibility areas as in this example.

The Town Center Commercial Neighborhood incorporates
connections to the San Diego River trails.
18 City of Santee | Town Center Specific Plan February 2025 (DRAFT) Town Center Commercial Neighborhood
Arts & Entertainment Neighborhood
Park Center Residential Neighborhood
Facilities-Based Neighborhood
Park Avenue Residential Neighborhood
Figure 2-1:Neighborhoods
Arts &
Entertainment
Neighborhood
Mast Blvd
Residential
Neighborhood
Mast Blvd
Residential
Neighborhood
Park Ave
Residential
Neighborhood
Facilities-Based
Neighborhood
Facilities-Based
Neighborhood
Facilities-Based
Neighborhood
Town Center
Commercial
Neighborhood

TOWN CENTER PKWY

TOWN CENTER PKWY

MISSION GORGE RD

OLIVE LN

MISSION GREEN RD

TAMBERLY LN RIVERVIEW PKWY

RIVERVIEW PKWY

MEADOW WY

COTTONWOOD AV

COTTONWOOD AV
4TH ST
1ST ST
3RD ST

PARK AVE

EDGEMOOR DR

MAGNOLIA AVE

CHUBB LN

WALKER TRAILS DR

PARK CENTER DR

SAN REMO CT

MAGNOLIA PARKS DR

CAMBURY DR

CUYAMACA ST

MISSION CREEK DR

RIVER PARK DR

JENNIFER DR

SAN REMO RD

RIVERWALK DR VERDE VISTA LN

MAST BLVD

PALM GLEN DR
Chapter 2 | Land Use
19 February 2025 (DRAFT)

2.3 Land Use Plan
The Town Center Specific Plan includes Figure 2-2:

Land Use Map, which provide land use designations
applicable to each property within the Specific Plan
area. Each of these land use designations is described
in Table 2.1: Land Use Designations / Corresponding
Zoning.

The Specific Plan identifies land uses as follows:
describing the Specific Plan’s intent for future
development, referencing corresponding citywide
zones as established by the zoning ordinance for each
land use designation, while identifying exceptions,
additional allowances, and/or different permitting
processes where appropriate, as referenced in Table

2.1: Land Use Designations / Corresponding Zoning.

If not specified herein, the performance and
development standards set forth in the Santee
Municipal Code shall apply to properties in the Town
Center Specific Plan area. Where the Specific Plan
is silent on a standard, the Santee Municipal Code
standard will apply.

Residential
The Specific Plan envisions the residential
development of the area will allow for additional
housing opportunities within a central location in
the City of Santee, in proximity to transit, services,
amenities and recreational facilities. The Residential
land use designations allow for densities that support
different housing types for a range of household
incomes. Each density range is defined by the
number of dwelling units per acre (DU/AC) it allows.

Residential TC-R-2 (2 to 6 DU/AC)
The Residential TC-R-2 land use designation is
intended for single-family residential development in
a typical subdivision. All the R-2 development in the
Town Center is built-out.

Residential TC-R-7 (7 to 14 DU/AC)
The Residential TC-R-7 land use designation is
intended for multi-family residential development
which could include detached units (at the lower end
of the density range), and/or attached units (at the
higher end of the density range).

Residential TC-R-14 (14 to 22 DU/AC)
The Residential TC-R-14 land use designation is
intended for multi-family residential development
which could include multi-family detached and
attached units such as duplexes and townhomes (at
the lower end of the density range) and attached
units, in the form of apartment and condominium
buildings (at the higher end of range). This land use
designation allows for smaller front yards and taller
structures, in comparison to TC-R-7.

Residential TC-R-22 (22 to 30 DU/AC)
The Residential TC-R-22 land use designation is
intended for residential development that typically
could include mid-rise apartment and condominium
buildings. This land use designation allows for
reduced private open space and common open
space, taller structures and greater building lot
coverage in comparison to TC-R-14.

Residential TC-R-30 (30 to 36 DU/AC)
The Residential TC-R-30 land use designation is
intended for residential development that typically
could include mid-rise apartment and condominium
development with parking facilities incorporated into
the building design. This land use designation allows
for reduced private open space and common open
space requirements, taller structures in comparison
to TC-R-14, as well as greater building lot coverage in comparison to TC-R-22.

Residential development along Riverwalk Drive is within the TC-R-14 land use designation (14-22 DU/AC).
20 City of Santee | Town Center Specific Plan February 2025 (DRAFT) Commercial
The Commercial land use designation allows for
small-scale, pedestrian-oriented retail, and office
uses, designed to serve the City or the region as a
whole. This land use designation allows for structures
up to 55 feet tall.

Office Commercial
Office Commercial provides for employment and
professional/administrative offices and personal
services rather than commodities, with limited retail
uses. This land use designation allows for structures
up to 55 feet tall.

Trolley Commercial
Trolley Commercial allows a variety of commercial
uses, such as retail stores, hotels, service stations
and offices, that serve residents and workers in the
community and adjacent communities, including
visitors that arrive to Santee via the trolley.

Entertainment Commercial
The Entertainment Commercial land use designation
allows for entertainment uses, such as a movie
theater, as well as accessory uses such as restaurants, food halls, retail and services that enhance the user
experience. This land use designation also allows for
public gathering spaces and/or civic uses.

Floodway / Open Space
The Floodway/Open Space land use designation
allows for controlled development within floodplains
to protect the public health, safety, and welfare
and to minimize hazards due to flooding. This land
use designation limits development recognizing the
adjacency to the San Diego River.

Park / Open Space
The Park / Open Space land use designation allows
for the development and operation of public
parks and facilities to promote active and passive
recreation.

Institutional
The Institutional land use designation provides
for public facilities operated by the County of San
Diego. Institutional land uses within the community
currently consist of the Las Colinas Dentention
Facility and Edgemoor Skilled Nursing Facility.

Mixed Use Overlay
The mixed use overlay applies to a series of
properties within the Town Center Specific Plan area
as indicated in Figure 2-2: Land Use Designations. The
purpose of the mixed use overlay is for residential
development to incorporate ground level commercial
uses.

Commercial uses and water features in Trolley Square.

Chapter 2 | Land Use
21 February 2025 (DRAFT)
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22 City of Santee | Town Center Specific Plan February 2025 (DRAFT) Figure 2-2:Land Use Designations
16 City of Santee | Town Center Specific Plan Update | October 20, 2023 (DRAFT) °

CUYAMACA ST

RIVERVIEW PKWY

OLIVE LN

MISSION GORGE RD

MISSION GREENS RD

TAMBERLY LN

COTTONWOOD AV
1ST ST

EDGEMOOR DR

PARK AV
4TH ST
3RD ST

RIVERVIEW PKWY

CHUBB LN

CLAUDIA AV

RIVERWALK DR

PARK CENTER DR

BRAVERMAN DR MAGNOLIA AV

MAST BLVD

SAN REMO CT

SAN REMO RD

WATERGUM TL

VERDE VISTA LN

PALM GLEN DR

RIVER PARK DR

JENNIFER DR

MAGNOLIA PARKS DR

CAMBURY DR

LUTHERAN WAY

MISSION CREEK DR

WH SI PER NI G W ILLOW D R WH SI PER NI G WILLOW DR

TOWN CENTER PKWY

TOWN CENTER PKWYTOWN CENTER PKWY
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! !
!
! ! ! ! ! ! ! !
!
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! !

MAGNOLIA AVE

ROSIE LN

VERDE VISTA LN

MAST BLVD

CONEJO PL

MAGNOLIA AVE

MISSION GORGE RD

RIVERVIEW PKWY

CUYAMACA ST
undaries
Commercial
Office Commercial
Residential TC-R-30 (30 to 36 DU/AC)
Residential TC-R-22 (22 to 30 DU/AC)
Residential TC-R-14 (14 to 22 DU/AC)
Floodway / Open Space
Park / Open Space
Institutional
Residential TC-R-2 (2 to 6 DU/AC)
Residential TC-R-7 (7 to 14 DU/AC)
Mixed-Use Overlay
Trolley Commercial
Entertainment Commercial
Residential
TC-R-2 Residential
TC-R-14
Institutional Residential
TC-R-14
Park / Open
Space Residential
TC-R-14
Residential
TC-R-7
Floodway /
Open Space
Commercial
Floodway /
Open Space
Institutional
Floodway /
Open Space
Commercial
Office /
Commercial
Commercial
Dual Zoning
Residential TC-R-22
or Office/Commercial
Commercial Residential
TC-R-14
Entertainment
Commercial
Trolley
Commercial
Residential
TC-R-22
Residential
TC-R-30 MU
Residential
TC-R-14 MU
Office /
Commercial
Institutional
Residential
TC-R-22 MU
Residential
TC-R-30
Residential
TC-R-22
Figure 2-2: Land Uses
Dual Zoning °

CUYAMACA ST

RIVERVIEW PKWY

OLIVE LN

MISSION GORGE RD

MISSION GREENS RD

TAMBERLY LN

COTTONWOOD AV
1ST ST

EDGEMOOR DR

PARK AV
4TH ST
3RD ST

RIVERVIEW PKWY

CHUBB LN

CLAUDIA AV

RIVERWALK DR

PARK CENTER DR

BRAVERMAN DR MAGNOLIA AV

MAST BLVD

SAN REMO CT

SAN REMO RD

WATERGUM TL

VERDE VISTA LN

PALM GLEN DR

RIVER PARK DR

JENNIFER DR

MAGNOLIA PARKS DR

CAMBURY DR

LUTHERAN WAY

MISSION CREEK DR

WH SI PER NI G W ILLOW D R WH SI PER NI G WILLOW DR

TOWN CENTER PKWY

TOWN CENTER PKWYTOWN CENTER PKWY
Residential
TC-R-2 Residential
TC-R-14
Institutional Residential
TC-R-14
Park / Open
Space Residential
TC-R-14
Residential
TC-R-7
Floodway /
Open Space
Commercial
Floodway /
Open Space
Institutional
Floodway /
Open Space
Commercial
Office /
Commercial
Commercial
Dual Zoning
Residential TC-R-22
or Office/Commercial
Residential
TC-R-14
Entertainment
Commercial
Trolley
Commercial
Residential
TC-R-22
Residential
TC-R-30 MU
Residential
TC-R-14 MU
Office /
Commercial
Institutional
Residential
TC-R-22 MU
Residential
TC-R-30
Residential
TC-R-22
Chapter 2 | Land Use
23 February 2025 (DRAFT)
Table 2-1:Land Use Designations / Corresponding Zoning* Color shown
on Figure 2-1
Specific Plan Land
Use Designation
Density Range Corresponding
Citywide Zoning
Exceptions and Allowances
to Citywide Zoning
Applicable within TCSP
Residential TC-R-2 2 to 6 DU/AC R-2 Refer to Section 7.2, Table 7-2
Residential TC-R-7 7 to 14 DU/AC R-7 Refer to Section 7.2, Table 7-2
Residential TC-R-14 14 to 22 DU/AC R-14 Refer to Section 7.2, Table 7-2
Residential TC-R-22 22 to 30 DU/AC R-22 Refer to Section 7.2, Table 7-2
Residential TC-R-30 30 to 36 DU/AC R-30 Refer to Section 7.2, Table 7-2
Floodway / Open
Space N/A P/OS Refer to Section 7.5, Table 7-13, Table 7-14 Park / Open Space N/A P/OS Refer to Section 7.5, Table 7-12, Table 7-13
Commercial N/A GC Refer to Section 7.3, Table 7.3.1,
Table 7.4
Office Commercial N/A OP Refer to Section 7.3, Table 7-2, Table 7-7
Trolley Commercial N/A NC Refer to Section 7.3, Table 7-2, Table 7-5
Entertainment
Commercial N/A NC Refer to Section 7.3, Table 7-2, Table 7-6 Institutional N/A OP Refer to Section 7.4, Table 7-10,
Table 7-11
Overlays
Mixed Use Overlay Underlying zone
and MU Overlay
Refer to Section 7.4, Table 7-8,
Table 7-9
Dual Zoning R-22/GC Refer to Section 7.7,
Table 7-15.
°

RIVERVIEW PKWY

MISSION GORGE RD

MISSION GREENS RD

TAMBERLY LN

COTTONWOOD AV
1ST ST

EDGEMOOR DR

PARK AV
4TH ST
3RD ST

TOWN CENTER PKWYTOWN CENTER PKWY
! !
! !
! ! ! ! ! !
! !
! ! ! !
! ! ! ! ! ! ! !
! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! !
!
! ! ! ! ! ! ! !
!
! ! !
! !

MAGNOLIA
AVE

ROSIE LN

MAGNOLIA AVE

MISSION GORGE RD
Commercial
Office Commercial
)
)
)
Institutional
Mixed-Use Overlay
Trolley Commercial
Entertainment Commercial
Entertainment
Commercial
Trolley
Commercial
Residential
TC-R-30 MU
Residential
TC-R-14 MU
Office /
Commercial
Institutional
Residential
TC-R-22 MU
Residential
TC-R-30
Residential
TC-R-22
Dual Zoning
°

RIVERVIEW PKWY

MISSION GORGE RD

MISSION GREENS RD

TAMBERLY LN

COTTONWOOD AV
1ST ST

EDGEMOOR DR

PARK AV
4TH ST
3RD ST

TOWN CENTER PKWYTOWN CENTER PKWY
! !
! !
! ! ! ! ! !
! !
! ! ! !
! ! ! ! ! ! ! !
! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! !
!
! ! ! ! ! ! ! !
!
! ! !
! !

MAGNOLIA
AVE

ROSIE LN

MAGNOLIA AVE

MISSION GORGE RD
Commercial
Office Commercial
)
)
)
Institutional
Mixed-Use Overlay
Trolley Commercial
Entertainment Commercial
Entertainment
Commercial
Trolley
Commercial
Residential
TC-R-30 MU
Residential
TC-R-14 MU
Office /
Commercial
Institutional
Residential
TC-R-22 MU
Residential
TC-R-30
Residential
TC-R-22
Dual Zoning
*The development standards, including, but not limited to, lot coverage, setbacks, height, of the corresponding zone shall apply, unless a different standard is specified herein.
24 City of Santee | Town Center Specific Plan February 2025 (DRAFT) Chart 2-1:Land Use Designations
The Residential TC-R-14 land use designation is intended for multi-family residential development which could include multi-family detached and attached units such as duplexes and townhomes (at the lower end of the density range) and attached units, in the form of apartment and condominium buildings (at the higher end of range). This land use designation allows for smaller front yards and taller structures, in comparison to TC-R-7.

The Residential TC-R-7 land use designation is intended for multi-family residential development which could include detached units (at the lower end of the density range), and/or attached units (at the higher end of the density range).

The Residential TC-R-2 land use designation is intended for single-family residential development in a typical subdivision.

All the R-2 development in the Town Center is built-out.

Residential TC-R-2
Residential TC-R-7
Residential TC-R-14
Chapter 2 | Land Use
25 February 2025 (DRAFT)
The Residential TC-R-22 land use designation is intended for residential development that typically could include mid-rise apartment and condominium buildings. This land use designation allows for reduced private open space and common open space, taller structures and greater building lot coverage in comparison to TC-R-14.

The Residential TC-R-30 land use designation is intended for residential development that typically could include mid-rise apartment and condominium development with parking facilities incorporated into the building design. This land use designation allows for reduced private open space and common open space requirements, taller structures in comparison to TC-R-14, as well as greater building lot coverage in comparison to TC-R-22.

The Floodway/Open Space land use designation allows for controlled development within floodplains to protect the public health, safety, and welfare and to minimize hazards due to flooding. This land use designation limits development recognizing the adjacency to the San Diego River.

Residential TC-R-22
Residential TC-R-30
Floodway / Open Space
26 City of Santee | Town Center Specific Plan February 2025 (DRAFT) The Office Commercial land use provides for employment and professional/administrative offices and personal services rather than commodities, with limited retail uses. This land use designation allows for structures up to 55 feet tall.

The Commercial land use designation allows for small-scale, pedestrian-oriented retail, services and office uses, designed to serve the City or the region as a whole. This land use designation allows for structures up to 55 feet tall.

The Park / Open Space land use designation allows for the development and operation of public parks and facilities to promote active and passive recreation.

Park / Open Space
Commercial
Office Commercial
Chapter 2 | Land Use
27 February 2025 (DRAFT)
The Trolley Commercial land use allows a variety of commercial uses, such as retail stores, hotels, service stations and offices, that serve residents and workers in the community and adjacent communities, including visitors that arrive to Santee via the trolley.

The Entertainment Commercial land use designation allows for entertainment uses, such as a movie theater, as well as accessory uses such as restaurants, food halls, retail and services that enhance the user experience. This land use designation also allows for public gathering spaces and/or civic uses.

The Institutional land use designation provides for public facilities operated by the County of San Diego. Institutional land uses within the community currently consist of the Las Colinas Detention Facility and Edgemoor Skilled Nursing Facility.

Trolley Commercial
Entertainment Commercial
Institutional
28 City of Santee | Town Center Specific Plan February 2025 (DRAFT)

2.4 Town Center Vision Concepts
The vision concepts included in this Specific Plan
are the result of valuable input from the community
and a deep understanding that much of the area is
already developed. Each vision concept focuses on
strengthening connections to the existing community
and enhancing the inherent qualities that are
valuable to the residents of Santee. The concept
of connectivity is achieved through the mobility
network (roads, sidewalks, bike paths) as well as a
riparian landscape palette that pulls the visual energy of the San Diego River deeper into the Specific Plan
area.

As Figure 2-3: Town Center Vision Concepts shows,
a pedestrian bridge crossing the San Diego River
provides a natural connection from the Sportsplex
and residential neighborhoods on the north side of
the river with the commercial, civic and residential
uses on the south side. Further, an extension of
Cottonwood Avenue provides a similar vehicular
connection across the river allowing for more varied
interaction with the natural amenity. An art trail
concept acts as a natural extension of the pedestrian
bridge to the south that further connects Riverview
Parkway at the north to Mission Gorge Road at the
south.

By connecting to Riverview Parkway, an extension of
Edgemoore Drive allows a more integrated use of the
land South of the “Polo Barn” and provides an active
loop within the Specific Plan area that connects the
existing Park Ave Residential neighborhood with the
Arts and Entertainment Neighborhood.

Perhaps most notably, the conceptual development
of the land just north of Trolley Square along Town
Center Parkway and its extension across Riverview
Parkway into a “Main Street” allow for a vibrant
experience and mix of entertainment, commercial,
residential, and civic uses to all take place and create a vibrant core that will not only serve local residents but the local region as well.

As shown, the Specific Plan provides a unifying
concept for the area, as well as standards related
to signs and features of the public realm, which
aim to enhance the area’s character, sense of place,
and strengthen the Town Center area as a regional
destination.

Outdoor public space concept for the Town Center Core.

Chapter 2 | Land Use
29 February 2025 (DRAFT)
Figure 2-3:Town Center Vision Concepts

TOWN CENTER PKWY

TOWN CENTER PKWY

MISSION GORGE RD

OLIVE LN

MISSION GREEN RD

TAMBERLY LN RIVERVIEW PKWY

RIVERVIEW PKWY

MEADOW WY

COTTONWOOD AV

COTTONWOOD AV
4TH ST
1ST ST
3RD ST

PARK AVE

EDGEMOOR DR

MAGNOLIA AVE

CHUBB LN

WALKER TRAILS DR

PARK CENTER DR

SAN REMO CT

MAGNOLIA PARKS DR

CAMBURY DR

CUYAMACA ST

MISSION CREEK DR

RIVER PARK DR

JENNIFER DR

SAN REMO RD

RIVERWALK DR VERDE VISTA LN

MAST BLVD

PALM GLEN DR
30 City of Santee | Town Center Specific Plan February 2025 (DRAFT)

2.5 Neighborhood-Specific Key
Elements
Each Neighborhood (identified in Figure 2-1:

Neighborhoods) is characterized by a defined vision
and a series of key elements to guide development
that will help applicants, reviewers, and decision
makers ensure their streamlined implementation.

These key elements relate to mobility, beautification,
land use, and public infrastructure.

2.5.1 Arts and Entertainment
Neighborhood
Vision
The Arts and Entertainment Neighborhood will be
a prime destination within the City of Santee, with
enhanced connectivity to the San Diego River, and
a strong sense of place. This Neighborhood will
become an attraction for residents and visitors to
gather, with a strong emphasis on arts and culture
with public spaces that incorporate features such
as landscape, water elements, shade, lighting, and
wayfinding signage, and connections to the natural
environment. The following are key elements that
will be necessary for the realization of the vision for the Neighborhood.

X Allow for a mix of uses supporting civic uses,
arts and culture, entertainment, services,
and amenities that serve local residents and
attract regional visitors (refer to Section 2.3:

Land Use Plan).

X Incorporate roadway facilities that provide
multimodal connectivity throughout the
Town Center Arts and Entertainment
Neighborhood, to allow the movement of
people walking, bicycling, and riding transit
in the area (refer to Chapter 3: Mobility and
Beautification).

X Develop a new pedestrian bridge across the
San Diego River to provide a north-south
connection and support events, passive and
active recreation (refer to Section 2.5.1.e: San
Diego River Bridge).
ber 13, 2023
g a
tion
Outdoor public space concept for the Town Center Core.

Amphitheater concept for the Town Center Core.

Concept for the roundabout and water feature at
Main St.

Chapter 2 | Land Use
31 February 2025 (DRAFT)
Figure 2-4:Arts and Entertainment Neighborhood
X Incorporate a new pedestrian bridge on
Cuyamaca Street, at the Cuyamaca Street /
Town Center Parkway intersection (refer to
Chapter 3: Mobility and Beautification).

X Implement the Street Tree Plan and
Landscape Standards applicable within the
Neighborhood per Section 3.5: Streetscape
Beautification.

X Implement the Arts and Entertainment
Neighborhood Standard Signage Treatment
(refer to Section 3.5.2: Gateways and Signage
Plan).

X Implement the Housing Element, through
streamlined residential development within
sites 16 and 20 (Sections 2.5.1.b: Site 16 and

2.5.1.d: Site 20).

The Arts and Entertainment Neighborhood includes
four sites that were identified in the City of Santee
Housing Element (2021-2029 Sixth Cycle). The sites
are identified within the Housing Element Sites
Inventory map and table as 16A, 16B, 20A, and 20B.

The Specific Plan provides a vision for the
development of these sites, including objective
design standards to guide their building design and
site planning, illustrative concepts that showcase
these standards, as well as roadway facility guidelines and standards for the new roadways required within
these sites as part of their future development (refer
to Sections 2.5.1.b: Site 16 and 2.5.1.d: Site 20).

P
P
P/T
P
P
P
P
P

MISSION GORGE RD

CUYAMACA ST

RIVERVIEW PKWY

MAGNOLIA AVE

BRAVERMAN DR

RIVERVIEW DR

TOWN CENTER PKWY

CHUBB LN

CAMBURY DR

COTTONWOOD AVE
32 City of Santee | Town Center Specific Plan February 2025 (DRAFT) LEGEND
1) THEATER
2) PERFORMING ARTS
3) PARKING GARAGE
4) COMMUNITY SPACE
5) DANCE STUDIOS
6) RESTAURANTS
7) FOOD HALL
8) LIBRARY
9) PUBLIC ART

INSTALLATION
1 6
9 7
8 2
3 4
5 TOWN CENTER PKWY

RIVERVIEW PKWY
9 Figure 2-5:Town Center Core - Concept 1

2.5.1.a Town Center Core
This Town Center Core site consists of a 6.74-acre
city owned vacant property, a 3.89-acre property
where the San Diego Christian College operates, and
a 10.3-acre property at the intersection of Cuyamaca
Street and Town Center Parkway. The Town Center
Core site is located along Town Center Parkway, north
of Trolley Square Plaza and south of the Parc One
residential development.

The site’s central location within the Specific Plan
area and the Arts and Entertainment Neighborhood,
and its immediate proximity to the terminus of the
San Diego trolley line, provide an opportunity for the
development of an attractive destination for Santee’s
residents and visitors alike.

The Specific Plan designates the area as
Entertainment Commercial (refer to Figure 2-2:

Land Use Designations and Table 2-2: Land Use
Designations, and details the allowable/permitted
uses in Chapter 7.0: Allowable and Permitted Uses
of the Specific Plan). Figures 2-5 and 2-6 illustrate
potential development scenarios for this site with
uses that are allowed.

The following are the main objectives to be
accomplished through the design and development
of the site:

X Incorporate a community space that provides
flexibility for public events, which may include
concerts, live performances, festivals, and art
installations, among others.

Chapter 2 | Land Use
33 February 2025 (DRAFT)
Figure 2-6:Town Center Core - Concept 2
LEGEND
1) THEATER
2) TRANSIT HUB
3) DINING GARDEN
4) DANCE STUDIOS
5) FOOD HALL
6) ENTERTAINMENT

VILLAGE
7) “MAIN ST”
8) PUBLIC ART

INSTALLATION
1 6
8 8
7 2
3 4
5 TOWN CENTER PKWY

RIVERVIEW PKWY
X Develop a movie theater, complemented with
accessory uses such as restaurants, food halls,
retail and services that enhance the user
experience. Development shall incorporate
building design and site planning that meets
the objective design standards (refer to
Sections 2.6: Objective Design Standards
Definitions and 2.7: Objective Design
Standards).

X Incorporate public recreation facilities, such
as open lawn area, a playground, picnic areas,
among others.

X Incorporate facilities that promote arts and
culture, such as a performing arts center, and
dance studios. Concept of pedestrian plaza connecting the Copper line and Town Center Core.
34 City of Santee | Town Center Specific Plan February 2025 (DRAFT)

2.5.1.b Site 16
Site 16 was identified in the City of Santee Housing
Element (2021-2029 Sixth Cycle) within the Housing
Element Sites Inventory map. This site provides
opportunities for additional housing within the Town
Center Specific Plan area, within proximity of the
trolley station, services, and amenities, as well as
recreational facilities. This site allows easy access
to and from Trolley Square Plaza, via Town Center
Parkway and Riverview Parkway.

The Specific Plan allows a residential density of 30 to 36 dwelling units per acre within 11.11 acres on the
northern portion of the site (16A), and a residential
density of 14 to 22 dwelling units per acre within

8.61 acres on the southern portion of the site (16B),
as delineated in Figure 2-2: Land Use Designations
and Table 2-2: Land Use Designations.

Figure 2-7 and Figure 2-8 illustrate potential
development scenarios for the site, which factor in
allowed uses, residential densities, development
standards, ground floor commercial requirements,
common open space amenities, and roadway
dedications.

The following are the main objectives to be
accomplished through the design and development
of the site:

X Provide residential development that
implements the Housing Element by meeting
the density identified for this site within the
allowed density range.

X Incorporate a new roadway, Main Street,
from Park Avenue to Town Center Parkway.

Refer to Section 3.2.11: Main Street for
roadway standards.

X Incorporate non-residential uses on the
ground floor along “Main Street”. Refer to
Figure 2-2: Land Use Designations, Table
2-2: Land Use Designations and Section 7.4:

Mixed Use Overlay for mixed use overlay
applicability.

X Design “Main Street” to allow for closure to
vehicular traffic, and allow for public events,
such as farmers’ markets, art installations and
music performances.

X Incorporate an “art trail” along the channel
that will connect from Mission Gorge Road
to the San Diego River to the north. The “art
trail” will include locations for sculpture and
art installations.

X Provide a buffered transition along the
eastern boundary of the site, to address its
adjacency with the Las Colinas Detention
Center (refer to Section 2.7: Objective Design
Standards, Special Edge Conditions).

X Incorporate building design and site planning
that meets the objective design standards
(refer to Sections 2.6: Objective Design
Standards Definitions and 2.7: Objective
Design Standards).

Concept for Farmers Market on Main Street.

Concept for art trail.
13, 2023
ay
e
ber 13, 2023
g a
tion
Chapter 2 | Land Use
35 February 2025 (DRAFT)
LEGEND
1) LIBRARY
2) “MAIN ST.”
3) ART TRAIL
4) SHADED PATHS
5) SEATING AREA
6) PLAY AREA
7) ON-STREET

PARKING
1 5
2 3
6 7
4 TOWN CENTER PKWY

RIVERVIEW PKWY

RIVERVIEW PKWY
Figure 2-7:Site 16 Residential Concept 1
36 City of Santee | Town Center Specific Plan February 2025 (DRAFT) Figure 2-8:Site 16 Residential Concept 2
LEGEND
1) “MAIN ST.”
2) ART TRAIL
3) SHADED PATHS
4) SEATING AREA
5) PLAY AREA
6) ON-STREET

PARKING
1 5
6 2
3 4

TOWN CENTER PKWY

RIVERVIEW PKWY

RIVERVIEW PKWY
Chapter 2 | Land Use
37 February 2025 (DRAFT)
Figure 2-9:Art Trail - Perspective View (from Main Street to Riverview Parkway) 38 City of Santee | Town Center Specific Plan February 2025 (DRAFT) Figure 2-10:Main Street - Perspective View
Chapter 2 | Land Use
39 February 2025 (DRAFT)
LEGEND
1) HOTEL
2) RESTAURANT
3) SPLASH PAD
4) ART TRAIL
5) PARKING GARAGE
6) OUTDOOR DINING
7) PUBLIC ART

INSTALLATION
8) FIRE STATION
1 6
2 2
3 4
5 7
8 MISSION GORGE RD

COTTONWOOD AVE PARK AVE
LEGEND
1) THEATER
2) DANCE STUDIO
3) PERFORMING ARTS
4) SPLASH PAD
5) ART TRAIL
6) PARKING GARAGE
7) PERFORMANCE
PLAZA
8) PUBLIC ART

INSTALLATION
9) FIRE STATION
1 6
7 8
9 2
3 4
5 MISSION GORGE RD

COTTONWOOD AVE PARK AVE
Figure 2-11:Parcel 6 Commercial Concept 1
Figure 2-12:Parcel 6 Commercial Concept 2

2.5.1.c Parcel 6 Commercial Site
This site, located along Mission Gorge Road,
and designated as Commercial, provides
opportunities for retail services and commodities
that can serve as nearby residential amenities.

Two potential development scenarios are shown
here:

Concept 1
Showcased as Figure 2-12, this conceptual plan
illustrates the potential uses on the site with an
emphasis on incorporating a theater, performing
arts and dance studios. This concept also includes
a plaza as a unifying element of the commercial
uses.

Concept 2
Showcased as Figure 2-13, this conceptual plan
illustrates the potential uses on the site with an
emphasis on incorporating a hotel, restaurant,
outdoor dining, and a parking garage.

The following are the main objectives to
be accomplished through the design and
development of the site:

X Provide a mix of uses that promotes
ground floor activity along the new
“Main Street” and will consist of the
extension of Park Avenue across the site
connecting to Town Center Parkway. Refer
to Section 3.2.11: Main Street for roadway
standards.

X Incorporate building design and site
planning that meets the objective design
standards (refer to Sections 2.6: Objective
Design Standards Definitions and 2.7:

Objective Design Standards).

Fire Station 4
Redevelopment of Fire Station No. 4, which is
anticipated as part of this Specific Plan, shall
incorporate at least one public artwork and
include artistic elements, such as a mural, along
the sides visible from Main Street.

LEGEND
1) THEATER
2) DANCE STUDIO
3) PERFORMING ARTS
4) SPLASH PAD
5) ART TRAIL
6) PARKING GARAGE
7) PERFORMANCE
PLAZA
8) PUBLIC ART

INSTALLATION
9) FIRE STATION
4 5
LEGEND
1) HOTEL
2) RESTAURANT
3) SPLASH PAD
4) ART TRAIL
5) PARKING GARAGE
6) OUTDOOR DINING
7) PUBLIC ART

INSTALLATION
8) FIRE STATION
3 4
40 City of Santee | Town Center Specific Plan February 2025 (DRAFT)

2.5.1.d Site 20
This site is located on the eastern boundary of the
Specific Plan area. Site 20 benefits from easy access
to and from State Route 52, off Magnolia Avenue,
and to and from Mission Gorge Road, via Edgemoor
Drive.

Site 20 is adjacent, on its southern boundary, to
the area identified by the Specific Plan as the Park
Avenue Residential Neighborhood, which includes
residential properties along Park Avenue bound by
Third Street to the south, Cottonwood Avenue to the
west, and First Street to the east.

The Specific Plan allows a residential density of 22 to 30 dwelling units within 7.75 acres on the northern
portion of the site (20A), and a residential density of 30 to 36 dwelling units per acre within 10 acres on
the southern portion of the site (20B), as delineated
in Figure 2-2: Land Use Designations and Table 2-2:

Land Use Designations. Figure 2-14 illustrates a
potential development scenario for the site.

An iconic structure, Edgemoor Barn, recognized as
one of Santee’s oldest buildings, and its surrounding
property, is located north of Site 20. Edgemoor Barn,
colloquially known as the Polo Barn, is listed in the
National Register of Historic Places by the United
States Department of the Interior.

The following are the main objectives to be
accomplished through the design and development
of the site:

X Provide residential development that
implements the Housing Element within
the allowable density range, by meeting the
density identified for this site. Refer to Figure
2-2: Land Use Designations and Table 2-2:

Land Use Designations for density limits.

X Incorporate a north-south unifying roadway
across the site, which will consist of an
extension of Edgemoor Drive, and will
connect Park Avenue to Riverview Parkway
across the Edgemoor Barn property. Refer to
Section 3.2.12: Typical Residential Roadway
for roadway standards.

X Allow for non-residential uses on the ground
floor fronting the north-south roadway
(Edgemoor Drive extension). Refer to Figure
2-2: Land Use Designations, Table 2-2: Land
Use Designations and Section 7.4: Mixed Use
Overlay for mixed use overlay applicability.

X Incorporate building design and site planning
that meets the objective design standards
(refer to Sections 2.6: Objective Design
Standards Definitions and 2.7: Objective
Design Standards).

X Provide a buffered transition along the
western boundary of the site, to address its
adjacency with the Las Colinas Detention
Center, refer to Section 2.7: Objective Design
Standards, Special Edge Conditions).

Concept for community space within new residential
development.

Concept for active residential street fronts on
Edgemoor Drive.
ember 13, 2023
day
he
City Council Workshop - September 13, 2023
“A day
in the
life”
Connecting to the Polo Barn
Chapter 2 | Land Use
41 February 2025 (DRAFT)
Figure 2-13:Site 20 Residential Concept
LEGEND
1)POLO BARN
2) PERFORMING ARTS
3) RETAIL VILLAGE
4) LIVE WORK
1 4
2 3

MAGNOLIA AVE

EDGEMOOR DR
42 City of Santee | Town Center Specific Plan February 2025 (DRAFT) 1 2
4 5
3 LEGEND
1) LOOKOUT
2) ART INSTALLATION
3) EDUCATIONAL SIGNAGE
4) ART DESCRIPTION
5) SEATING
Figure 2-14:San Diego River Bridge
Lookout Concept

2.5.1.e San Diego River Bridge
The Town Center Specific Plan is bisected east-west
by the San Diego River. The river represents a major
asset to the City of Santee and to the Specific Plan
area. The river provides recreation opportunities
and a rich environment to observe and enjoy nature,
including wildlife and riparian vegetation.

Major recreation facilities are found north of
the San Diego River, such as the Town Center
Community Park (east and west), the Sportsplex,
and the YMCA and Aquatics Center. The Specific Plan
envisions improving connectivity for all modes of
transportation between uses north and south of the
river.

The Specific Plan designates the area as Floodway
/ Open Space (refer to Figure 2-2: Land Use
Designations and Table 2-2: Land Use Designations,
and details the allowable/permitted uses in Chapter 7
of the Specific Plan). Figures 2-15 and 2-16 illustrate the potential configuration of the San Diego River
Bridge.

The following are the main objectives to be
accomplished through the design and development
of the bridge:

X Develop a bridge that allows multiple modes
of transportation across the San Diego River.

X Incorporate lookouts across the bridge that
provide opportunities for passive recreation,
such as areas for art installations, interpretive
signage, and seating.

X Design the bridge alignment in a manner that
minimizes shades projected onto protected
habitat areas as well as deters uncontrolled
access to them.

X Incorporate lighting features that reduce light
spillover into protected habitat areas while
providing safety for the users of the bridge.

Chapter 2 | Land Use
43 February 2025 (DRAFT)
Figure 2-15:San Diego River Bridge Concept
44 City of Santee | Town Center Specific Plan February 2025 (DRAFT) P

MISSION CREEK DR

CUYAMACA ST

TOWN CENTER PKWY

WH SI P ER NI G W ILLOW D R WH SI PER NI G WILLOW DR

RIVER PARK DR

CARLTON OAKS DR

MISSION GORGE RD
RIVER TRAIL Pl

WILLOWGROVE AVE
Figure 2-16:Town Center Commercial Neighborhood

2.5.2 Town Center Commercial
Neighborhood
Vision
The Town Center Commercial Neighborhood will
continue to serve the City of Santee with a number
of commercial uses, including a variety of retail
and services options within proximity to Mission
Gorge Road and Cuyamaca Street. The Specific Plan
recognizes the potential of this area to accommodate
additional commercial square footage, along with the
implementation of shared parking strategies among
the properties in this Neighborhood. A trail runs
across the northern edge of this neighborhood, and
provides connectivity to the San Diego River from its
commercial uses.

The following are key elements that will be necessary
for the realization of the vision for this Neighborhood.

X Implement the Housing Element, through
residential development within the property
identified as site 15 in the Sites Inventory Map
(south of Walmart).

X Implement the Street Tree Plan and
Landscape Standards applicable within the
Neighborhood per Section 3.5: Streetscape
Beautification.

X Implement the Commercial Neighborhood
Standard Signage Treatment (refer to Section

3.5.2: Gateways and Signage Plan).

Chapter 2 | Land Use
45 February 2025 (DRAFT)

MAGNOLIA AVE

MAST BLVD

COTTONWOOD AVE CHUBB LN

BILTEER DR

MAGNOLIA PARK DR

PALM GLEN DR

BRAVERMAN DR

PARK CENTER RD
Figure 2-17:Park Center Residential Neighborhood

2.5.3 Park Center Residential
Neighborhood
Vision
The Park Center Residential Neighborhood will
continue to support the vitality of the Town Center
Specific Plan area through its residential character,
providing an influx of residents that live, work,
and enjoy the community’s recreation facilities in
the area. The Neighborhood will be improved by
enhancing multimodal connections between existing
and new residential developments and to the rest of
uses within the Specific Plan area.

The following are key elements that will be
necessary for the realization of the vision for this
Neighborhood.

X Implement the Street Tree Plan and
Landscape Standards applicable within the
Neighborhood per Section 3.5: Streetscape
Beautification.

X Incorporate roadway facilities that provide
multimodal connection through this
Neighborhood, including Park Center Drive,
between Mast Boulevard and Magnolia
Avenue, and incorporate on-street public
parking on new residential roadways adjacent
to Town Center Community Park (refer to
Chapter 3: Mobility and Beautification).

X Implement the Residential Neighborhood
Standard Signage Treatment (refer to Section

3.5.2: Gateways and Signage Plan).

X Incorporate building design and site planning
that meets the objective design standards
(refer to Section 2.6: Objective Design
Standards Definitions and 2.7: Objective
Design Standards).
46 City of Santee | Town Center Specific Plan February 2025 (DRAFT)

MAGNOLIA AVE

MISSION GORGE RD

PARK AVE

COTTONWOOD AVE

RAILROAD AVE

CORONADO ST
4TH ST

EDGEMOOR DR

S ROUNDUP CIR
Figure 2-18:Park Avenue Residential Neighborhood

2.5.4 Park Avenue Residential
Neighborhood
Vision
The Park Avenue Residential Neighborhood is
characterized by existing residential development
within large lots. The Neighborhood will benefit
from its existing grid street pattern, Park Avenue’s
generous width, and proximity to retail and services,
which can support the residential densities allowed
in the Specific Plan.

The following are key elements that will be necessary
for the realization of the vision for the Neighborhood.

X Connect Park Avenue to a new roadway, Main
Street, from Park Avenue to Town Center
Parkway refer to Section 3.2.11: Main Street
for roadway standards.

X Incorporate the extension of Edgemoor
Drive, which will connect Park Avenue to
Riverview Parkway through the Edgemoor
Barn property. Refer to Section 3.2.12: Typical
Residential Roadway for roadway standards.

X Implement the Street Tree Plan and
Landscape Standards applicable within this
Neighborhood per Section 3.5: Streetscape
Beautification.

X Implement the Residential Neighborhood
Standard Signage Treatment (refer to Section

3.5.2: Gateways and Signage Plan).

Chapter 2 | Land Use
47 February 2025 (DRAFT)
Figure 2-19:Facilities-Based Neighborhood

2.5.5 Facilities-Based Neighborhood
Vision
The Specific Plan recognizes the properties found within the Facilities-Based Neighborhood, which includes
the Las Colinas Detention and Reentry Facility, the
Edgemoor Skilled Nursing Facility, and the Animal Care
Shelter, have reached their development potential and
does not envision major changes in the upcoming years.

X No development and/or expansions
are provided by this Plan within the
Neighborhood.

MAGNOLIA AVE

RIVERWALK DR

BRAVERMAN DR

PALM GLEN DR

COTTONWOOD AVE

RIVERVIEW PKWY

RIVERVIEW PKWY
48 City of Santee | Town Center Specific Plan February 2025 (DRAFT)

2.6 Objective Design Standards Definitions
This section provides the definition of key terms that are used in the Objective Design Standards that follow.

These standards apply to all future multi-family and residential mixed use development within the Specific Plan boundary. Key terms will be underlined and italicized in the standards and will indicate that there is a definition here associated with it.

X Enhanced Paving/Striping: Stone, brick
pavers, concrete unit pavers, poured-in-place
concrete with stamped pattern or ornamental
insets such as tile, decomposed granite,
mosaic inserts, asphalt art.

X Floor-to-Floor Height: The vertical distance
from the top of the floor finish to the top of
the floor finish on the next floor above or
below.

X Landscape Area: Outdoor areas treated
with grass, shrubs, trees or other vegetative
elements.

X Landscape Peninsula: An extension into the
parking area of the landscape buffer that
separates parking from a sidewalk. This
landscape element shall be the same depth as
the adjacent parking stalls.

X Parking Area: Any surface parking lot, on
street parking, Parking deck or parking
garage.

X “Back-of-House”: Uses such as refuse areas,
blank walls, utility closets, service areas.

X Common Open Space: Areas used for
gathering or recreation such as parks and
plazas.

X Common Outdoor Area: Spaces providing
pedestrian connections, served by pedestrian
pathways and public sidewalks. These are
inclusive of common open space as well as
private outdoor dining spaces adjacent to
pedestrian pathways.

X Cut-off Light Fixtures: Type of outdoor lighting
that has no direct up-light, meaning that it
does not emit any light above the horizontal
plane.

X Diamond Planters: Planting areas of square
shape at 45 degree angle from the parking
stalls alignment. Diamond planters allow for
tree planting in parking lot areas, while their
geometry and placement allows for efficient
use of the parking lots’ area.

Chapter 2 | Land Use
49 February 2025 (DRAFT)
X Paseos: A walkway located with buildings
and landscaping on both sides. Trees are
incorporated in the landscape element to
provide shade. Lighting and street furniture
are also included.

X Pedestrian Connections: A pedestrian
pathway that connects one space to another.

Pedestrian connections are allowed to cross
streets provided that appropriate crosswalk
striping and signs are provided.

X Pedestrian Pathway: Any sidewalk, paseo,
trail, or other feature intended for pedestrian
use as a means of access.

X Plaza: An outdoor public space,
predominately hardscape in nature that
uses one of the following ground treatment
materials: colored concrete, stamped
concrete, pavers, exposed aggregate concrete,
artistic inserts. A plaza must also provide
shade canopies at the perimeter in the form
of trees or trellis fixtures (minimum 1 per
250sf of plaza hardscape).

X Publicly Accessible: Any space not intended
for exclusive use by site tenants/residents.

X Public Realm: Anything adjacent to a public
street, public walkway, trail or other public
venue such as a playground, plaza, or
entertainment space.

X Public Sidewalk: Any sidewalk adjacent to a
public street within the right-of-way.

X Public Street: Any street within the public
right-of-way which is not exclusively used
for accessing residential units, or loading/
unloading areas.

X Shared Landscape Areas: Common areas
used for gathering or recreation, that provide
appropriate seating, shade, light, and trash
receptacle amenities. These areas can either
be hardscape or planted.

X Street Facing: Elements of a facade that are
adjacent and parallel to a public road such as
Riverview Pkwy, Town Center Pkwy, and Park
Avenue.

X Softscapes: A living landscape element
consisting of plants, flowers, trees, shrubs,
grass etc...It can also include treatments
such as loose gravel or sand that are typical
xeriscape applications. Bark, wood chips and
similar treatments are also acceptable.

X Trails: Multi-modal pathways to be used by
pedestrians and cyclists.

X View Corridors: An unobstructed view path
between two points.
50 City of Santee | Town Center Specific Plan February 2025 (DRAFT)

2.7 Objective Design Standards
This section includes objective design standards that describe how new development will support and enhance the desired character, quality, and atmosphere within the Town Center Specific Plan area. These standards apply to all future development within the Specific Plan boundary. At the core of these standards is the desire to create a welcoming pedestrian environment filled with visual interest and shaped by the surrounding architecture and landscape. When there is a conflict between the standards and requirements of this Specific Plan and Title 13 of the Santee Municipal Code, the Specific Plan shall supersede.

A. Engaging the Street
To ensure that buildings appropriately address
unique site conditions and meet the ground in a
meaningful way, buildings shall be designed to meet
the following objective criteria.

1. Main entry to ground floor retail and shared
lobby spaces that serve multiple tenants shall
be street facing and immediately connected
to a sidewalk.

2. Any courtyard, plaza or outdoor dining area
shall be accessible from a public sidewalk.

3. Ensure windows and storefront glazing
allow for clear views of courtyards, plazas or
outdoor dining areas.

4. All ground floor residential units directly
accessible from the outside shall include a
porch or front yard and shall be a minimum 6’
in depth, measured perpendicular to the face
of the building. Fractional calculations shall be
rounded up.
i. Opaque walls are not allowed to
delineate the porch or front yard.
ii. Any fence or other landscape screening
elements shall not exceed 3’ in height.

5. At least 30% of ground floor residential
uses shall be treated with transparent or
translucent glazing measured from floor-tofloor.

6. At Least 75% of ground floor, street facing
mixed use commercial uses measured floor
to floor OR 20% minimum of gross wall area
of stand alone, street facing commercial
uses shall be treated with transparent or
translucent glazing measured from floor to
floor.
i. The sill height of all commercial glazing
shall be no more than 30” above the
adjacent exterior finished floor.
ii. Where it is infeasible to provide
glazing along a wall such as; a parking
garage, trash room, mechanical room,
or electrical room then one (1) of the
following options must be provided.

Chapter 2 | Land Use
51 February 2025 (DRAFT)
Figure 2-20:Engaging the Street
1 2
3 4
3’ landscape buffer with adequate shade
trees between parking stalls and 5’ sidewalk
1 One (1) landscape peninsula shall be provided
per every ten (10) spaces
2 Buildings posi�oned along the street shall orient
front entries to the street
3 Ar�cula�on of building massing through the use of
balconies, changes in plane, or changes in roof line
4 iii. Landscape area with a minimum
dimension of 3’ in depth and a width
equivalent to 70% of the wall. OR a 2’
deep landscape area AND a vertical
trellis system made of either cable wire
or wood, attached to the face of the
building. The trellis shall span the full
height of the ground floor.

7. Where a use other than residential or parking
is located at the ground floor, the minimum
floor-to-floor height shall be 12’.

8. Buildings positioned along a public street shall
orient main front entries to the street. Street
facing residential units shall have covered
front entries with a minimum recess or
projection of 12 square feet in area.

9. Ground floor residential units that are not
adjacent to a public street shall have front
entries oriented to common areas such as
paseos, courtyards, parking areas, and shared
landscape areas.

10. All commercial/office unit entrances shall face
a public street, a parking area, or a plaza.

11. When a building has multiple entries along its
frontage, one (1) of the following transitions
between each separate tenant shall be
provided.
i. Columns
ii. Change in material
iii. Change in plane a minimum of 1’
iv. Vertical trim element

12. “Back-of-house” uses are not allowed to face
a public street.
52 City of Santee | Town Center Specific Plan February 2025 (DRAFT) Walkways within new development will incorporate clear
paths of travel and include landscaped buffers from vehicular traffic.

Active commercial frontages will incorporate human-scale building features.

B. First 30’
To create a human-scale environment and buildings
that are compatible with and enhance the
surrounding area, buildings shall be designed to meet
the following objective criteria.

1. Buildings shall incorporate the following
features.
i. Enhancement of all entrances through
the use of one (1) of the following
elements:
– Awnings
– 3’ change in plane minimum
– Change in material
– Change in color
– 3’ vertical change minimum in the
roof line directly above the entrance
ii. Articulation of building massing through
the use of two (2) of the following
elements:
– Balconies that are a minimum 6’
wide and a minimum of 4’ in depth
(recessed or cantilevered).
– A minimum 15’ wide by 2’ deep
change in plane that extends the full
height of the building.
– 3’ vertical change in the roof line that
extends a minimum width of 15’.
iii. Sconce or recessed can lighting at all
entrances.
iv. At the top of the ground floor, a
minimum 1’ wide horizontal band of a
different plane shall be provided such as
a cornice or lintel.
v. Where vertical changes in building
material or color occur, a minimum 1’
wide horizontal band of a different plane
shall be provided as separation such as a
cornice or lintel.
vi. Where horizontal changes in building
material or color occur, a minimum
1’ change in plane shall occur for the
entirety of that section of material or
color.

Chapter 2 | Land Use
53 February 2025 (DRAFT)
Figure 2-21:Building Articulation and Massing
At least 30% of ground floor residential uses shall be
treated with transparent or translucent glazing.
1 When a building has multiple entries along its frontage, transitions between tenants shall be provided
2 Articulation of all entrances through the use of one:
awnings, color, material, plane
3 Balconies a minimum 6’ wide and a minimum of
4’ in depth (recessed or cantilevered)
4 1
2 3
4 2. Buildings four (4) - stories or more shall
incorporate the additional following features:
i. Floors 4 and above must break up
their massing by providing balconies
or projecting/recessing a minimum of
4’ at typical structural bays along the
elevation.
ii. Buildings taller than four (4)- stories must
limit the footprint of floors 5 and above
to a maximum of 85% of the ground
floor.

C. Integrated Parking
To ensure that parking does not function as a
standalone element, but instead is incorporated into
the pedestrian experience, design shall meet the
following objective criteria:

1. Surface parking shall not be located between
the building frontage and a public sidewalk.

2. Trees shall be planted at a ratio of one (1) tree
to every five (5) parking spaces.

3. Planting area placement. All parking lots shall
incorporate diamond planters of 4 feet by 4 feet
to be provided after 5 parking spaces in a row.

Planters shall incorporate landscape treatments
and a minimum of one shade providing tree.

4. All end parking stalls shall be adjacent to
landscape peninsula. This step-out area shall
not reduce the minimum 5’ inside dimension of
the planter.

5. Sidewalks and other pedestrian walkways
adjacent to parking should have a minimum
width of 5’ and be separated a minimum of
3’ from vehicle areas by tree wells or other
landscape buffers.

6. Enhanced paving or stripping shall be included
where pedestrian crossings occur in parking
areas and street intersections. Unique, artistic
paving shall be provided in the Town Center
Core.

7. Entry driveways shall have a minimum 12’ deep
full width enhanced treatment using patterns
and/or colored pavers, brick, or decorative
colored and scored concrete.
54 City of Santee | Town Center Specific Plan February 2025 (DRAFT) The plaza at Trolley Square incorporates art into the columns to create a sense of place and atmosphere.

8. Best management practices (BMPs) shall be
integrated into the landscape to reduce the
speed and amount of stormwater entering
the MS4 from the parking or loading facility.

9. For projects containing tuck under parking,
parking garage, podium parking, etc. The
following apply:
i. Garage doors serving individual tenants
shall not face a public street(s) but may
be oriented toward an alley or a private
street/driveway that is internal to the
project.
ii. Garage doors cannot face a common
space or play area.
iii. Above ground parking structures shall be
screened, or wrapped with other active
uses (retail, office, residential) along
public streets leaving only the access
points for vehicles visible.
iv. Facades of parking structures/garages
that are not lined with active uses
shall be screened using architectural
and/or landscape solutions that are
integrated into the structures design
(e.g. perforated panels, “green walls”,
vine screens, columnar trees, or art
elements).

10. When applicable, parking structures shall
include photovoltaic treatments.

11. Parking structures shall integrate audible
warning systems when access driveways are
near sidewalks.

12. To avoid ambient lighting on nearby buildings
or open space, parking structures shall screen
night lighting.

Chapter 2 | Land Use
55 February 2025 (DRAFT)
Figure 2-22:Integrated Parking
Garage doors serving individual tenants shall not face a public street(s) but may be oriented towards an alley
1 Where continuous planting areas are adjacent to on-street parking, regular breaks in the planting must be provided 2 Sidewalks and other pedestrian walkways adjacent to parking shall have a minimum width of 5’ and be separated a minimum of 3’ from vehicle areas by tree wells or other landscape buffer 3 1
2 3
D. Pedestrian Linkages
To create an attractive, welcoming, safe, and active
interface between private development and the
public realm, buildings and site design shall meet the
following objective criteria:

1. Street edges shall be defined by tree wells
or other landscape buffers a minimum of 3’
deep. Where continuous planting areas are
adjacent to on-street parking, regular breaks
in the planting area must be provided a
minimum of every 25’ continuous.
i. Street trees shall be planted in aligned
rows centered within planting strips, or
within tree wells within the sidewalk at
the back of the curb.

2. Walkways shall be a minimum 5’ wide flanked
on both sides with landscape.
i. Shade trees shall be provided so that
at maturity a minimum of 75% of the
walkway is shaded.

3. Where T-intersections occur, mid block
crossings must be provided.

4. Chain link fences, wooden fences and
unfinished freestanding or retaining cinder
block walls shall be prohibited.

5. Gated communities are not allowed.
56 City of Santee | Town Center Specific Plan February 2025 (DRAFT)

9. Common spaces accessible to the public shall
include art elements in the form of custom
light fixtures, seating, or shading devices at a
rate of one (1) per 1,000 square feet. These
elements can count toward the overall art
requirement of the development.

Pedestrian Lighting

10. All exterior lighting used for pedestrian
pathways shall be cut-off fixtures and arms
that match adjacent street lighting standards
from the following selection or similar as
approved by the Planning Director:
i. Arm: ANP Lighting Model PA200. Fixture:

ANP Lighting Model LA402
ii. Arm: ANP Lighting Model PA231. Fixture:

ANP Lighting Model LA196
iii. Arm: ANP Lighting Model PA742. Fixture:

ANP Lighting Model LF3344
iv. Market lights or string lights are allowed
along Main Street, Edgemoor Drive,
within plazas, along paseos, and at any
outdoor dining location.

11. Poles for primary light sources shall be
Ameron Contemporary Series 5B7 or similar
as approved by the Planning Director.

12. Secondary Light sources shall be concrete
Ameron Square Louvered Bollards or similar
as approved by the Planning Director.
i. Along trails, secondary lights shall be
concrete Ameron Square Wood Grain
Bollards.

13. Lighting along pedestrian pathways shall
provide a minimum of two (2) lighting
sources.
i. Primary lighting sources shall be spaced
every 75’-90’ and shall be 12’-15’ in
height.
ii. Secondary lighting sources shall be
spaced every 20’-25’ in between primary
lighting sources and shall not be taller
than 44”.

Primary lighting source polePrimary lighting source fixtures Secondary lighting source Figure 2-23:Example of Light Fixture
Variation
Art

6. Developments within the Arts and
Entertainment Neighborhood shall provide
as an amenity a minimum of one (1) art
piece in the public realm, per 10,000 sq. ft. of
developed building area subject to approval
from the City.
i. Art in the public realm may include
but is not limited to; sculpture, murals,
electronic treatments, asphalt art,
landscape, water features, mosaics, and
fabric.

7. Art in the public realm shall be located
directly adjacent to public sidewalks,
pedestrian pathways, and common outdoor
areas.

8. Art in the public realm shall be located at
regular intervals along pedestrian pathways
and trails. Minimum one (1) per block, or
every 200’ (continuous) whichever is lesser.

Chapter 2 | Land Use
57 February 2025 (DRAFT)
iii. Ambient lighting sources shall be
integrated into adjacent railing systems
where applicable.

14. Walkway lighting along street edges shall
provide primary lighting sources every 75’-90’
and shall be 12’-15’ in height.

15. Uplighting is allowed in the following
locations:
i. When used as part of an approved art
installation or sculpture.
ii. In landscape areas to highlight accent
plant material.
iii. As part of signage and flagpoles.

16. Light sources shall have a correlated color
temperature (CCT) of 4000K.

Utilities

17. Wall-mounted utility elements such as vents,
exhausts, wires, conduits, junction boxes,
transformers, ballast, backflow devices,
irrigation controllers, switch and panel boxes,
and utilities such as gas and electrical meters
shall be located at interior corners of building
walls or behind landscape elements and not
visible from a public right-of-way.

18. Where feasible, utility equipment shall be
placed underground. If utility boxes are
required to be above ground, they shall
be screened from view and/or painted or
wrapped artistically.

E. Street Furniture

1. Publicly accessible common areas shall
provide seating and ornamental trash and
recycling bins.
i. Where planter walls are provided,
seating elements shall be integrated into
the planter wall itself.

2. Seating shall be provided at each block within
30’ of an intersection or mid-block crossing.

Figure 2-24:Pedestrian Oriented Street Edge
Where T-Intersec�on occur, mid-block crossings
must be provided
1 Ligh�ng along street edges shall provide primary
ligh�ng sources every 75-90’
2 At least 75% of ground floor commercial shall be
treated with transparent or translucent glazing
3 Street trees shall be planted in aligned rows
centered within plan�ng strips, or within tree wells
4 1 2
3 4
58 City of Santee | Town Center Specific Plan February 2025 (DRAFT) Figure 2-25:Example of Various Furniture Elements
Trash Receptacle
Powder Coat Frame Recycled Plastic Lumber
Seating Top
Concrete Base
iii. Seating must be integrated within
the landscape by being set outside of
designated walking paths, and paired
with artwork and a minimum of one (1)
of the following accessories:
– Trash or recycling bins
– Shading devices
– Shade tree
– Artwork
– Lighting fixture

4. Light fixtures and other street furniture
elements should be made of durable highquality material such as painted fabricated steel, painted cast iron, painted cast
aluminum, and cast concrete.
i. Steel fixtures must be galvanized in order
to protect against rust and weathering.
ii. Paint over the galvanizing (“duplex”
system) is allowed, but must include a
UV-protectant clear coat.
iii. Seating can incorporate wood elements.

5. Bike racks/lockers
i. Bicycle racks shall be made of stainless
steel, cast ductile pipe, or hot-dip
galvanized steel pipe.
ii. Bicycle racks shall be mounted to
concrete surfaces or subsurfaces.
iii. Bicycle racks shall not require lifting of
the bicycle in order to secure.
iv. Bicycle racks shall fall under one of
the following styles: Inverted-U shape,
horseshoe, and loop. Lockers are also
acceptable.
v. Custom-designed art rack styles are
also encouraged, provided they meet
the above functional and material
requirements.

3. Seating shall be provided along pedestrian
pathways and trails at regular intervals not to
exceed 150’.
i. Seating shall be arranged in ways that
either face the trail/pathway or face each
other to accommodate different uses.
ii. Seating shall not be placed to face
towards any parking area.

Chapter 2 | Land Use
59 February 2025 (DRAFT)
1 Locations for sculpture and art installtions shall be provided at regular intervals
3 4
4 The Riverview Art Trail shall meander and maintain a width of 12’
Lighting along trails shall provide primary lighting sources spaced every 15’-20’ and shall not be taller than 44”
Art in the public realm may include but is not limited to; sculpture, murals, electronic treatments, landscape, etc. 2 1
2 3
Figure 2-26:Pedestrian Linkages
Signs

6. When incorporated, light features of any
kind shall remain constant in their color and
intensity.

7. Freestanding signs shall be stationary in all
components.

F. Special Edge Conditions
A major feature of Town Center is the Riverview
Art Trail, connecting Riverview Parkway at the
north to Mission Gorge Road at the south. It is
important that projects directly engage, provide
access, and maximize views to the public amenity. In
addition, any new development or redevelopment
of properties which abut the San Diego River must
adhere to the following requirements:

1. The Riverview Art Trail shall meander and
maintain a width of 12’.

2. Railing along the Riverview Art Trail, or any
other trail along the San Diego River shall be
made of weathering steel and vertically run
aircraft cable.

3. Locations for sculpture and art installations
shall be provided at regular intervals a
maximum of 250’ feet apart along the Trail.

4. View corridors and pedestrian connections
from Riverview Parkway to the Trail shall be
provided at a minimum every 500’.

5. Educational signs describing local ecology and
wildlife shall be placed at regular intervals
along the Trail a maximum of 500’ apart.

6. Wayfinding signs must be located at all trail
connections and entrances.

7. Buildings shall maintain a minimum 10’
setback from the Trail at any given location.

8. Buildings directly adjacent, and taller than
three (3)-stories must step away from the
open space above the 3rd floor a minimum of
10’.
60 City of Santee | Town Center Specific Plan February 2025 (DRAFT) Amenities with direct connection to trail.

9. Courtyards and other communal spaces shall
be provided along the open space and make
direct connections to the trail.

10. Where adjacent, all ground floor nonresidential uses must directly connect to the Riverview Art Trail and any other trails along
the San Diego River.
i. Where applicable, residential units
must be located at the ground floor and
oriented to face the Trail.

11. “Back-of-house” functions are not allowed to
face the Riverview Art Trail.

12. The east side of the Riverview Art Trail shall
be planted with evergreen trees and other
screening vegetation to visually buffer the Las
Colinas Detention Center.
i. At all other locations adjacent to the Las
Colinas Detention Center, trees and other
screening vegetation shall be used as a
visual and security buffer.

G. Open Space and Recreation
To ensure that residents and visitors have access
to usable open space and common facilities that
provide recreational opportunities, promote a
safe environment, and enhance the pedestrian
experience, common area and open space design
shall meet the following objective criteria:

1. Softscapes shall be located in all outdoor
areas that are not specifically used for
parking, driveways, walkways, patios, plazas,
or other recreation amenities listed at the end
of this section.

2. Plants shall be grouped in high and low
maintenance zones to minimize the use of
water and efficiently locate irrigation needs.

3. Common open space shall not be bordered by
streets or parking on more than one (1) side.

4. Hardscape space should not comprise more
than 30% of common outdoor areas.
i. Performance spaces, such as outdoor
amphitheaters, with fixed seating, do not
count towards allowable hardscape area.

5. Courtyards and common outdoor areas
shall be visible from the street, parking
areas, pedestrian pathways, storefronts or
residential uses.

6. Decorative water features, including but not
limited to decorative fountains, reflective
pools, spray/mist fountains shall be integrated
in high-use and visibility areas.
i. Re-circulating water shall be used for all
decorative water features.

Riverview Apartments provide connectivity to trails along the San Diego River.

Chapter 2 | Land Use
61 February 2025 (DRAFT)
Riverview Apartments incorporates residential common
spaces and amenities, including a swimming pool.

7. Pedestrian pathways shall be made of the
following:
i. Stone
ii. Brick pavers
iii. Concrete unit pavers
iv. Stamped concrete
v. Colored concrete
vi. Broom finish concrete
vii. Exposed aggregate concrete
viii. Decomposed granite (DG)

8. The first 50 feet of a pathway near a trailhead
shall include an artistic element such as
stamped animal footprints.

9. Both seasonal and year-round flowering
shrubs and trees should be used along
pedestrian pathways and near common
open space, or as a frame for building/unit
entrances.

10. Multi-family and mixed use residential
projects shall provide both passive and active
recreation amenities. The size for passive
recreation amenities shall at a minimum
be 600 square feet total. The size for active
recreation amenities shall at a minimum be
2,000 square feet total. Required amenity
areas should be combined into a single area,
but may be separated into multiple spaces.
i. Passive recreation amenities include
community gardens, outdoor gathering/
seating area, picnic/barbque area, pet
area/dog park, or courtyard/plaza.
ii. Active recreation amenities include
playground/tot lots, sport court/field,
outdoor fitness area, swimming pool,
exercise structure or complex, clubhouse
w/kitchen, recreation hall.

11. Multi-family developments with more than
15- units shall provide a play area with at least
two (2) structured play modules (e.g. slide
and sand box, or tunnel and climber) and a
picnic table adjacent to the play area. This
required play area can count towards the total
square feet required for active amenities.

H. Bird Safe Treatment
In recognition of the Specific Plan area being in close proximity to the San Diego River and its associated
habitat, new projects, specifically north of Town
Center Pkwy., west along the Riverview Art Trail, and
the area between Riverview Pkwy, Magnolia Ave.,
and Las Colinas Detention Center, should be sensitive
to the interface and transition between developed
and natural areas. Special design consideration
consistent with this section should be applied to
lighting, landscape, and facade treatments as these
three areas most directly affect birds and their
associated habitat.

1. Glazing treatment or architectural design shall
be used to reduce the amount of untreated
glazing to less than 10% of the building facade
above the ground floor including, but limited
to:
i. Film and art treatment of glass
ii. External screens
iii. Architectural features such as awnings,
overhangs, and louvers that block the
view of glass. When these elements are
used, window treatments that reduce
reflections shall be used in conjunction.
iv. Fritted or frosted glass
62 City of Santee | Town Center Specific Plan February 2025 (DRAFT) v. Ultraviolet glass that reflects UV light
perceptible to birds.
vi. Opaque glazing
vii. Glass that is interrupted by mullions,
grills, louvers, screens, etc. shall follow
the “2x4 Rule”, which describes the
maximum distance between elements in
bird deterring patterning.
viii. Balconies using glass railings must also
comply with this section.
ix. Treatments recommended by a qualified
biologist may be accepted on a case-bycase basis.
x. Landscape shall be designed to keep
birds away from the building façade
through the following standards:
xi. Trees and other vegetation planted
adjacent to a reflective surface shall be
planted no further than 3’ from that
surface.
xii. Building edges shall be clearly defined at
exterior courtyards and recessed areas
with opaque materials or non-reflective
glazing.
xiii. Red and blue lights shall be limited to
what is required for security and safety
warning needs.

I. Historic Site Adjacency

1. Development proposals within Site 20B
shall demonstrate project site planning and
building design that respects and enhances
the Polo Barn historic site, which should
consist of the following:
i. Pedestrian connectivity between
proposed uses and Polo Barn historic
site.
ii. Landscape that enhances the Polo Barn
historic site.

2. Development proposals within site 20B
shall demonstrate how they would adhere
to the Secretary of Interior Standards for
the Treatment of Historic Properties and
standards and guidelines prescribed by the
State Office of Historic Preservation.

J. Aviation Land Use Compatibility

1. Development proposals within sites 16A,16B,
20A and 20B, shall demonstrate that design
features are incorporated into the site plan
to address identified aircraft safety and noise
hazards, consistent with General Plan Safety
Element.

2. Development proposals within Review Area
1 per the Gillespie ALUCP, 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.

View of site 20 from Edgemoor Drive (looking north).

Chapter 2 | Land Use
63 February 2025 (DRAFT)
K. Noise
If operational activities 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), 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) or the measured
existing ambient at the edge of suitable habitat, 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.
a. To provide a noise buffer for sensitive species,
development proposals located along the San
Diego River must be located at least 45 feet
from the edge of the floodway as delineated
by FEMA.
b. Development proposals within sites 20A and
20B, shall prepare a noise technical analysis
by a qualified professional that demonstrates:
i. Noise levels would not exceed the City’s
General Plan Noise Element compatibility
guidelines, or
ii. Noise levels which already exceed the
levels considered compatible for that use
are not increased by 3 dB or more.

L. VMT Reduction
For development projects located outside of a TPA
that both: do not meet other VMT screening criteria
and exceed VMT thresholds established by the City,
the City shall require implementation of applicable
Mobility Element Policies that would support VMT
reductions for individual projects. Specifically, the
City shall require that future projects are compliant
with Mobility Element Policies 9.1 through 9.5,
which encourage the use of Transportation Demand
Management (TDM) strategies, such as ride sharing
programs, flexible work schedule programs, and
incentives for employees to use transit. Additionally,
alternative transportation modes, such as walking,
cycling and public transit are encouraged to reduce
peak hour vehicular trips, save energy, and improve
air quality. Sample TDM measures that may be
applied at the project-level are provided below:
1 Increase mixed use development

2. Increase transit accessibility

3. Provide pedestrian network improvement
along project frontage

4. Provide bicycle network improvement along
project frontage

5. Provide bicycle parking and bike lockers

6. Implement subsidized or discounted transit
passes

7. Provide rider-sharing programs

8. Implement commute trip reduction marketing

9. Implement school pool program

10. Implement bike-sharing or micro mobility
program

11. Provide local shuttle to connect visitors to
different attractions throughout the City
Additional measures can be found in the California
Air Pollution Control Officers Association Quantifying
Greenhouse Gas Mitigation Measures report (http://
www.aqmd.gov/docs/defaultsource/ceqa/handbook/
capcoa-quantifying-greenhouse-gas-mitigationmeasures.pdf). Mitigation measures should be consistent with the City’s Active Transportation Plan.
64 City of Santee | Town Center Specific Plan February 2025 (DRAFT) This page intentionally left blank.
3 3.1 Introduction

3.2 Major Roadways

3.3 Proposed Transportation Network

3.4 Transportation and Parking Goals and Policies

3.5 Streetscape Beautification
Mobility and
Beautification
City of Santee | Town Center Specific Plan
66 City of Santee | Town Center Specific Plan February 2025 (DRAFT)

3.1 Introduction
This chapter provides recommendations and
guidelines for the main thoroughfares that provide
connectivity within the Town Center Specific Plan
area, including Mission Gorge Road, Cuyamaca
Street, Town Center Parkway, Riverview Parkway,
Park Center Drive, Cottonwood Avenue, and Park
Avenue. This section also addresses bicycle facilities, pedestrian facilities, transit services, and on-street
parking improvements.

The Specific Plan envisions minimizing conflicts
between vehicular traffic and bicycle circulation and
provides standards for the establishment of a clearly
defined pedestrian and bicycle circulation system
that provides connectivity to the natural features
within the area and the San Diego River.

This chapter also addresses streetscape
beautification within the Specific Plan area.

Streetscape beautification encompasses the
elements of a street that are part of the public realm
and enhance the community’s character, including
roadways and road intersection elements, such as
median and crosswalks, sidewalks, street furniture,
street trees and corner treatments.

The Town Center Specific Plan provides
recommendations and guidelines for enhancing
the area’s streetscape and sense of place through
the incorporation of attractive street furnishing
and treatments, landscape treatments as part of
medians, parkways, and landscaped frontages as part
of new development.

The Specific Plan envisions the creation of a
pedestrian-oriented environment in the area by
incorporating human-scale frontages and enhancing
facilities that support pedestrian and bicycle
movement along the major roadways within the
Specific Plan area.

3.2 Major Roadways
This section provides the roadway facility guidelines
and standards, across all modes of travel, for all the
Mobility Element roadways that traverse the Town
Center Specific Plan area. Existing descriptions of
each roadway are provided along with proposed
changes where applicable. The cross sections
shown represent the existing conditions, or where
applicable, the proposed alterations. Existing facility standards as well as the proposed changes that will
be implemented along the roadways with the build
out of the specific plan are outlined in Tables 3-1
through 3-12. It should be noted that the identified
cross-sections and standards represent the most
constrained sections of the identified roadway
segment, thus these should be considered the
minimum standards.

Chapter 3 |Mobility and Beautification
67 February 2025 (DRAFT)
Mode Existing Proposed Changes
Pedestrian Multi-use pathways on both sides of the
roadway No proposed changes
Bike Class II bike lanes in both directions No proposed changes Transit
Route: MTS Bus Route 834
Bus Stops: Town Center Pkwy & 101
Town Center & 140
Town Center & 3205
Town Center Pkwy & Cuyamaca St
No proposed changes
Auto
Travel Lanes: 4
Center: Raised Median
Speed Limit: 35 mph
No proposed changes
Parking Private and public clubs (YMCA, YWCA) No proposed changes Right-of-Way Curb to Curb: 90’
Total: 150- 156’ No proposed changes
Table 3-1:Town Center Parkway - Mission Gorge Road to Cuyamaca Street

3.2.1 Town Center Parkway - Mission Gorge Road to Cuyamaca Street No changes are proposed along this segment of Town Center Parkway.

Figure 3-1:Town Center Parkway - Mission Gorge Road to Cuyamaca Street Sidewalk
Drive Lane Drive Lane Buffer Drive Lane Drive Lane Planting 12’ 7’ 15’ 14’ 18’ 14’ 15’ 7’ 5’
PlantingPlantingBike LaneBike LanePlanting

Primary Tree
Secondary Tree
Shrubs
Ground Cover
Primary Tree
Ground Cover
Shrubs
Ground Cover
Shrubs
Secondary Tree Primary Tree
Sidewalk
City of Santee | Town Center Specific Plan
68 City of Santee | Town Center Specific Plan February 2025 (DRAFT)

3.2.2 Town Center Parkway - Cuyamaca Street to Parc One Figure 3-2: Town Center Parkway - Cuyamaca Street to Parc One Mode Existing Proposed Changes
Pedestrian Multi-use pathways on both sides of the
roadway No proposed changes
Bike Class II bike lanes in both directions Change to a Class III Bike Route with Sharrows in both directions
Transit Route: MTS Bus Route 834
Bus Stops: None No proposed changes
Auto
Travel Lanes: 2
Center: Painted Median
Speed Limit: 25 mph
Removed painted median
Parking None Implement parallel parking on both sides of the roadway
Right-of-Way Curb to Curb: 46’
Total: 150- 156’
Curb to Curb: 42’
Total: 150- 156’
Table 3-2:Town Center Parkway - Cuyamaca Street to Parc One Sidewalk Bike Lane Center Turn Lane & Drive Lane Sidewalk Median Buffer
Planting Drive Lane Bike Lane Planting
9’ 6’ 12’ Varies 12’-32’ 12’ 6’ 9’
PlantingPlanting

Primary Tree
Secondary Tree
Shrubs
Ground Cover
Ground Cover Primary Tree
Shrubs
Primary Tree Secondary Tree
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69 February 2025 (DRAFT)

3.2.3 Town Center Parkway - Parc One to Riverview Parkway Mode Existing Proposed Changes
Pedestrian Multi-use pathways on both sides of the
roadway No proposed changes
Bike Class III Bike Routes (Sharrows) in both
directions No proposed changes
Transit Route: MTS Bus Route 832, 833 & 834
Bus Stops: Santee Town Center
Move Santee Town Center bus Stops to the
curb line.

Auto
Travel Lanes: 2
Center: Painted Median / Turn Lane
Speed Limit: 25 mph
Narrow travel lanes from 14’ to 12’
Narrow median / turn-lane from 12’ to 10’
Parking None Implement angled parking on the northeast
side of the roadway
Right-of-Way Curb to Curb: 40’
Total: 90’
Curb to Curb: 54’
Total: 90’
Table 3-3:Town Center Parkway - Parc One to Riverview Parkway Existing Sidewalk Drive Lane Sidewalk
with Sharrow
Drive Lane
with Sharrow
Center-Turn
Lane
Parking
9’ 14’ 12’ 14’ 20’ 9-12’
PlantingPlantingPlanting
Planting
P
Secondary Tree
Shrubs
Ground Cover
Ground Cover Primary Tree
Shrubs
Primary Tree Secondary Tree
Figure 3-3: Town Center Parkway - Parc One to Riverview Parkway City of Santee | Town Center Specific Plan
70 City of Santee | Town Center Specific Plan February 2025 (DRAFT) City of Santee | Town Center Specifi c Plan March 2024
3 2
5 1
4 Decora� ve Paver
Exis� ng Meandering Sidewalk
Landscape Buff er with Meandering Plant Massing
Shade Res� ng Area
Parkway With Plant Massing
2 4 3
6 9
6 10
8 7
5 1
11 Figure 3-1: Enlargement D: Town Center Pkwy. from Cuyamaca St. to Riverview Pkwy.

Trolley Square Plaza
Mobility Hub
Town Center Parkway
Other Proposed Improvements
Within the Arts and Entertainment Neighborhood, a safe, inviting, and convenient connection across Town Center Parkway from Trolley Square to the Town Center Core will help the user experience and will be a valuable feature in ensuring the success of the neighborhood. Therefore, the following improvements are recommended:

X Create pedestrian pathway from the Trolley Station to the Town Center Core and Bus Station.

Z This would include decoupling the driveways for the MTS Bus Station and Parking lot to the southeast on Town Center Parkway to remove modal conflicts and allow the pathway clear access to the area.

Z Separate driveways for each site would be provided on either side of the pathway, as shown in the graphic below.

Z Potentially install a raised crosswalk where the pathway crosses Town Center Parkway.

Z Potentially install a pedestrian activated signal where the pathway crosses Town Center Parkway.

X Coordinate with MTS to explore reducing the bus parking/transfer area and/or moving the bus stops to on-street parking to allow for better viability and access.

X Coordinate with MTS to explore the opportunity of building a parking structure over the existing Bus Station that would serve both the Arts and Entertainment Neighborhood and MTS riders.

Some of these improvements are displayed, conceptually, in the figure below.

Figure 3-4:Additional Improvements at Town Center Parkway 5 City of Santee | Town Center Specifi c Plan
3 2
5 7
8 9
10 11
1 4
6 Decora� ve Paver
Exis� ng Meandering Sidewalk
Sharrow Bike Lane
Landscape Buff er with Meandering Plant Massing
Shade Res� ng Area
Center Turn Lane
Table Top Roadway - Start
Table Top Roadway - End
Adjacent Development

PUBLIC ART INSTALLATION
Parkway With Plant Massing
4 6
9 6
7 5
Figure 3-1: Enlargement D: Town C
Mobility Hub
Public Art Installation
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3.2.4 Cuyamaca Street - Mission Gorge Road to Town Center Parkway No changes are proposed along this segment of Cuyamaca Street.

Figure 3-5:Cuyamaca Street - Mission Gorge Road to Town Center Parkway Mode Existing Proposed Changes
Pedestrian Multi-use pathways on both sides of the
roadway
Implement missing segments of the multiuse pathway on the west side of the roadway Bike None No proposed changes
Transit None No proposed changes
Auto
Travel Lanes: 6
Center: Raised Median
Speed Limit: 35 mph
No proposed changes
Parking None No proposed changes
Right-of-Way Curb to Curb: 98’
Total: 158’ No proposed changes
Table 3-4:Cuyamaca Street - Mission Gorge Road to Town Center Parkway Planting Sidewalk Drive Lane Drive Lane Drive Lane Planted Median Drive Lane Drive Lane Drive Lane Sidewalk Planting 9’ 13.5’ 11’ 11’ 28’ 11’ 11’ 13.5’ 9’ Planting Planting

Secondary Tree
Shrubs
Ground Cover
Ground Cover Primary Tree
Shrubs
Primary Tree Secondary Tree
City of Santee | Town Center Specific Plan
72 City of Santee | Town Center Specific Plan February 2025 (DRAFT)

3.2.5 Cuyamaca Street - San Diego River Bridge to Town Center Parkway Figure 3-6:Cuyamaca Street - San Diego River Bridge to Town Center Parkway Mode Existing Proposed Changes
Pedestrian Multi-use pathways on the west side of the
roadway
Implement a multi-use pathway on the east
side of the roadway
Bike Class II bike lanes in both directions No proposed changes Transit Route: MTS Bus Route 832
Bus Stops: Cuyamaca St & Riverview Dr No proposed changes Auto
Travel Lanes: 4
Center: Raised Median / Painted Median
Speed Limit: 35 mph
No proposed changes
Parking None No proposed changes
Right-of-Way Curb to Curb: 58’
Total: 78’
Curb to Curb: 58’
Total: 93’
Table 3-5:Cuyamaca Street - San Diego River Bridge to Town Center Parkway Sidewalk Bike Lane and Sidewalk
Right Turn Lane
Planting
Drive
Lane
Drive
Lane
Drive
Lane
Drive
Lane
Drive
Lane
Drive
Lane
Planted
Median
9-12’ 6-20’ 12’ 11’ 11’ 14’ 11’ 11’ 12’ 6’ 9-12’
PlantingBike Lane

Primary Tree
Ground Cover
Shrubs
Secondary Tree
Ground Cover
Shrubs
Primary Tree Secondary Tree
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3.2.6 Riverview Parkway - Mission Gorge Road to Cottonwood Avenue Figure 3-7:Riverview Parkway - Mission Gorge Road to Cottonwood Avenue Mode Existing Proposed Changes
Pedestrian Multi-use pathways on both sides of the
roadway No proposed changes
Bike Class II bike lanes in both directions Change to a Class III Bike Route (Sharrows) in both directions
Transit Route: MTS Bus Route 832 & 833
Bus Stops: None No proposed changes
Auto
Travel Lanes: 4
Center: Raised Median / Painted Median
Speed Limit: 30 mph
Change median from 18’ striped median to a
12’ continuous left-turn lane
Reduce number of travel lanes from 4 to 2
Parking None Implement angled parking on both sides of
the roadway
Right-of-Way Curb to Curb: 82’
Total: 152’ No proposed changes
Table 3-6:Riverview Parkway - Mission Gorge Road to Cottonwood Avenue

Sidewalk Planting Planting Sidewalk Center Turn
Lane
Drive Lane
with Sharrow Parking Parking
P P
9’ 21’ 14’ 12’ 14’ 21’ 9’
PlantingPlanting
Secondary Tree Secondary Tree
Shrubs
Ground Cover
Ground Cover Primary Tree
Ground Cover
Shrubs
Primary Tree Secondary Tree
Drive Lane
with Sharrow
City of Santee | Town Center Specific Plan
74 City of Santee | Town Center Specific Plan February 2025 (DRAFT)

3.2.8 Riverview Parkway - Cottonwood Avenue to Magnolia Avenue The additional right-of-way required to construct this roadway to its ultimate classification has already been allocated.

Figure 3-8:Riverview Parkway - Cottonwood Avenue to Magnolia Avenue Mode Existing Proposed Changes
Pedestrian Multi-use pathways on south side of the
roadway
Implement a multi-use pathway on the north
side of the roadway (River Trail)
Bike None Implement a Class II bike lanes in both
directions
Transit None No proposed changes
Auto
Travel Lanes: 2
Center: None
Speed Limit: 35 mph
Implement a 18’ median
Parking None Implement parallel parking on both sides
Right-of-Way Curb to Curb: 32’
Total: 67’
Curb to Curb: 82’
Total: 150’
Table 3-7:Riverview Parkway - Cottonwood to Magnolia Avenue

Bike LaneBufferBufferBike Lane
Planting Sidewalk Parking Drive Lane Drive Lane Parking Sidewalk P P
Buffer
9-12’ 8’ 6 ’ 3’ 14’ 18’ 14’ 3’ 6 ’ 8’ 9-12’ Planting Planting Planting
Shrubs
Ground Cover
Secondary Tree Secondary Tree Primary Tree
Primary Tree
Primary Tree Shrubs Secondary Tree
Shrubs
Ground Cover
Ground Cover
Shrubs
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3.2.9 Riverwalk Drive - Cuyamaca Street to Park Center Drive No changes are proposed to this segment of Riverview Drive.

Figure 3-9:Riverwalk Drive - Cuyamaca Drive to Park Center Drive Table 3-8:Riverwalk Drive - Cuyamaca Street to Park Center Drive Mode Existing Proposed Changes
Pedestrian 5’ Sidewalks on both sides with 4’ planted
parkways No proposed changes
Bike Class III Route (Sharrows) in both directions No proposed changes Transit None No proposed changes
Auto
Travel Lanes: 2
Center: None
Speed Limit: 25 mph
No proposed changes
Parking Parallel Parking on both sides No proposed changes Right-of-Way Curb to Curb: 40’
Total: 64’ No proposed changes

SidewalkPlanting
Planting
Sidewalk
Planting Drive Lane
with Sharrow
Parking Parking
P P
5-9 ’ 8’ 12’ 12’ 8’ 5-9’
Existing buffer enhanced
with native planting
Primary Tree Secondary Tree Primary Tree
Ground Cover
Primary Tree Secondary Tree
Shrubs
Shrubs
Ground Cover Shrubs
Ground Cover
Drive Lane
with Sharrow
City of Santee | Town Center Specific Plan
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3.2.10 Cottonwood Avenue - Park Center Drive to Riverview Parkway This is a future segment of Cottonwood Avenue that will provide a new north/south connection across the San Diego River.

Figure 3-10:Cottonwood Avenue - Park Center Drive to Riverview Parkway Mode Existing Proposed Changes
Pedestrian
Does not currently exist
5’ Sidewalks on both sides
Bike Class II Bike Lanes in both directions
Transit None
Auto Travel lanes: 2
Center: Continuous Left-Turn Lane
Parking Parallel parking on the west side of road,
north of the San Diego River bridge.

Right-of-Way Curb to Curb: 54’
Total: 64’
Table 3-9:Cottonwood Avenue - Park Center Drive to Riverview Parkway Existing buffer enhanced
with native planting
Existing buffer enhanced
with native planting
Drive Lane Drive Lane
5’ 6’ 12’ 12’ 12’ 6’ 5’
PlantingSidewalk
Bike Lane
Center Turn Lane
Bike Lane
SidewalkPlanting

Parking
P
8’
Primary Tree Secondary Tree
Shrubs Ground Cover
Ground Cover
Secondary Tree Shrubs
Secondary Tree
Primary Tree
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3.2.11 Main Street - Riverview Parkway to Cottonwood Avenue This is a new roadway that will create an east/west connection between the Arts and Entertainment Neighborhood and the Park Avenue Residential Neighborhood. This segment should be designed as a Main Street concept.

Figure 3-11:Main Street - Riverview Parkway to Cottonwood Avenue Mode Existing Proposed Changes
Pedestrian
Does not currently exist
8’ Sidewalks on both sides with 4’ planted
parkways
Bike Class III Bike Routes (Sharrows) in both
directions
Transit None
Auto Travel lanes: 2
Center: Undivided
Parking None
Right-of-Way Curb to Curb: 40’
Total: 64’
Table 3-10:Main Street - Riverview Parkway to Cottonwood Avenue

Sidewalk Planting Parking Parking Planting Sidewalk
P P
12’ 8’ 12’ 12’ 8’ 12’
Secondary Tree Primary Tree
Ground Cover
Primary Tree Secondary Tree
Shrubs
Shrubs
Ground Cover
Drive Lane
with Sharrow
Drive Lane
with Sharrow
City of Santee | Town Center Specific Plan
78 City of Santee | Town Center Specific Plan February 2025 (DRAFT)

3.2.12 Typical Residential Roadway
This is the typical standard that internal, non-classified, residential roadways, within the specific plan area should be designed to.

Figure 3-12:Typical Residential Roadway
Mode Facility
Pedestrian 6’ Sidewalks on both sides with 2’ planted parkways Bike None
Transit None
Auto
Travel lanes: 2
Center: None
Speed Limit: 25 mph
Parking Perpendicular parking on both sides of the roadway Right-of-Way Curb to Curb: 64’
Total: 80’
Table 3-11:Typical Residential Roadway

Drive Lane Drive Lane
6’ 12’ 12’ 6’
PlantingSidewalkPlantingPlantingSidewalkPlanting
Parking Parking
P P
20’ 20’
Primary Tree Secondary Tree
Ground Cover Shrubs
Ground Cover
Secondary Tree Shrubs Primary Tree
Chapter 3 |Mobility and Beautification
79 February 2025 (DRAFT)

3.2.13 Park Center Drive - From Mast Boulevard to Magnolia Avenue This is a future segment of Park Center Drive that will create a north/south and east/west connection between Mast Boulevard and Magnolia Avenue.

Figure 3-13:Park Center Drive - Mast Boulevard to Magnolia Avenue Table 3-12:Park Center Drive - Mast Boulevard to Magnolia Avenue Mode Existing Proposed Changes
Pedestrian
Does not currently exist
5’ Sidewalks on both sides with 4’ planted
parkways
Bike None
Transit None
Auto Travel Lanes: 2
Center: Undivided
Parking Parallel Parking on both sides
Right-of-Way Curb to Curb: 40’
Total: 58’

Sidewalk Planting Parking Parking Planting Sidewalk
P P
5’ 8’ 12’ 12 8’ 5’
Secondary Tree Primary Tree
Ground Cover
Primary Tree Secondary Tree
Shrubs Shrubs
Ground Cover
Drive Lane
with Sharrow
Drive Lane
with Sharrow
City of Santee | Town Center Specific Plan
80 City of Santee | Town Center Specific Plan February 2025 (DRAFT)

3.3 Proposed Transportation Network
The following section provides an overview of
the proposed transportation network that will be
implemented in conjunction with the build out of
the proposed land uses within the Specific Plan
area. Proposed transportation facility maps are
provided for each mode of travel, and the specific
improvements / changes required to build out the
network are also described. These improvements
are consistent with the roadway standards that are
described in Section 3.2: Major Roadways; however,
this section also shows how the separate facilities
will connect and work together to provide safe and
comfortable connections for all modes of travel.

Multi-Use Pathways
Multi-use pathways will be provided along all
major roadway facilities within the specific plan
area. Multi-use pathways provide safe, convenient,
and comfortable pedestrian access between the
different land uses and neighborhoods, and form
the backbone of first mile and last mile connections
between the transit center and proposed residential
uses. Less experienced or slower cyclists can also
utilize the multi-use pathways as an alternative to
using the in-road facilities such as Class II Bike Lanes and Class III Bike Routes. Figure 3-14 displays the
multi-use pathways that currently exist as well as
those that need to be implemented as the specific
plan area continues to develop.

Pedestrian Connections
Sidewalk facilities are generally provided along all
roadways in the Specific Plan area, and provide
connectivity to the system of multi-use pathways.

Table 3-13: Missing Sidewalk Facilities identifies the
locations where sidewalk facilities are currently not
present along roadways within the Specific Plan area.

Sidewalk facilities will be implemented along these
roadways, where feasible, in conjunction with the
adjacent land uses being developed or redeveloped.

Roadway Segment
Cuyamaca St
(east side)
Town Center Pkwy to River Trail
bridge (overpass)
Riverview Pkwy
(east side)
Town Center Pkwy to North
end
Riverview Pkwy
(SE side)
Town Center Pkwy to ~400ft
south of Town Center Pkwy
Magnolia Ave
(west side) Cottonwood Ave to Park Ave
Riverview Pkwy
(north side)
Magnolia Ave to West end
(culdesac)
Park Center Dr
(east side)
Riverwalk Dr to South end
(culdesac)
Cottonwood Ave
(west side) Annie Ln to Claudia Ave
Park Ave (both
sides) Cottonwood Ave to 1st St
3rd St (both
sides) Cottonwood Ave to 1st St
Cottonwood Ave
(both sides) Mission Gorge Rd to North end
Edgemoor Dr
(both sides) Mission Gorge Rd to North end
1st St (west side) Mission Gorge Rd to Park Ave
Table 3-13:Missing Sidewalk Facilities
Chapter 3 |Mobility and Beautification
81 February 2025 (DRAFT)

MAGNOLIA AVE

ROSIE LN VERDE VISTA LN

MAST BLVD

CONEJO PL

MAGNOLIA AVE

MISSION GORGE RD
Maxar
Santee Town Center Specific Plan
Figure X
Multi-Use Pathways
Legend
Existing Multi-Use
Pathway
Multi-Use Pathway
to be Constructed
Project Boundary
Figure 3-14:Multi-Use Pathways CUYAMACA ST

RIVERVIEW PKWY

OLIVE LN

MISSION GORGE RD

MISSION GREENS RD

TAMBERLY LN

COTTONWOOD AV
1ST ST

EDGEMOOR DR

PARK AV
4TH ST

RIVERVIEW PKWY

CHUBB LN

CLAUDIA AV

RIVERWALK DR

PARK CENTER DR

BRAVERMAN DR MAGNOLIA AV

MAST BLVD

SAN REMO CT

SAN REMO RD

WATERGUM TL

VERDE VISTA LN

PALM GLEN DR

RIVER PARK DR

JENNIFER DR

MAGNOLIA PARKS DR

CAMBURY DR

MISSION CREEK DR

WH SI PER NI G W ILLOW D R WH SI PER NI G WILLOW DR

TOWN CENTER PKWY

TOWN CENTER PKWYTOWN CENTER PKWY

MEADOW WY

EDGEMOOR DR

WALKER TRAILS DR
City of Santee | Town Center Specific Plan
82 City of Santee | Town Center Specific Plan February 2025 (DRAFT) Bicycle Network
As outlined in Section 3.2: Major Roadways, there
are several bicycle facility changes or improvements
that will be implemented with the buildout of the
Specific Plan. Figure 3-15: Bicycle Network displays
the proposed bicycle network within the Specific Plan
area, while Table 3-14 (below) identifies the specific
changes to the existing bicycle facilities.

Segment Extent Existing Facility Proposed Facility
River Trail Crossing North side of Walmart to River Rock Ct None Class I Path River Trail (south)
Segment 10
Existing Class I north of Town Center
Roundabout to Planned Town Center Pkwy
Class I
None Class I Path
River Trail (north)
Segment 3 Cuyamaca St to Cottonwood Ave None Class I Path Park Center Dr Riverwalk Dr to Park Center Dr None Class III Bike Route (Sharrows)
Cottonwood Ave Palm Glen Dr to Park Center Dr None Class III Bike Route (Sharrows)
Cottonwood Ave
(extension) Park Center Drive to Riverview Parkway Roadway does not exist Class II Bike Lanes Riverview Parkway Mission Gorge Road to Town Center
Parkway Class II Bike Lanes Class III Bike Route (Sharrows) Riverview Parkway Town Center Parkway to Cottonwood
Avenue (extension) None Class III Bike Route (Sharrows) Riverview Parkway Cottonwood Avenue (extension) to
Magnolia Avenue None Class II Bike Lanes
Town Center
Parkway Cuyamaca Street to Parc One Driveway Class II Bike Lanes Class III Bike Route Main Street Riverview Parkway to Cottonwood Avenue Roadway does not exist
Class III Bike Route
(Sharrows)
Table 3-14:Changes to the Bicycle Network
Chapter 3 |Mobility and Beautification
83 February 2025 (DRAFT)

MAGNOLIA AVE

ROSIE LN

VERDE VISTA LN

MAST BLVD

CONEJO PL

MISSION GORGE RD
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community Figure 3-15:Bicycle Network CUYAMACA ST

RIVERVIEW PKWY

OLIVE LN

MISSION GORGE RD

MISSION GREENS RD

TAMBERLY LN

COTTONWOOD AV
1ST ST

EDGEMOOR DR

PARK AV
4TH ST

RIVERVIEW PKWY

CHUBB LN

RIVERWALK DR

PARK CENTER DR

BRAVERMAN DRMAGNOLIA AV

MAST BLVD

SAN REMO CT

SAN REMO RD

WATERGUM TL

VERDE VISTA LN

PALM GLEN DR

RIVER PARK DR

MAGNOLIA PARKS DR

MISSION CREEK DR

WH SI PER NI G W ILLOW D R WH SI PER NI G WILLOW DR

TOWN CENTER PKWY

TOWN CENTER PKWYTOWN CENTER PKWY

MEADOW WY

EDGEMOOR DR
Class I Bike Path
Class II Bike Lane
Project Boundary
Class III Bike Route (Sharrow)
Legend

WALKER TRAILS DR
City of Santee | Town Center Specific Plan
84 City of Santee | Town Center Specific Plan February 2025 (DRAFT) Other Proposed Improvements
The Active Santee Plan, January 2021 identifies
the need for a crosswalk with pedestrian/
bicycle-activated Hybrid Beacon, across
Cuyamaca Street at the San Diego River
Trail Crossing. This improvement should
be implemented in conjunction with the
construction of the multi-use pathway on the
east side of Cuyamaca Street.

Figure 3-16:Traffic Circle Riverview Parkway and Town Center Parkway Figure 3-17:Pedestrian/bicycle-activated
crosswalk across Cuyamaca Street.

Where Town Center Parkway continues past
Riverview Parkway and becomes a new road section
called Main Street, a traffic circle is proposed to
handle the change in varying right-of-way dimensions
at this intersection
3 6
9 2
5 8
1 4
7 Parkway Planting
Center Turn Lane
Parallel Parking
New Sidewalk
Sharrow Bike Lane
Storm Water Treatment Planter
Bioswale Parkway
Angled Parking
Roundabout With Planting, Boulders And Signage
2 1
1 9 4
4 5
5 3
5 5
3 3 6
6 3
3 7
7 8 8
Chapter 3 |Mobility and Beautification
85 February 2025 (DRAFT)
Figure 3-18:Roundabout at Town Center Parkway and Parc One 3 2
5 7
8 1
4 6
Meandering Planting
Pickup/drop-off
Two-way Roadway
Meandering Sidewalk
Sharrow Bike Lane
Roundabout With Boulders And Signage
Center Turn Lane
Protected Crosswalk
1 1 1
1 1
1 2
2 2
3 4
8 8
7 6
6 5
5 City of Santee | Town Center Specific Plan
86 City of Santee | Town Center Specific Plan February 2025 (DRAFT) Transit Network
Access to quality regional transit services is a defining feature of the Specific Plan area. However, all transit routes and services within the Specific Plan area are
operated by the Metropolitan Transit Service (MTS),
and are outside of the control of the City of Santee.

As such, the transit services and facilities within the Specific Plan cannot be changed without the approval
of MTS, thus, no changes to the existing transit
network are proposed. Figure 3-19: Transit Network
displays the existing transit network that serves the
Specific Plan area.

Roadway Network
The specific roadway guidelines, standards, and
features for all classified roadways, within the specific plan area, are described in detail within Section 3.2:

Major Roadways. Figure 3-20: Roadway Network
displays the proposed roadway classifications and
identifies the general locations in which the proposed
roadway extensions will be located

3.4 Transportation and Parking Goals
and Policies
The following are the transportation and parking
related goal and polices for the Specific Plan area.

Goal
Provide for the development of a safe, efficient, and
cost effective variety of transportation systems to
adequately support the mobility needs of the Town
Center area with minimal negative impact on the
community.

Policies
X Access points should be well defined, located
on major streets, and utilize adequate traffic
control features.

X Alternate vehicular access should be provided
to Carlton Hills Boulevard and Mast Boulevard
to provide relief to Cuyamaca Street,
Magnolia Avenue and Mission Gorge Road.

X Parking areas, including parking structures,
should be strategically located to serve all
areas of Town Center and should not act as
prominent visual features (see Figure 3-22:

Parking for potential locations).

X Adequate off-street parking should be
provided throughout the Specific Plan area,
wherever possible.

X A regional Transit Center should be provided
to handle local and regional bus and trolley
service.

X Parking facilities should be provided in close
proximity to the Transit Center to encourage
regional use of the mass transit services
provided.

X Parking structures should be provided to
ensure adequate parking while allowing open
landscape areas throughout the Town Center
Specific Plan area.

X Extensive landscape, mounding and grade
separations for the development of interior
and periphery streets are techniques that
should be used to de-emphasize the presence
of the automobile.

X Whenever new development comes in, it
must build out sidewalks along all roads
(public or private) and connect to the existing
sidewalk network.

X New development that incorporates public
on-street parking as part of their projects will
be able to take credit towards on-site parking
requirements.

Chapter 3 |Mobility and Beautification
87 February 2025 (DRAFT)
Figure 3-19:Transit Network
U"
U"
U" U"
U"
U" U"
U"
U"
U"
U"
U"
U"
U"
U"
U"
U"
U"
U"
U"
U"
I2

MAGNOLIA AVE

ROSIE LN

MAST BLVD

CONEJO PL

MISSION GORGE RD
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community Legend
Copper Line Trolley
MTS Bus Route 832
MTS Bus Route 833
MTS Bus Route 834
U" Bus Stop
I2 Trolley Station

CUYAMACA ST

RIVERVIEW PKWY

OLIVE LN

MISSION GORGE RD

MISSION GREENS RD

TAMBERLY LN

COTTONWOOD AV
1ST ST

EDGEMOOR DR

PARK AV
4TH ST

RIVERVIEW PKWY

CHUBB LN

RIVERWALK DR

PARK CENTER DR

BRAVERMAN DR MAGNOLIA AV

MAST BLVD

SAN REMO CT

SAN REMO RD

WATERGUM TL

VERDE VISTA LN

PALM GLEN DR

RIVER PARK DR

JENNIFER DR

MAGNOLIA PARKS DR

MISSION CREEK DR

WH SI PER NI G W ILLOW D R WH SI PER NI G WILLOW DR

TOWN CENTER PKWY

N WOT EC TN ER P WK YN WOT NEC ET R P WK Y

MEADOW WY

EDGEMOOR DR

WALKER TRAILS RD
City of Santee | Town Center Specific Plan
88 City of Santee | Town Center Specific Plan February 2025 (DRAFT)

MAGNOLIA AVE

ROSIE LN

VERDE VISTA LN

MAST BLVD

CONEJO PL

MISSION GORGE RD
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community Figure 3-20:Roadway NetworkCUYAMACA ST

RIVERVIEW PKWY

OLIVE LN

MISSION GORGE RD

MISSION GREENS RD

TAMBERLY LN

COTTONWOOD AV
1ST ST

EDGEMOOR DR

PARK AV
4TH ST

RIVERVIEW PKWY

CHUBB LN

RIVERWALK DR

PARK CENTER DR

BRAVERMAN DR MAGNOLIA AV

MAST BLVD

SAN REMO CT

SAN REMO RD

WATERGUM TL

VERDE VISTA LN

PALM GLEN DR

RIVER PARK DR

JENNIFER DR

MAGNOLIA PARKS DR

WH SI PER NI G W ILLOW D R WH SI PER NI G WILLOW DR

TOWN CENTER PKWY

MEADOW WY

EDGEMOOR DR

TOWN CENTER PKWYTOWN CENTER PKWY

WALKER TRAILS RD
Chapter 3 |Mobility and Beautification
89 February 2025 (DRAFT)

TOWN CENTER PKWY

TOWN CENTER PKWY

MISSION GORGE RD

OLIVE LN

MISSION GREEN RD

TAMBERLY LN RIVERVIEW PKWY

RIVERVIEW PKWY

MEADOW WY

COTTONWOOD AV

COTTONWOOD AV
4TH ST
1ST ST
3RD ST

PARK AVE

EDGEMOOR DR

MAGNOLIA AVE

CHUBB LN

WALKER TRAILS DR

PARK CENTER DR

SAN REMO CT

MAGNOLIA PARKS DR

CAMBURY DR

CUYAMACA ST

MISSION CREEK DR

RIVER PARK DR

JENNIFER DR

SAN REMO RD

RIVERWALK DR VERDE VISTA LN

MAST BLVD

PALM GLEN DR
P
P
P
P
P
P
P
P/T
P
P
Legend
Potential Parking
Garage Location
P/T Transit Hub
(multi-modal) OLIVE LN
Figure 3-21:Parking
City of Santee | Town Center Specific Plan
90 City of Santee | Town Center Specific Plan February 2025 (DRAFT)

3.5 Streetscape Beautification
The Streetscape Beautification section provides
an overarching set of principles for the foundation
of public and private improvements in the Town
Center. It demonstrates the interconnected network
and hierarchy of street corridors, public open
spaces, building forms, highlighting the location and
character of public and private improvements in the
Specific Plan area.

Santee’s connection to the surrounding landscape
is an undeniable asset, from its mountain trails
to the San Diego River habitat which serves as a
unique amenity to the Town Center. The intent of
the following standards, goals and policies is embed
the character of the San Diego River and to allow the
landscape to become a unifying element throughout
the Specific Plan area between the various
neighborhoods that integrates itself as a prominent
thread in the fabric of the space. By bringing the
river’s character into these street improvements
it ensures that users are reminded of their unique
location within Santee and the amenities that it has
to offer.

3.5.1 Street Trees
The character and neighborhood distinction in the of
the Specific Plan shall be further enhanced through
the use of specific street trees along the Specific Plan roadways, which serve to stitch together the various
neighborhoods. Table 3-15: Street Tree Planting List
should be used in coordination with Figure 3-22:

Street Tree Planting to understand where specific
species of trees are to be planted.

X Main Street Tree – Evergreen with large
canopy
X Town Center Tree – Flowering, tall, stately
X Multimodal Street Tree – Tall, droughttolerant
X Native Corridor Tree – Riparian, local
X Neighborhood Tree – Evergreen
X Screening Tree – Tall, stately, large canopy
Chapter 3 |Mobility and Beautification
91 February 2025 (DRAFT)
Figure 3-22:Street Tree Planting
A
B
K
C
D
E
F
G
J
H
L
I
Town Center Specic
Plan Boundary
City of Santee | Town Center Specific Plan
92 City of Santee | Town Center Specific Plan February 2025 (DRAFT) Table 3-15: Street Tree Planting List
Key Street Segment Primary Tree Secondary Tree
A
Cuyamaca Street Town Center Parkway to Mission Gorge Road Parkway (up to 9') Ulmus parvifolia -
Chinese Evergreen Elm Quercus suber - Cork Oak
Median (up to 28') Jacaranda mimosifolia
- Jacaranda
Koelreuteria bipinnata -
Chinese Flame Tree
B
Cuyamaca Street River Park Drive to Town Center Parkway Parkway (up to 3') Cercis occidentalis -
Western Redbud
Callistemon citrinus -
Lemon Scented Bottle
Brush
Parkway (up to 4') Chitalpa tashkentensis -
Chitalpa
Hymenosporum flavum -
Sweetshade
C
Town Center
Parkway Mission Gorge Road to Cuyamaca Street
Median (up to 18') Pinus canariensis -
Canary Island Pine
Pinus pinea - Italian
Stone Pine
Parkway (up to 3') Cercis occidentalis -
Western Redbud
Chitalpa tashkentensis -
Chitalpa
D
Town Center
Parkway Cuyamaca Street to Parc One
Parkway (up to 6') Geijera parviflora -
Australian Willow
Lagerstroemia indica -
Crape Myrtle
E
Town Center
Parkway Parc One to Riverview Parkway
Parkway (up to 4') Lophostemen confertus -
Brisbane Box
Brachychiton populneus -
Bottle Tree
Parkway (up to 9') Magnolia grandiflora -
Southern Magnolia
Bauhinia blakeana - Hong
Kong Orchid Tree
F
Riverview
Parkway Mission Gorge Road to Meadow Way
Parkway (up to 11') Quercus suber - Cork
Oak
Koelreuteria bipinnata -
Chinese Flame Tree
Parkway (up to 12') Quercus ilex - Holly Oak Cinnamomum camphora - Camphor Tree
G
Riverview
Parkway Meadow Way to Cottonwood Avenue
Parkway (up to 2') Chitalpa tashkentensis -
Chitalpa
Cercis occidentalis -
Western Redbud
Chapter 3 |Mobility and Beautification
93 February 2025 (DRAFT)
Key Street Segment Primary Tree Secondary Tree
H
Riverview
Parkway Cottonwood Avenue to Magnolia Avenue
Median (up to 18') Metrosideros excelsus -
New Zealand Xmas Tree
Pinus canariensis -
Canary Island Pine
Parkway (up to 6') Ginko biloba - Maiden
Hair Tree
Alnus glutinosa - Black
Alder
Parkway (up to 7') Platanus acerifolia -
London Plane Tree
Robinia pseudoacacia -
Black Locust
I
Edgemoor Drive Third Street to Riverview Parkway
Parkway (up to 2') Lophostemen confertus -
Brisbane Box
Lagerstroemia indica -
Crape Myrtle
J
Cotonwood
Avenue Park Center Drive to Riverview Parkway
Magnolia grandiflora -
Southern Magnolia
Cinnamomum camphora
- Camphor Tree
K
Riverwalk Drive Park Center Drive to Cuyamaca Street
Parkway (up to 4') Quercus suber - Cork
Oak Quercus ilex - Holly Oak
L
Park Avenue Riverview Parkway to Magnolia Avenue
Parkway (up to 4') Quercus suber - Cork
Oak Quercus ilex - Holly Oak
Street Tree Clearances
Street trees shall be planted between a minimum of
fifteen (15) feet and a maximum of twenty (30) feet
to the satisfaction of the City Engineer.

Double rows of trees are encouraged, with trees
triangulated at the distances listed above. Tree
spacing should be equal between street lights, where
feasible.

Trees can be grouped and do not have to be equally
spaced if alternative layouts are warranted due to
conflicts with driveways, utilities, or other design
elements.

X Fifteen (15) feet minimum from street lights.

X Five (5) feet minimum from driveway apron
flares.

X Twenty (20) feet minimum from the front of
any traffic signal or stop sign.

X Ten (10) feet minimum from the back of any
traffic signal or stop sign.

X Five (5) feet minimum from underground
utilities.

X Ten (10) feet minimum from sewer lines.

Street trees must be installed with an irrigation
system designed by a registered Landscape Architect
or irrigation consultant, root control barriers, and
where appropriate tree grates shall be used. Use of
structural soil allows for the elimination of the root
control barrier in most cases, and is encouraged.

City of Santee | Town Center Specific Plan
94 City of Santee | Town Center Specific Plan February 2025 (DRAFT) 3 2
5 7
1 4
6 Adjacent Development
Berm Planting Area With Boulders
Existing Trees (Typical)
New Sidewalk
Interactive Rest Area - Around Existing Trees
Proposed Trees (Typical)
Bioswale With Boulders And Crushed Stones
1 1
2 2
2 3
3 3
4 5
5 4
Figure 3-23:Park Around Existing Trees - Plan View
5 6
6 6
7 Special Condition Clearances
In locations where historic or otherwise protected
trees occur, such as west of Magnolia Ave within site
20, the following measures, shown in Figure 3-23 and
3-24, should be taken to ensure the designated trees
remain undisturbed and integrated into the proposed
development.

Chapter 3 |Mobility and Beautification
95 February 2025 (DRAFT) 4’ min.

Tree Canopy / DriplineTree Canopy / Dripline
At a minimum, the tree protection fence should extend to the dripline. The optimal distance is to the tree’s critical root zone. No grading, storage of material, soil compaction, or parking of vehicles is permitted in the TPZ. Existing grade within the tree protection zone is to remain as is.

WATERING

1. The Contractor shall be
fully responsible to ensure
that adequate water is
provided to the tree (if
required) or existing irrigation
preserved during the
entire construction period.

Adequate water is defined to
be maintaining soil moisture
above the permanent wilt
point to a depth of 8 inches
or greater.

2. The Contractor shall adjust
the automatic irrigation
system, if available, and apply
additional water, using hoses
or water tanks as required.

3. Periodically test the
moisture content in the
soil within the root zone to
determine the water content.

NOTES

1. If there is no existing irrigation,
see specifications for watering
requirements.

2. No pruning shall be performed
except by approved arborist.

3. No equipment shall operate
inside the protective fencing
including during fence installation
and removal.

4. See site preparation plan for
any modifications with the Tree
Protection Zone.

Tree Protection
Zone (TPZ)
Figure 3-24:Park Around Existing Trees - Elevation
Tree protection fence: Decorative
in nature, as approved by city staff
2” x 6’ steel posts or approved
equal. Steel posts installed at 6’ o.c.

Existing grade to remain without
modification.

City of Santee | Town Center Specific Plan
96 City of Santee | Town Center Specific Plan February 2025 (DRAFT) 3 6
2 5
1 4
Adjacent Development
Berm planting area
New Sidewalk
Interactive Rest Area - Park Pocket
Bioswale Parkway
Class II Bike Lane
2 1
4 4
4 5
5 5
3 6
Figure 3-25:Landscape Improvements In Public Spaces
Landscape in Public Spaces
Landscape is an important part of connecting the
Specific Plan Area to the San Diego River. In order to
strengthen that connection, even when not directly
connected to the river landscape areas within public
spaces such as pocket parks, near intersections,
along special edge conditions such as the Art Trail are important features and should be integrated into the
site development process. The following figures (3-
25, 3-26, and 3-27) show examples of how landscape
should be used as a tool for placemaking as well as
to create a sense of being enveloped in the natural
amenities that Santee has to offer.

Chapter 3 |Mobility and Beautification
97 February 2025 (DRAFT)
3 6
2 5
8 1
4 7
Adjacent Development
Berm planting area
Storm Water Treatment Planter
New Sidewalk
Interactive Rest Area - Park Pocket
Landscape Buffer - Riparian Area
Bioswale Parkway
Landscape Buffer Between Development and Federal Institution 2 1
4 4
4 5
5 3
6 8
Figure 3-26:Pocket Park Concept
City of Santee | Town Center Specific Plan
98 City of Santee | Town Center Specific Plan February 2025 (DRAFT) 3 6
2 5
1 4
Boardwalk Bridge
Interactive Rest Area
Landscape Buffer - Riparian Area
Landscape Buffer Between Development and Federal Institution Grass Entertainment Area
Native Planting Area
1 2
3 4
5 6
Figure 3-27:Public Space Along Special Edge Conditions
Chapter 3 |Mobility and Beautification
99 February 2025 (DRAFT)
A
A
A
A
A
A
A
A
A
A
B
C
C
D
Town Center Specic
Plan Boundary
Colored Concrete
(Existing)
Broom Finish
w/Shiner Band
Concrete w/Exposed
Aggregate
Sawcut Concrete
Enhanced paving
intersection (Unit
Pavers)
Legend
A
B
C
D
Figure 3-28:Paving Plan
Paving Treatments
The sidewalk treatment in the identified locations
shall relate to the character, use and landscape of
each neighborhood. Please refer to Figure 3-28:

Paving Plan and Figure 3-29: Paving Standard
Treatments.

3.5.3`Paving
City of Santee | Town Center Specific Plan
100
City of Santee | Town Center Specific Plan February 2025 (DRAFT) Sidewalk Width
The minimum sidewalk width shall be 5 and 1/2 foot,
including curb. Sidewalk widths shall accommodate
pedestrian walking space, and street furniture in
compliance with the Americans with Disabilities
Act (ADA) and Title 24 California Administrative
Code. Given the existing development pattern in the
Arts and Entertainment Neighborhood, additional
right-of-way dedication to widen sidewalks is not
recommended.

Street Corner Standard
Standard street corners shall have a minimum radius
of thirty (30) feet. Except for Cuyamaca Street and
Town Center Parkway, where a minimum radius of
forty (40) feet shall apply. The curb radius may be
reduced, upon approval by the City Engineer, where
warranted by existing conditions or conflicts.

Parking should be prohibited within ten (10) feet
from the point of return of the curb radius to allow
for appropriate sightlines.

Street Corner Pop-outs
Street corner pop-outs as identified shall emphasize
pedestrian activity, mitigate traffic impacts, and
enhance the streetscape. They should be used on
streets and in areas where shown on the conceptual
plans in Chapter 2. Street corner pop-outs shall
meet the twenty (20) foot curb radius standard and
support drainage and street sweeping equipment.

Corner Clear Zone
A clear zone shall be reserved at all street corners
to permit unobstructed pedestrian movement and
increase visibility. The clear zone shall be the area
created by extending a line from each respective
property line at the corner to the curb.

Within this zone, all lights, traffic boxes, mail boxes, newspaper machines, transformers, litter containers,
landscaping and planters, and pedestrian information
signs are prohibited.

The clear zone shall be kept free of traffic signals
where feasible.

Litter Receptacles
Litter receptacles in the right of way are required
for new developments with more than one hundred
(100) linear feet or more of street frontage. The
frontage of each development shall have at least two
(2) litter receptacles located on each corner.

Removal and Addition of Street Trees
The permit process for removal and addition of
street trees within the Town Center Specific Plan
area shall follow City guidelines as established by the Community Services Department.

Tree Grates
Tree grates shall meet safety requirements of ADA
and Title 24 of the State Administrative Code. The
tree grate shall be installed flush with adjacent
paving in a one-piece steel frame unit embedded in
concrete and be anti-pilfer equipped (two-piece steel
frame units will be allowed when installed around
existing trees). The standard size tree grates shall be four (4) feet by six (6) feet .

Edges of tree grates should be aligned with score
lines and/or expansion joints and adjacent to the
concrete curb and gutter. Metal grates shall be
factory primed and painted black.

Unit Pavers
Broom Finish w/Shiner Band Exposed Aggregate
Sawcut
Paving Proposed
if using unit pavers,
they must be
standard shape size
and colors that are
readily available off
the shelf.

Unit Pavers
Broom Finish w/Shiner Band Exposed Aggregate
Sawcut
Paving Proposed
if using unit pavers,
they must be
standard shape size
and colors that are
readily available off
the shelf.

Unit Pavers
Broom Finish w/Shiner Band Exposed Aggregate
Sawcut
Pav
if using unit pavers,
they must be
standard shape size
and colors that are
readily available off
the shelf.

Unit Pavers
Broom Finish w/Shiner Band Exposed Aggregate
Sawcut
Pa
if using unit pavers,
they must be
standard shape size
and colors that are
readily available off
the shelf.

Figure 3-29:StandardPaving Treatments
If using unit pavers, they must be standard shape, size, and colors that are readily available off the shelf.

Chapter 3 |Mobility and Beautification
101
February 2025 (DRAFT)
Figure 3-30:Sign Location Plan

3.5.2 Gateways and Public Signs
As part of creating a cohesive thread through the Specific Plan area, a sign program will be implemented as a tool to orient visitors to the specific location they are in or guide them to where they are going. New development and improvements in the public right-of-way shall implement the Sign Location Plan (refer to Figure 3-30: Sign Location Plan).

Arts &
Entertainment
Neighborhood
Mast Blvd
Residential
Neighborhood
Mast Blvd
Residentia
Neighborho
Faciliti
Neigh
Facilities-B
Neighborh
Town Center
Commercial
Neighborhood

TOWN CENTER PKWY

TOWN CENTER PKWY

MISSION GORGE RD
VE LN
N RD

Y LN RIVERVIEW PKWY

RIVERVIEW PKWY

MEADOW WY
AV

PARK CENTER DR

SAN REMO CT

MAGNOLIA PARKS DR

CAMBURY DR

CUYAMACA ST

MISSION CREEK DR

RIVER PARK DR

JENNIFER DR

SAN REMO RD

RIVERWALK DR VERDE VISTA LN

MAST BLV
LEGEND

BRANDING ON BRIDGE

MEDIAN ID MONUMENT

SUBNEIGHBORHOOD IDENTIFICATION

FACILITY/ZONE IDENTIFICATION

VEHICULAR DIRECTIONALS

PEDESTRIAN DIRECTIONALS

PEDESTRIAN DIRECTORY

TRAIL MASTHEAD

TRAIL INTERPRETIVE SIGNS
Town Center
Commercial
Neighborhood

TOWN CENTER PKWY
TOWN C

OLIVE LN

CAMBURY DR

CUYAMACA ST

MISSION CREEK DR
R
JE
LEGEND

BRANDING ON BRIDGE

MEDIAN ID MONUMENT

SUBNEIGHBORHOOD IDENTIFICATION

FACILITY/ZONE IDENTIFICATION

VEHICULAR DIRECTIONALS

PEDESTRIAN DIRECTIONALS

PEDESTRIAN DIRECTORY

TRAIL MASTHEAD

TRAIL INTERPRETIVE SIGNS

DRIVE-IN SIGN
Arts &
Entertainment
Neighborhood
Mast Blvd
Residential
Neighborhood
Mast Blvd
Residential
Neighborhood
Park Ave
Residential
Neighborhood
Facilities-Based
Neighborhood
Facilities-Based
Neighborhood
Facilities-Based
Neighborhood
Town Center
Commercial
Neighborhood

TOWN CENTER PKWY

TOWN CENTER PKWY

MISSION GORGE RD

OLIVE LN

MISSION GREEN RD

TAMBERLY LN RIVERVIEW PKWY

RIVERVIEW PKWY

MEADOW WY

COTTONWOOD AV

COTTONWOOD AV
4TH ST
1ST ST
3RD ST

PARK AVE

EDGEMOOR DR

MAGNOLIA AVE

CHUBB LN

WALKER TRAILS DR

PARK CENTER DR

SAN REMO CT

MAGNOLIA PARKS DR

CAMBURY DR

CUYAMACA ST

MISSION CREEK DR

RIVER PARK DR

JENNIFER DR

SAN REMO RD

RIVERWALK DR VERDE VISTA LN

MAST BLVD

PALM GLEN DR
N
City of Santee | Town Center Specific Plan
102
City of Santee | Town Center Specific Plan February 2025 (DRAFT) Family of Signs
A goal of the sign program is to provide a family of
signs that use a common set of materials, colors and
style implemented in different ways to accommodate
various needs throughout the Specific Plan area.

Figure 3-31 shows a complete concept family which
includes the following:

X A new marquee branding opportunity to be
located on the pedestrian bridge that crosses
Cuyamaca near the Sportsplex.

X Median Identification Monument that will
identify entries into the Specific Plan Area.

X Sub-neighborhood identification which
will be used to identify each of the various
neighborhoods.

X Facility/zone identification used to identify
key buildings or locations throughout the
Specific Plan area.

X Vehicular directionals located at intersections
to guide drivers to nearby parking garages,
amenities and neighborhoods.

X Pedestrian directionals located within
developments to guide visitors to adjacent
neighborhoods or amenities.

X Pedestrian directories that show a map of
the immediate area and important relevant
information.

X Trail mastheads that provide important trail
information and maps.

X Trail interpretive signs that provide
information about local wildlife and ecology.

The family of signs are further identified by
the neighborhoods they are located in. Each
neighborhood has a unique design and color on the
back of their sign panels as well as a unique material
at their base that relates to the character of each
neighborhood, which are shown on Figures 3-32
through 3-40. Signs in the public right of way will
reflect the branding and color palette established on
Figure 3-41.

In addition to the family of signs, the Arts and
Entertainment Neighborhood will incorporate the
sign from the Santee Drive-In at a location to be
determined within the Entertainment Commercial
designated site.

Roof-mounted signs, theater marquee signs
and architecturally integrated digital signs shall
be permitted within the Arts & Entertainment
Neighborhood, and their location, design, size
and number shall be determined through a
Comprehensive Sign Program. Theater signage may
utilize dynamic lighting and static and/or changeable
copy signs to promote movies or special events. Roofmounted signs shall be architecturally integrated and proportional to the building to which it is affixed and must consist of a unique artistic and iconic design.

Chapter 3 |Mobility and Beautification
103
February 2025 (DRAFT)
3/16” = 1’-0” 05/28/2024
P2
Directory
SIGN CONCEPT CONT. SHEET 11

ECTIONAL FACILITY IDENTIFICATION PARKING IDENTIFICATION INFORMATION KIOSK

WITH SITE MAP AND/OR

DIGITAL DISPLAY SCREEN

SUBDISTRICT

IDENTIFICATION
Edgemoor
Historical
Barn

TRAIL SIGNAGE
D ENTERTAINMENT DISTRICT (SIGN DESIGNS TYPICAL FOR ALL DISTRICTS) Arts & Entertainment

FAMILY OF SIGNS

ENT NEIGHBORHOOD (SIGN DESIGNS TYICAL FOR ALL NEIGHBORHOODS) 28_SANTEE_CONCEPTS.AI 3/16” = 1’-0”
Neighborhood
A&E
Public
Parking
P
Sportsplex
P2
Directory

LOREM IPSUM
Amet, consectetuer adipiscing elit, sed diam nonummy erat.

Ut wisi enim dolore magna aliquam erat volutpat. Ut wisi enim ad minim veniam, quis nostrud exerci tation ullamcorper suscipit lobortis nisl ut aliquip ex ea commodo consequat.

MILE

2.5 San Diego
River Trails
San Diego
River Trails
San Diego River Trail San Diego River Trail
SD
River
Trail
Neighborhood
A&E
Main
Street
SIGN CONCEPT CONT.

VEHICULAR DIRECTIONAL

PROJECT IDENTIFICATION MONUMENT

PEDESTRIAN DIRECTIONAL FACILITY IDENTIFICATION PARKING IDENTIFICATION INFORMATION KIOSK

WITH SITE MAP AND/OR

DIGITAL DISPLAY SCREEN

SUBDISTRICT

IDENTIFICATION

INTERPRETIVE
SIGNS

TRAIL HEAD MAP TRAIL IDENTIFICATION MARKER SIDE VIEW
Edgemoor
Historical
Barn

TRAIL SIGNAGE
ARTS AND ENTERTAINMENT DISTRICT (SIGN DESIGNS TYPICAL FOR ALL DISTRICTS) Arts & Entertainment

FAMILY OF SIGNS

ARTS & ENTERTAINMENT NEIGHBORHOOD (SIGN DESIGNS TYICAL FOR ALL NEIGHBORHOODS) file = 20240528_SANTEE_CONCEPTS.AI 3/16
Neighborhood
A&E
Public
Parking
P
Sportsplex
SD
River
Trail
Neighborhood
A&E
Main
Street

SIGN CON

VEHICULAR DIRECTIONAL

PROJECT IDENTIFICATION MONUMENT

PEDESTRIAN DIRECTIONAL

SUBDISTRIC

IDENTIFICATI

ARTS AND ENTERTAINMENT DISTRICT (S
Arts & Entertainment

FAMILY O

ARTS & ENTERTAINMENT NEIGHBORHOOD (SIG
Figure 3-32:Town Center - Family of Signs
Neigbhorhood
Identification
Facility
Identification
Parking
Identification
Vehicular Directional Pedestrian Directional
Trailhead Map Trail Identification
Marker
Interpretive Signs Interpretive Signs
(side view)

MATERIALS AND COLORS REPRESENTATIVE FOR EACH DISTRICT
Neighborhood
A&E
Public
Parking
P
Sportsplex
A&E
Neighborhood
Public
Parking
P
Sportsplex
Neighborhood
A&E
Public
Parking
P
Sportsplex
Neighborhood
A&E
Public
Parking
P
Sportsplex
Neighbor
A&E
Pu
Par
Sportsp

VEHICULAR DIRECTIONALS

COMMERCIAL NEIGHBORHOOD RIVER NEIGHBORHOOD RESIDENTIAL NEIGHBORHOOD FACILITIES-BASED NEIGHBORHOOD (SPORTSPLEX)

ARTS AND ENTE

NEIGHBOR

MATERIALS AND COLORS REPRESENTATIVE FOR EACH NEIGHBORHOOD MAST BLVD. RESIDENTIAL

NEIGHBORHOOD

TOWN CENTER

COMMERCIAL

NEIGHBORHOOD

PARK AVENUE

RESIDENTIAL

NEIGHBORHOOD

ARTS & ENTERTAINMENT

NEIGHBORHOOD (SPORTSPLEX)

ARTS & ENTER

NEIGHBOR

MATERIALS AND COLORS REPRESENTATIVE FOR EACH DISTRICT
Neighborhood
A&E
Public
Parking
P
Sportsplex
A&E
Neighborhood
Public
Parking
P
Sportsplex
Neighborhood
A&E
Public
Parking
P
Sportsplex
Neighborhood
A&E
Public
Parking
P
Sportsplex
Neig
A&E
Sp

VEHICULAR DIRECTIONALS

COMMERCIAL NEIGHBORHOOD RIVER NEIGHBORHOOD RESIDENTIAL NEIGHBORHOOD FACILITIES-BASED NEIGHBORHOOD (SPORTSPLEX)

ARTS AN
NEI

MATERIALS AND COLORS REPRESENTATIVE FOR EACH NEIGHBORHOOD MAST BLVD. RESIDENTIAL

NEIGHBORHOOD

TOWN CENTER

COMMERCIAL

NEIGHBORHOOD

PARK AVENUE

RESIDENTIAL

NEIGHBORHOOD

ARTS & ENTERTAINMENT

NEIGHBORHOOD (SPORTSPLEX)
ARTS &
NEIG
Figure 3-31:Standard Sign Treatment by Neighborhood
Town Center
Commercial Neighborhood
Park Center Residential
Neighborhood
Park Avenue Residential
Neighborhood
Arts & Entertainment
Neighborhood
Vehicular Directional Signs
MATERIALS AND COLORS REPRESENTATIVE FOR EACH DISTRICT SHEET 12 borhood
Public
Parking
P
rtsplex
A&E
Neighborhood
Public
Parking
P
Sportsplex
Neighborhood
A&E
Public
Parking
P
Sportsplex
Neighborhood
A&E
Public
Parking
P
Sportsplex
Neighborhood
A&E
Public
Parking
P
Sportsplex

VEHICULAR DIRECTIONALS

RCIAL NEIGHBORHOOD RIVER NEIGHBORHOOD RESIDENTIAL NEIGHBORHOOD FACILITIES-BASED NEIGHBORHOOD (SPORTSPLEX)

ARTS AND ENTERTAINMENT

NEIGHBORHOOD

MATERIALS AND COLORS REPRESENTATIVE FOR EACH NEIGHBORHOOD MAST BLVD. RESIDENTIAL

NEIGHBORHOOD

OWN CENTER

COMMERCIAL

EIGHBORHOOD

PARK AVENUE

RESIDENTIAL

NEIGHBORHOOD

ARTS & ENTERTAINMENT

NEIGHBORHOOD (SPORTSPLEX)

ARTS & ENTERTAINMENT

NEIGHBORHOOD
MEDIAN ID MONUMENT - OPTION 2 SHEET 08
3/8” = 1’-0”
708_SANTEE_CONCEPTS.AI 07/08/2024
Median Identification
Monument
20240528_SANTEE_CONCEPTS.AI 3/16” = 1’-0”
Neighborhood
A&E
Public
Parking
P
Sportsplex
P2
Directory

LOREM IPSUM
Amet, consectetuer adipiscing elit, sed diam nonummy erat.

Ut wisi enim dolore magna aliquam erat volutpat. Ut wisi enim ad minim veniam, quis nostrud exerci tation ullamcorper suscipit lobortis nisl ut aliquip ex ea commodo consequat.

MILE

2.5 San Diego
River Trails
San Diego
River Trails
San Diego River Trail San Diego River Trail
SD
River
Trail
Neighborhood
A&E
Main
Street
SIGN CONCEPT CONT.

VEHICULAR DIRECTIONAL

PROJECT IDENTIFICATION MONUMENT

PEDESTRIAN DIRECTIONAL FACILITY IDENTIFICATION PARKING IDENTIFICATION INFORMATION KIOSK

WITH SITE MAP AND/OR

DIGITAL DISPLAY SCREEN

SUBDISTRICT

IDENTIFICATION

INTERPRETIVE
SIGNS

TRAIL HEAD MAP TRAIL IDENTIFICATION MARKER SIDE VIEW
Edgemoor
Historical
Barn

TRAIL SIGNAGE
ARTS AND ENTERTAINMENT DISTRICT (SIGN DESIGNS TYPICAL FOR ALL DISTRICTS) Arts & Entertainment

FAMILY OF SIGNS

ARTS & ENTERTAINMENT NEIGHBORHOOD (SIGN DESIGNS TYICAL FOR ALL NEIGHBORHOODS) City of Santee | Town Center Specific Plan
104
City of Santee | Town Center Specific Plan February 2025 (DRAFT) file = 20240528_SANTEE_CONCEPTS.AI
COLORS & MATERIALS - COMMERCIAL NEIGHBORHOOD SHEET 13
SANTEE TOWN CENTER 05/28/2024
Neighborhood
A&E
Public
Parking
SIGN PANELS FACES: P DARK GREEN BACKGROUNDS WITH WHITE REFLECTIVE TYPE (TYPICAL FOR ALL SIGNS)
SIGN PANELS BACK:

SILHOUETTES OF BOWS OR RIBBONS, BOXES WITH BOWS, ETC.

IN GREEN TONE-ON-TONE
SIGN BASE:

COBBLESTONE BASE

EXAMPLE SIGN
SCALE: 3/8” = 1’-0”
SIGN POSTS:

GOLDEN BRASS
Sportsplex Sportsplex

COLOR AND MATERIALS - TOWN CENTER COMMERCIAL NEIGHBORHOOD Figure 3-33:Standard Sign Treatment - Town Center Commercial Neighborhood Chapter 3 |Mobility and Beautification
105
February 2025 (DRAFT)
file = 20240528_SANTEE_CONCEPTS.AI
COLORS & MATERIALS - RIVER NEIGHBORHOOD SHEET 14
SANTEE TOWN CENTER 05/28/2024
Neighborhood
A&E
Public
Parking
SIGN PANELS BACK: P IMAGE OF WATER RIPPLES PATTERNS IN LIGHT/DARK TAN (TONE ON TONE)
SIGN BASE:

ROUGH STONE BOULDER BASE
SIGN POSTS:

RUSTED STEEL FINISH
SIGN PANELS FACES:

DARK GREEN BACKGROUNDS WITH WHITE REFLECTIVE TYPE
(TYPICAL FOR ALL SIGNS)

EXAMPLE SIGN
SCALE: 3/8” = 1’-0”
Sportsplex Sportsplex

COLOR AND MATERIALS - MAST BLVD RESIDENTIAL NEIGHBORHOOD Figure 3-34:Standard Sign Treatment - Town Center Residential Neighborhood City of Santee | Town Center Specific Plan
106
City of Santee | Town Center Specific Plan February 2025 (DRAFT) file = 20240528_SANTEE_CONCEPTS.AI
COLORS & MATERIALS - RESIDENTIAL NEIGHBORHOOD (PARK CENTER & PARK AVE) SHEET 15 SANTEE TOWN CENTER 05/28/2024
Neighborhood
A&E
Public
Parking
P
Sportsplex
SIGN POSTS:

RUBBED BRONZE
SIGN PANELS BACK:

QUILT PATTERNS IN BLUE TONE-ON-TONE
SIGN BASE:

STACKED LEDGE STONE WITH SQUARE CUT EDGES
SIGN PANELS FACES:

DARK GREEN BACKGROUNDS WITH WHITE REFLECTIVE TYPE
(TYPICAL FOR ALL SIGNS)

EXAMPLE SIGN
SCALE: 3/8” = 1’-0”
Sportsplex

COLOR AND MATERIALS - PARK AVE RESIDENTIAL NEIGHBORHOOD Figure 3-35:Standard Sign Treatment - Park Boulevard Residential Neighborhood Chapter 3 |Mobility and Beautification
107
February 2025 (DRAFT)
file = 20240528_SANTEE_CONCEPTS.AI
COLORS & MATERIALS - ARTS AND ENTERTAINMENT NEIGHBORHOOD SHEET 17 SANTEE TOWN CENTER 05/28/2024
Neighborhood
A&E
Public
Parking
P
Sportsplex
SIGN POSTS:

OPALESCENT COLOR WITH

RANDOM COLORFUL STRIPES
SIGN PANELS BACK:

MUSICAL INSTRUMENTS, MUSICAL NOTES, BALLET SHOES, OR

PAINT PALETTES SHOWN IN YELLOW TONE-ON-TONE
SIGN BASE:

POLISHED STONE FACE
SIGN PANELS FACES:

DARK GREEN BACKGROUNDS WITH WHITE REFLECTIVE TYPE
(TYPICAL FOR ALL SIGNS)

EXAMPLE SIGN
SCALE: 3/8” = 1’-0”
Sportsplex
Figure 3-36:Standard Sign Treatment - Arts & Entertainment Neighborhood City of Santee | Town Center Specific Plan
108
City of Santee | Town Center Specific Plan February 2025 (DRAFT) Figure 3-37:Bridge Treatment - Daytime View
file = 20240528_SANTEE_CONCEPTS.AI
BRIDGE TREATMENT - DAYTIME VIEW SHEET 03
SANTEE TOWN CENTER 05/28/2024
Chapter 3 |Mobility and Beautification
109
February 2025 (DRAFT)
file = 20240528_SANTEE_CONCEPTS.AI
BRIDGE TREATMENT - NIGHTTIME VIEW SHEET 04
SANTEE TOWN CENTER 05/28/2024
Figure 3-38:Bridge Treatment - Nighttime View
City of Santee | Town Center Specific Plan
110
City of Santee | Town Center Specific Plan February 2025 (DRAFT) Figure 3-39:Median Identification Monument - Mission Gorge Road and Cuyamaca Street MONUMENT AT MISSION GORGE RD / CUYAMACA ST (OPTION 2) SHEET 09 file = 20240708_SANTEE_CONCEPTS.AI SANTEE TOWN CENTER 07/08/2024 MONUMENT AT MISSION GORGE RD / RIVERVIEW PKWY (OPTION 2) SHEET 10 file = 20240708_SANTEE_CONCEPTS.AI SANTEE TOWN CENTER 07/08/2024 Figure 3-40:Median Identification Monument - Mission Gorge Road and Riverview Parkway Chapter 3 |Mobility and Beautification
111
February 2025 (DRAFT)
file = 20240528_SANTEE_CONCEPTS.AI
LOGO SHEET 02
SANTEE TOWN CENTER 05/28/2024

TOWN CENTER

PROPOSED TOWN CENTER IDENTITY

EXISTING CITY LOGO
file = 20240528_SANTEE_CONCEPTS.AI
SHEET

SANTEE TOWN CENTER

PROJECT COLOR PALETTE
05/28
PMS 370C PMS 350C PMS 371C
PMS 7409C PMS 7459C PMS 7694C
PMS 729C PMS COOL GRAY 11C
Figure 3-41:Branding Concepts
file = 20240528_SANTEE_CONCEPTS.AI
LOGO SHEET 02
SANTEE TOWN CENTER 05/28/2024

TOWN CENTER

PROPOSED TOWN CENTER IDENTITY
City logotype EXISTING CITY LOGO
City of Santee | Town Center Specific Plan
112
City of Santee | Town Center Specific Plan February 2025 (DRAFT)

3.5.4 Street Lighting
Figure 3-42:Lighting Location Plan
Street lighting will be provided in order to adequately light roadways in the Specific Plan area. In order to ensure a cohesiveness between the various neighborhoods specific poles and light fixtures have been selected for implementation and are included in the following pages (refer to Figure 3-42 for Lighting Location). In the event that the specific model of pole or fixture is no longer in production, a pole or fixture similar in aesthetic quality shall be used with the approval of the Planning Director.

Arts &
Entertainment
Neighborhood
Mast Blvd
Residential
Neighborhood
Mast Blvd
Residential
Neighborhood
Park Ave
Residential
Neighborhood
Facilities-Based
Neighborhood
Facilities-Based
Neighborhood
Facilities-Based
Neighborhood
Town Center
Commercial
Neighborhood

TOWN CENTER PKWY

TOWN CENTER PKWY

MISSION GORGE RD

OLIVE LN

MISSION GREEN RD

TAMBERLY LN RIVERVIEW PKWY

RIVERVIEW PKWY

MEADOW WY

COTTONWOOD AV

COTTONWOOD AV
4TH ST
1ST ST
3RD ST

PARK AVE

EDGEMOOR DR

MAGNOLIA AVE

CHUBB LN

WALKER TRAILS DR

PARK CENTER DR

SAN REMO CT

MAGNOLIA PARKS DR

CAMBURY DR

CUYAMACA ST

MISSION CREEK DR

RIVER PARK DR

JENNIFER DR

SAN REMO RD

RIVERWALK DR VERDE VISTA LN

MAST BLVD

PALM GLEN DR
EGEND
Light Pole (shoebox) replacements outside of Town
Center Core (i.e. areas not along Riverview Parkway or
Town Center Parkway east of Cuyamaca Street). Any
new light poles in residential areas north of the river shall apply the citywide light pole standard as determined by the City Engineer:

Arm: ANP Lighting Model PA231 or similar as determined
by the City Engineer
Light Fixture: ANP Lighting Model LA196 or similar as
did bhCiEi
New and replacement light poles along Town Center
Parkway east of Cuyamaca Street and along Riverview
Parkway:

Arm: ANP Lighting Model PA200 or similar as determined
by City Engineer
Light Fixture: ANP Lighting Model LA402 or similar as
determined by City Engineer
New light poles along Main Street, Park Avenue, and
Edgemoor Drive
Arm: ANP Lighting Model PA742 or similar as determined
by the City Engineer
Light Fixture: ANP Lighting Model LF3344 or similar as
determined by the City Engineer
Arts &
Entertainment
Neighborhood
Mast Blvd
Residential
Neighborhood
Mast Blvd
Residential
Neighborhood
Park Ave
Residential
Neighborhood
Facilities-Based
Neighborhood
Facilities-Based
Neighborhood
Town Center
Commercial
Neighborhood

TOWN CENTER PKWY

TOWN CENTER PKWY

MISSION GORGE RD

OLIVE LN

MISSION GREEN RD

TAMBERLY LN RIVERVIEW PKWY

RIVERVIEW PKWY

MEADOW WY

COTTONWOOD AV

COTTONWOOD AV
4TH ST
1ST ST
3RD ST

PARK AVE

EDGEMOOR DR

MAGNOLIA AVE

CHUBB LN

WALKER TRAILS DR

PARK CENTER DR

SAN REMO CT

MAGNOLIA PARKS DR

CAMBURY DR

CUYAMACA ST

MISSION CREEK DR

RIVER PARK DR

JENNIFER DR

SAN REMO RD

RIVERWALK DR VERDE VISTA LN

MAST BLVD

PALM GLEN DR
LEGEND
Light Pole (shoebox) replacements outside of Town
Center Core (i.e. areas not along Riverview Parkway or
Town Center Parkway east of Cuyamaca Street). Any
new light poles in residential areas north of the river shall apply the citywide light pole standard as determined by the City Engineer:

Arm: ANP Lighting Model PA231 or similar as determined
by the City Engineer
Light Fixture: ANP Lighting Model LA196 or similar as
determined by the City Engineer
New and replacement light poles along Town Center
Parkway east of Cuyamaca Street and along Riverview
Parkway:

Arm: ANP Lighting Model PA200 or similar as determined
by City Engineer
Light Fixture: ANP Lighting Model LA402 or similar as
determined by City Engineer
New light poles along Main Street, Park Avenue, and
Edgemoor Drive
Arm: ANP Lighting Model PA742 or similar as determined
by the City Engineer
Light Fixture: ANP Lighting Model LF3344 or similar as
determined by the City Engineer
Chapter 3 |Mobility and Beautification
113
February 2025 (DRAFT)
Street Lights
Street lights should be located approximately
seventy-five (75) to ninety-five (95) feet apart; with
a total of three lights located on each 200-foot block
frontage and four lights located on each 300-foot
block frontage.

Street lights should be triangulated on opposite sides
of the street and installed two and a half (2½) feet
from the back of curb, measured from the back of
curb to center of the pole base.

X New and replacement light poles along Town
Center Parkway east of Cuyamaca Street and
along Riverview Parkway shall consist of the
following:

Z Arm ANP Lighting Model PA200 or similar
as determined by the City Engineer.

Z Combined with light fixture APN Lighting
Model LA402 or similar as determined by
the City Engineer.

X Light pole (shoebox) replacements outside
of the Town Center core (i.e. areas not along
Riverview Parkway or Town Center Parkway
east of Cuyamaca Street) shall consist of the
following. Any new light poles in the Town
Center in residential areas north of the river
shall apply the citywide light pole standard as
determined by the City Engineer.

Z Arm ANP Lighting Model PA231 or similar
as determined by the City Engineer.

Z Combined with light fixture APN Lighting
Model LA196 or similar as determined by
the City Engineer.

ANP Lighting Model PA200 (Arm)
APN Lighting Model LA402 (Light fixture)
ANP Lighting Model PA231 (Arm)
APN Lighting Model LA196 (Light fixture)
City of Santee | Town Center Specific Plan
114
City of Santee | Town Center Specific Plan February 2025 (DRAFT) X New light poles along Main Street, Park
Avenue, and Edgemoor Drive shall consist of
the following:

Z Dual arm ANP Lighting Model PA742
or similar as determined by the City
Engineer.

Z Combined with light fixture APN Lighting
Model LF3344 or similar as determined
by the City Engineer.

ANP Lighting Model PA742 (Dual arm)
APN Lighting Model LF3344 (Light fixture)
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115
February 2025 (DRAFT)
Figure 3-43:Main Street
Figure 3-44:Edgemoor Drive
City of Santee | Town Center Specific Plan
116
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4 4.1 Introduction

4.2 Water

4.3 Wastewater

4.4 Storm Drainage

4.5 Dry Utilities

4.6 Community Services
Infrastructure
and Public
Facilities
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City of Santee | Town Center Specific Plan February 2025 (DRAFT)

4.1 Introduction
Infrastructure and public facilities are essential to the success of the Town Center Specific Plan. This chapter
describes existing and proposed infrastructure
such as water, wastewater, storm drainage, and
dry utilities; and the public services and associated
facilities that support the Specific Plan area (refer to Figure 4-1 for the location of facilities that service the area).

4.2 Water
Water Supply
The Padre Dam Municipal Water District (PDMWD)
provides potable water and non-potable water
(recycled water) services to the City of Santee.

PDMWD imports all of its drinking water supply from
the San Diego County Water Authority (SDCWA)
via three connections along Mission Gorge Road
near Mission Trails Park (connection No. 4), at
Lake Jennings Treatment Plant (connection No. 6),
and connection No.7 (secondary connection). The
PDMWD is also a public agency and implements a
five-year budget and five-year strategic business plan
to evaluate infrastructure improvements.

The Specific Plan area is serviced by both potable and
non-potable water. Potable water is drinking water
that comes from surface water and groundwater
sources and is treated to levels that meet state and
federal standards for consumption. Non-potable
water (recycled water) that is not of drinking quality
but is treated for other purposes, such as landscape
irrigation.

Potable Water
The Specific Plan area contains a low-water level
elevation of 605.5 feet above mean sea level and a
high-water level elevation of 629 feet above mean
sea level. PDMWD has pump stations agency-wide,
but the potable water system is entirely a gravitybased system that services the Specific Plan area.

The water system is generally a closed loop system.

The city relies upon the PDMWD 2020 Urban Water
Management Plan (prepared by Carollo Engineers),
a Water Shortage Contingency Plan (prepared by
the PDMWD), and the 2015 Addendum to the 2015
Urban Water Management Plan (prepared by Carollo
Engineers). These plans and policy documents are
used by PDWMD for meeting long range water supply
needs for the County of San Diego.

Pipelines are constructed of both polyvinyl chloride
(PVC) and asphalt concrete pipe (ACP) and range
in diameter from 6 to 10 inches to 18 inches
with 10-inch and 12-inch diameter mains being
a predominant pipe size. A series of 10-to-12-
inch diameter main pipelines are found through
commercial sites, and along Mission Gorge Road is
a 36-inch diameter, steel transmission pipeline (El
Capitan Pipeline) and a 20-inch diameter concrete
cylindrical pipe (CCP).

Fire water is served through the hydrants located
throughout the project area. Fire flow calculations
and determinations are not determined by PMWD.

Fire flow information is determined for each project
based on demand and need for the developments, as
described in the most current version of the PMWD
Master Plan. Hydrants are located on each major
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February 2025 (DRAFT)
street in the study area, however additional fire
hydrants will be required as redevelopment and new
development occurs within the Specific Plan area
to meet fire hydrants spacing and Fire Department
requirements for fire protection/fire flow.

The adopted five-year budget identifies city-wide
projects funded by the PDMWD. Annual, typical
water main maintenance, valve replacement
projects, and general water maintenance projects are
done annually as needed for the system.

Non-Potable Water
Non-potable, or recycled water, is predominant in
the Specific Plan area. Recycled water pipelines are
predominantly located outside the San Diego River
area and lie beneath major streets; however, there
are pipelines that cross local streets and on private
property serving irrigation needs. Pipelines are
generally constructed of PVC and range in diameter
from 6 inches to 12 inches.

The adopted five-year budget does not identify
proposed recycled water improvements in the
Specific Plan area other than typical energy
efficiency-based projects.

4.3 Wastewater
The Padre Dam Municipal Water District (PDMWD)
provides wastewater collection, disposal, and
operation/maintenance services to the City of
Santee which is a part of their western service area.

According to the PDMWD website, the District
typically averages a wastewater collection of 40%
to be sent to their Water Recycling Facility where
it is treated and becomes part of the local recycled
water supply. The remaining 60% travels from
Padre Dam wastewater system into the City of San
Diego Metropolitan Wastewater System where it is
treated at the Point Loma facility. Currently under
construction is the East County Advanced Water
Purification project which will expand the wastewater
treatment plant north of Santee Lakes that will
accept flows from Padre Dam and could treat up to
nearly 15.5 MGD of wastewater.

As with most agencies, the PDMWD maintains a
Sewer System Management Plan (SSMP), as updated
in 2019. The SSMP contains general sewer system
information and the methods of handling general
maintenance, sewer spills, and general emergency
response. As such, a solid and complete maintenance
program is integral to the success of the longevity
and performance of the wastewater system. The
maintenance program should be implemented and
monitored along with capital improvement projects
for upgrades in collaboration with PDMWD.

A 27-inch diameter County of San Diego Interceptor
transmission sewer pipeline (per the County of
San Diego 2011 Master Plan) bisects and traverses
roughly in an east-west direction within the southern
one-half of the Specific Plan Area. The County of San
Diego discourages proposed sewer connections to
this type of pipeline for planned, new developments
and existing development (i.e., transmission pipelines
are not appropriate for usage over distribution
pipelines). Sewer connections to this pipeline
for planned, new developments and existing
developments within Santee are discouraged, as
the interceptor distribution line is intended to serve
different areas of the County.

Wastewater Conveyance and Capacity
Wastewater conveyance and capacity are paramount
to the success of the development and build-out of
the Town Center Specific Plan Update. For this update
and complemented and validated by conversations
with the Padre Municipal Water District (PMWD)
engineering staff, pipeline conveyance in the
planned areas pose more of the existing challenge
than a deficiency in capacity. The San Diego River
that bifurcates the specific plan area also poses a
unique challenge for conveyance facilities to connect
with downstream sewer pipelines which could
lead to a few localized pump/lift stations where
planned development abuts the river including site
layout/configuration coupled with other existing
topographical (elevations) features and grading
schematics. Based on the recommendations of the
Town Center Specific Plan, a pipeline diameter of 10
inches would likely be required for build-out in select areas where sewer conveyance facilities are minimal
120
City of Santee | Town Center Specific Plan February 2025 (DRAFT) and/or not available. The pipe sizing will also depend
on final site configurations, grading, and the actual
demand of the development. This pipe sizing could
increase as required by the development.

Based on the recommendations of the Town Center
Specific Plan, a pipeline diameter of 10 inches would
be required for build-out in select areas where sewer
conveyance facilities are minimal to missing. The pipe
sizing will also depend on final site configurations,
grading, and the actual demand of the development.

This pipe sizing could increase as required by the
development.

Planned Wastewater Improvements
The Mission Gorge Sewer upgrade project proposed
to be built as part of a capital improvement project
by the PMWD on Mission Gorge Road between
Riverview Parkway and 4th Street as discussed in this
section is planned to be built by 2027. This project
will upgrade the existing 8-inch and 10-inch diameter
pipeline to a 15-inch diameter pipeline which will
be of value to the planned build-out of the retail,
office, institutional, entertainment, and residential
developments within the southeast quadrant of the
specific plan area.

X The Town Center plan calls out for this 10-
inch diameter pipeline to be built within Town
Center Parkway and Riverview Parkway to
serve the build out within the central portion
of the specific plan area south of the river,
and the 10-inch diameter pipeline is planned
within Riverwalk Drive and Park Center Drive
up to Mast Boulevard within the northern
portion of the planned build out north of
the river. There is a 15-inch diameter sewer
line that splits the areas with potential for
new residential development within the Park
Center Residential Neighborhood north of the
San Diego River, however, site grading and site
layout will determine whether that sewer line
is available for use from both a conveyance
and capacity standpoint.

X As part of the PMWD Master Plan (2022)
evaluation, various lift stations located
throughout their western service area
sewer collection system were evaluated for
upgrades to their existing mechanical and/or
electrical equipment. These lift stations have
older and outdated equipment that requires
replacement to current standards. These lift
stations include Mission Creek, Woodside
Avenue, High Rise Way, and Sky Ranch Lift
stations. Of these four lift stations, the
Mission Creek Lift Station is within the limits
of the Town Center Specific Plan area near
Cuyamaca Street and the San Diego River.

Development Considerations
Some of the smaller development projects at the
extreme southwest corner and northeast corners
of the planned project areas will require pipelines
along their project frontages. For example, new
development within the Park Center Residential
Neighborhood, east of Park Center Dr, north of the
Edgemoor Skilled Nursing Facility will require at
least a 10-inch diameter sewer within Park Center
Drive to serve the project. Similarly, the new
development within the Town Center Commercial
neighborhood, west Town Center Parkway, south
of the Walmart center, would need sewer facilities
in the private drive to serve this project. Lastly,
consideration for site grades in coordination with
the site design should be evaluated closely to allow
for proper typical gravity-based flow for sewer
pipelines to avoid or minimize the presence of lift
stations which can get costly and be a long-term
maintenance consideration. Although the County has
plans to improve the 27-inch diameter interceptor
transmission sewer pipeline (described earlier in the
“Wastewater and Capacity” section of this document,
The County of San Diego discourages proposed sewer
connections to this type of pipeline for planned,
new developments and existing development (i.e.,
transmission pipelines are not appropriate for
usage over distribution pipelines). The County does
have plans to upgrade segments of this pipeline
to a 36-diameter pipeline, however, the County
performs these improvements as part of their overall
wastewater conveyance upgrades County-wide”
outside the Specific Plan area.

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4.4 Storm Drainage
Stormwater is transported by overland flow from the
various residential, commercial, institutional, open
space/park properties and roadways and collected
by catch basins and inlets to be ultimately directed
below ground within underground storm drainage
pipelines.

The Specific Plan area provides a network of
underground pipelines below minor and major
roadways such as Cuyamaca Street, Town Center
Parkway, Mission Gorge Road, Riverview Parkway,
Magnolia Avenue, Cottonwood Avenue, Mast
Boulevard and underneath local residential roadways
such as Leavesly Trail, Verde Vista Lane, Little Leaf
Lane, and Star Magnolia Lane. Some commercial
properties contain on-site, underground storm
drainage pipelines that connect to other systems
downstream.

Some of these pipelines are privately owned and
maintained and range between 18 to 24 inches
in diameter for low flows and 30 to 48 inches in
diameter for larger flow capabilities. Ultimate
discharge is the San Diego River which bisects the
Specific Plan area.

The current adopted Five-Year Capital Improvement
Program (CIP) identifies a major storm drainage
pipeline project including replacing a corrugated
metal storm drain pipeline with a larger diameter
reinforced concrete pipe beneath Mission Gorge
Road between Cuyamaca Street and Cottonwood
Avenue.

4.4.1 Flood Hazards/Flood Zones
The majority of the Specific Plan zoned properties are
located in Zone X per FEMA’s flood zone designations,
where Flood Zone X is defined as an area of minimal
flood hazards and not affected by a 500-year storm
event. However, the central portion of the Specific
Plan area, generally following the San Diego River, is
within the Special Flood Hazard Area Zone AE, which
is designated as a Regulatory Floodway.

North of San Diego River
The southern one-half of the Park Open Space Area,
localized western portion of the Residential TC-R-14
and all of the Residential TC-R-7 areas located north
of the San Diego River, are located within Flood Zone
AE.

South of San Diego River
Between Cuyamaca Street and Magnolia Avenue, the
northern portions of the Commercial, Residential,
and Institutional zoned properties abutting the river
are within Zone AE and all of the Park/Open Space/
Floodway zoned property north of Riverview Parkway
is located within Zone AE as well, while the balance
of these properties lie within Zone X. To the west of
Cuyamaca Street, the majority of the Commercial,
Office/Commercial, and Dual-Zoned Residential
TC-R-22 or Office/Commercial is located in Zone X
but within an area of a 1% annual chance of a flood
with a average depth of less than one foot or with
drainage areas of less than one-square mile.

4.5 Dry Utilities
The Specific Plan area contains dry utilities including telephone, TV, internet, electric, and natural gas that service the community.

4.5.1 Telecommunications
Crown Castle provides telecommunications services
in the Specific Plan area. This carrier is expected to
meet current and future demands of land uses.

4.5.2 Cable Service
AT&T and Cox Communications provide cable in the
Specific Plan area. These carriers are expected to
meet current and future demands of land uses.

4.5.3 Energy (Electricity and Natural Gas)
San Diego Gas & Electric (SDG&E) provides electricity
and natural gas services in the Specific Plan area.

Existing transmission and distribution are adequate
to meet and the current and future demands of the
proposed land uses including new extensions meant
to service the build out of the Town Center. The
Public Utilities Commission of the State of California
outlines the regulations for SDG&E.
122
City of Santee | Town Center Specific Plan February 2025 (DRAFT) Santee Municipal Code Chapter 9.08 “Overhead
and Underground Utilities” and Chapter 11.24
“Construction and Improvement Standards” set
forth the provisions for the establishment of
Underground Utility Districts and undergrounding of
existing utilities. Provisions in Section 11.24.100 also allow the City Council to defer the undergrounding
requirement, however, the applicant must enter
into an agreement with the City to accept the
establishment of an undergrounding utility district
UUD at some future date. UUD No. 7 is located along
Cuyamaca Street between Mission Creek Drive and
Bingham Street and UUD No. 8 is located along Mast
Boulevard. Both UDDs are just outside the northwest
quadrant of the Specific Plan area. Additional districts may be established should the City Council deem it
necessary as the project area builds out.

4.6 Community Services

4.6.1 Library
The County of San Diego operates the Santee Library,
which services the Town Center Specific Plan area
along with the rest of the City of Santee. The Santee
Library is located at 9225 Carlton Hills Boulevard,
Suite 17, in Santee. The Santee Library is located
within Carlton Oaks Plaza, located at the intersection
between Carlton Hills Boulevard and Carlton Oaks
Drive. The library is found near the northwest corner
of Mast Park, less than half a mile from the Specific
Plan area.

The Santee Library offers services for all ages,
such as providing a cool zone program for seniors,
persons with disabilities, and those with health
concerns that could be complicated by the effects of
heat. The library offers story time for toddlers and
preschoolers, and after-school programs for grades
1 through 5. Services, such as Wi-Fi and a 3D printer,
are also available to residents to support their
education and access to information.

The County of San Diego Library is supported by a
non-profit group called the Friends of the Library.

The Friends of the Library help support and provide
positive advocacy for all local branches of the overall County-wide library organization named Library
Friends of San Diego County, or LFSDC, by providing
financial support, accepting donations, purchasing
equipment and sponsoring various library programs.

4.6.2 Schools
The Santee School District provides preschool,
elementary and middle school education services
throughout nine schools that serve approximately
6,400 students in Santee. The Specific Plan area is
served by the Santee School District at two schools
in proximity to its boundaries, Rio Seco Elementary
School and Hill Creek Elementary School.

X Rio Seco Elementary School
9545 Cuyamaca Street, Santee, CA 92071
X Hill Creek Elementary School
9665 Jeremy Street, Santee, CA 92071
Grossmont Union High School District provides high
school education services across 10 high schools
located in El Cajon, Lakeside, Spring Valley, and
Santee. Two high schools found in Santee serve the
Specific Plan area: Santana High School and West
Hills High School.

X Santana High School
9915 Magnolia Ave, Santee, CA 92071
X West Hills High School
8756 Mast Blvd, Santee, CA 92071

4.6.3 Police
The San Diego County Sheriff’s Department provides
law enforcement services to the City of Santee. The
Santee Sheriff’s Station provides a full range of law
enforcement services, which include patrol, traffic,
investigations, parking enforcement, emergency
services, crime prevention programs, crime analysis,
and narcotics enforcement. The Santee Sheriff’s
Station is located at 8811 Cuyamaca Street, Santee,
CA 92071, within 800 feet south of the southern
boundary of the Specific Plan area, Mission Gorge
Road. Additionally, the Community Safety Center
at Trolley Square provides on-site law enforcement
services within the Town Center Specific Plan area, at
the Santee Town Center trolley station.

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4.6.4 Fire/Emergency Services
The City of Santee is serviced by its own municipal
Fire Department, which was established after the
city incorporated in 1980. The Fire Department
consists of two fire stations and a Fire Administration Building organized into three divisions consisting
of administrative, emergency services, and fire
prevention. Fire Station No. 4 is located at 8950
Cottonwood Avenue within the Town Center Specific
Plan Area. Redevelopment and size expansion
of Fire Station No.4 is anticipated as part of this
Specific Plan. Heartland Fire and Rescue Station
No. 5 is located at 9130 Carlton Oaks Drive,
located approximately two miles to the west from
Fire Station No. 4. Additional Fire Department
organizational services are located within Santee City
Hall located at 10601 Magnolia Avenue.

The City of Santee Emergency Operations Plan
identifies City Hall and two fire stations as part
of initiating city-wide emergency services.

Also, in partnership and collaboration with the
entire San Diego region, the San Diego Regional
Association of Governments administer a Cities
Emergency Operations Center (EOC) and Emergency
Management Centers (EMC) in the region.

4.6.5 Parks and Recreation
The Town Center Community Park is located within
the northern area of the Town Center Specific
Plan, north of the San Diego River, and south of
Mast Boulevard. The Town Center Community Park
includes the YMCA and Santee Aquatics Center,
Sportsplex USA, Town Center Community Park East
(550 Park Center Drive) and West (9409 Cuyamaca
Street) and Riture Community Center currently under
design.

Nearby:

X Mast Park
X Walker Preserve Trail
The Community Services Department contains the
Parks and Recreation Division and Public Services
Division that operates and maintains parks and
recreational facilities’ structures and infrastructure, social and recreational programs, classes, special
events, and activities such as summer concerts and
community clean up days.

4.6.6 Solid Waste
Solid waste services within the Specific Plan
area are provided by Waste Management, Inc.,
(a private hauler) which is under an exclusive
franchise agreement with the City of Santee.

Waste Management, Inc. provides commercial and
residential trash hauling, as well as industrial solid
waste and recycling collection and disposal services.

The City of Santee Municipal Code Chapter 9 requires
that Santee residents, businesses and multi-family
apartment complexes separate all recyclable
materials from other solid waste. The State of
California regulations require all California businesses to participate in Mandatory Commercial Organics
Recycling (AB 1826) and Mandatory Commercial
Recycling (AB 341). In addition, as of January 1,
2022, California’s Short-Lived Climate Pollutant
Reduction Strategy (SB 1383) requires local collection
agencies to further reduce organic waste methane
emissions which result from organic waste deposited
at landfills. This organic waste includes food waste,
green waste, and paper products that decompose
and release methane gas into the atmosphere.

Organic waste is required to be deposited in green
containers and recyclable materials are deposited
in blue containers. Although Sycamore Landfill’s
capacity is adequate to handle wastewater project
build out, these further reductions in waste
diversions will effectively reduce the waste that gets
deposited into the landfill as a secondary outcome
from the law and ordinance.

The Specific Plan area will not require any physical
changes or new/altered facilities to ensure adequate
service to the Specific Plan area, as detailed further
in the environmental documentation. However, the
City through development projects or within public
lots may consider the inclusion of trash compacters.
124
City of Santee | Town Center Specific Plan February 2025 (DRAFT) Figure 4-1:Public Facilities Map
City of Santee | Town Center Specific Plan Update | June 02, 2023 (DRAFT) 2 MAGNOLIA AVE

ROSIE LN

MAST BLVD

CONEJO PL

MISSION GORGE RD
Source: Esri, Maxar, Earthstar
Geographics, and the GIS User
FIGURE 2-2: PUBLIC FACILITIES MAP
Public School
Public Library
Park
Fire Station
Police Station
Santana High
School
Rio Seco
School
Hill Creek
School
Santee Public
Library
Police Station
Fire Station 4
Town Center
Community Park
Mast Park
Ken Collier Park
Public School
Library
Park
Fire Station
Police Station
1/4 Mile From SP Boundary
1/2 Mile From SP Boundary
5 5.1 Introduction

5.2 Potential Funding Sources and Financing Mechanisms

5.3 Implementation Action Plan
Implementation
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City of Santee | Town Center Specific Plan February 2025 (DRAFT)

5.1 Introduction
This chapter includes a series of potential funding
sources and financing mechanisms to implement the
Town Center Specific Plan. Ultimately, as the Specific
Plan is implemented over the years, a variety of tools
for financing public infrastructure improvements,
incentivizing private development, and maintaining
public facilities and improvement will be utilized.

This approach will also be defined depending on
the availability of specific programs and funding
opportunities, public funding opportunities change
over time, and are subject to evolving economic,
environmental, legal, and political conditions.

5.2 Potential Funding Sources and
Financing Mechanisms
Table 5-1 describes potential funding sources that
could be utilized for implementing the improvements
as well as supporting annual operations and
maintenance.

5.3 Implementation Action Plan
The vision for the Town Center Specific Plan area is
supported by the following Implementation Action
Plan included in Table 5-2. The Implementation
Action Plan provides a summary of the improvement
projects recommended in the Specific Plan. The
table also identifies the suggested timing priority
of the improvements, indicates the responsible
parties for their implementation, and includes a
series of potential funding sources. The table groups
improvements under the following categories:
public spaces within new development, high priority
projects, circulation improvements within the public
right-of-way, streetscape improvements within the
public right-of-way, and open space connectivity
improvements.

Table 5-1 identifies the suggested timing priority as
short range (1-3 years), mid range (3-10 years), and
long range (10-20 years).

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Potential Funding Sources/Mechanisms Descriptions
General Fund
The City’s primary General Fund revenue sources are property taxes and sales tax, which combined provide more than
72% of the General Fund revenues. The City is responsible for providing or procuring a range of municipal services that includes law enforcement, fire and life safety, street maintenance, traffic circulation, planning and community development, park and landscape maintenance, code
enforcement, building inspection and recreation programs for all ages. General funds are also used to pay for a sizable portion of replacement infrastructure and some new capital facilities.

Special Assessment Districts
California law provides procedures to levy assessments
against benefiting properties and issue tax exempt bonds to finance public facilities and infrastructure improvements.

Assessment districts, also known as improvement districts, are initiated by the legislative body (e.g. city), subject to majority protest of property owners or registered voters. Assessments are distributed in proportion to the benefits received by each property and represent a lien against property. The assessments are fixed dollar amounts and may be prepaid.

Only improvements with property-specific benefits (e.g. roads, and sewer and water improvements) may be financed with
assessments.

Area of Benefit Fees
Area of benefit fees may be enacted by the legislative body (e.g. city) through adoption of an ordinance, without voter approval. The fee must be directly related to the benefit received. It does not create a lien against property, but must be paid in full as a condition of approval. Its principal use is for encumbering properties that will not voluntarily enter into an assessment, so that they pay their fair share at the time they are ready to be developed. Proceeds may be used to reimburse property owners who pay up-front cost for
facilities benefiting other properties. Benefiting properties may be given the option to finance the fees by entering into an assessment district.

Table 5-1:Potential Funding Sources/Mechanisms
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City of Santee | Town Center Specific Plan February 2025 (DRAFT) Potential Funding Sources/Mechanisms Descriptions
Business Improvement Districts (BID)
In California, there are two different types of business improvement districts, one created through assessments on business licenses within the district (including landowners who lease property), and the second created through
assessments of property owners alone.

Business-based BIDs - The Parking and Business Improvement Area Law of 1989 provides the legal basis for what is
commonly known as business improvement districts (BIDs).

Business improvement districts utilize an annual assessment levied against business owners based on a measure of benefit to each participating business, and can support a limited range of ongoing activities, including streetscape and sidewalk improvements, trash and cleanup activities, promotion and advertising and public safety. Special assessments within this type of business improvement district cannot be used to secure loans or bonds, thus limiting financing strategies to a pay-as-you-go basis.

Property-based BIDs - The Property and Business
Improvement District Law of 1994 provides funding for a wide range of improvements and activities. Assessments are levied against property owners rather than businesses - a key difference from the business-based Parking and Business Improvement District Law of 1989, as previously described.

Property owners are often more willing to assess themselves if the result may directly benefit their investment in real property. Any assessments must be reauthorized by a majority vote in proportion to their assessment every five years.

Compared with a business-based business improvement
district that requires annual reinstatement, this longer fiveyear period also allows for minor capital improvements to be funded through loans.

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Potential Funding Sources/Mechanisms Descriptions
Landscaping and Lighting Districts
Landscaping and Lighting Districts (LLD) may be used for installation, maintenance and servicing of landscaping and lighting, through annual assessments on benefiting properties.

LLDs also may provide for construction and maintenance of appurtenant features, including curbs, gutters, walls, sidewalks or paving, and irrigation or drainage facilities. They also may be used to fund and maintain parks above normal park standards maintained from general fund revenues.

Enhanced Infrastructure Financing Districts
In 2014, with Senate Bill (SB) 628 the State revamped
existing Infrastructure Financing Districts into Enhanced Infrastructure Financing Districts (EIFDs). EIFDs are a type of tax increment financing (TIF) district cities and counties could form to help fund economic development projects.

With these modifications, EIFDs are currently able to fund infrastructure maintenance and housing development,
economic development, transportation infrastructure, sewage treatment, and climate adaptation projects, among other uses.

Street Furniture Dedication Program (Donor
Programs)
Some of the proposed improvements may lend themselves
to a public campaign for donor gifts. Donor programs have been used very successfully in many cities in the United States for providing funds for streetscape and community design elements. Such programs can be tailored to
solicit contributions from individuals, corporations, local businesses and community and business associations. Many improvements could be funded by donor gifts for items such as: benches, trash receptacles, street trees, street tree grates, public art elements and information kiosks. Donors could be acknowledged with a plaque on the element itself or other prominent display such as a “wall of fame” with donors’ names.
130
City of Santee | Town Center Specific Plan February 2025 (DRAFT) Potential Funding Sources/Mechanisms Descriptions
Quimby Fees
The “Quimby fee” provision of the Subdivision Map Act
permits cities to require that developers either dedicate parkland or pay an equivalent fee that allows the City to buy land for parks. The fee applies to residential subdivisions and is based upon the number of units multiplied by a density factor.

This fee must be used to purchase land for parks in order to meet the City’s standards of 3 acres of parkland per 1,000 population.

SDG&E Undergrounding Funds
Utility companies are required to budget funds each year for undergrounding. These budgets are approved by the Public Utilities Commission and assigned to specific projects in each area based on priorities developed by the City of Santee.

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Improvement Projects Timing
Priority Responsibility Lead Potential Funding Sources
Public Spaces Within New Development
Art trail Short
range1 Private Development Developer funded
Privately developed public space
(site 16)
Short
range1 Private Development Developer funded
Privately developed public space
(site 20)
Short
range1 Private Development Developer funded
High Priority Public Improvements
Community space at theater site Short
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Quimby (Park InLieu) Fees, DIF Funds,
General Fund
Intersection Improvements at Town
Center Pkwy (south of Theater Site)
Short
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
MTS site (south of Theater Site) Short
range2
City of Santee (Community
Services, Engineering, Planning
& Building) / MTS
Gas Tax (RMRA), DIF
Funds, General Fund
New driveway from hotel site at Town
Center Parkway
Short
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
DIF Funds, General
Fund
Circulation Improvements within the Public Right-of-Way Town Center Parkway Roundabout
Improvements
Mid
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
General Fund
New roadways (including pedestrian and bicycle facilities) Main Street - Riverview Pkwy to
Cottonwood Ave
Short
range1 Private Development Developer funded
Edgemoor Drive - Park Ave to
Riverview Pkwy
Short
range1 Private Development Developer funded
Cottonwood Avenue - Claudia Ave to
Park Ave
Short
range1 Private Development Developer funded
Table 5-2:Implementation Action Plan
132
City of Santee | Town Center Specific Plan February 2025 (DRAFT) Improvement Projects Timing
Priority Responsibility Lead Potential Funding Sources
Park Center Drive - Mast Blvd to
Magnolia Ave
Short
range1 Private Development Developer funded
Missing sidewalks facilities
Cuyamaca St (east side) - Town Center
Pkway to River Trail bridge (overpass)
Short
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
Riverview Pkwy (east side) - Town
Center Pkwy to North end
Short
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
Riverview Pkwy (south east side) -
Town Center Pkwy to ~400ft south of
Town Center Pkwy
Short
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
Magnolia Ave (west side) -
Cottonwood Ave to Park Ave
Short
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
Riverview Pkwy (north side) -
Magnolia Ave to West end (culdesac)
Short
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
Park Center Dr (east side) - Riverwalk
Dr to South end (culdesac)
Short
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
Cottonwood Ave (west side) - Annie
Ln to Claudia Ave
Mid
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
Park Ave (both sides) - Cottonwood
Ave to 1st St
Mid
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
3rd St (both sides) - Cottonwood Ave
to 1st St
Long
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
Cottonwood Ave (both sides) -
Mission Gorge Rd to North end
Short
range
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
Edgemoor Dr (both sides) - Mission
Gorge Rd to North end
Mid
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
1st St (west side) - Mission Gorge Rd
to Park Ave
Long
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
Chapter 5 | Implementation
133
February 2025 (DRAFT)
Improvement Projects Timing
Priority Responsibility Lead Potential Funding Sources
Proposed bicycle facility improvements
Class I Path along River Trail Crossing
- North side of Walmart to River Rock
Ct
Short
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
Class I Path along River Trail (south) -
North of Town Center Roundabout to
Town Center Pkwy
Short
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
Class I Path along River Trail (north) -
Cuyamaca St to Cottonwood Ave
Short
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
Class III Bike Route (Sharrows) along
Park Center Dr - Riverwalk Dr to Park
Center Dr
Short
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
Class III Bike Route (Sharrows) along
Cottownwood Ave - Palm Glenn Dr to
Park Center Dr
Short
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
Class II Bike Lanes along Cottonwood
Ave (extension) - Park Center Dr to
Riverview Pkwy
Short
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
Class III Bike Route (Sharrows) along
Riverview Pkwy - Mission Gorge Rd to
Town Center Pkwy
Short
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
Class III Bike Route (Sharrows) along
Riverview Pkwy - Town Center Pkwy
to Cottonwood Ave (extension)
Short
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
Class II Bike Lanes along Riverview
Pkwy - Cottownood Ave (extension) to
Magnolia Ave
Short
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
Class III Bike Route (Sharrows) along
Town Center Pkwy - Cuyamaca St to
Parc One Driveway
Short
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
Class III Bike Route (Sharrows)
along Main St - Riverview Pkwy to
Cottonwood Ave
Short
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
On-street parking improvements
Town Center Parkway - Cuyamaca
Street to Parc One (parallel parking on
both sides of the roadway)
Mid
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
Town Center Parkway - Cuyamaca
Street to Parc One (angled parking on
northeast side of the roadway)
Mid
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
134
City of Santee | Town Center Specific Plan February 2025 (DRAFT) Improvement Projects Timing
Priority Responsibility Lead Potential Funding Sources
Riverview Parkway - Cottonwood to
Magnolia Avenue (parallel parking on
both sides of the roadway)
Mid
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
Riverview Parkway - Mission Gorge
Drive to Meadow Way (parallel
parking on both sides of the roadway)
Short
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
Streetscape Improvements within the Public Right-of-Way Signage in key locations identified in
Specific Plan
Mid
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
DIF Funds, General
Fund
Additional street lighting Mid
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
Additional street furniture (benches,
bicycle racks, trashcans)
Mid
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
DIF Funds, General
Fund
Landscaped parkways Mid
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
Landscaped medians Mid
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
Additional street trees Mid
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Gas Tax (RMRA), DIF
Funds, General Fund
Open Space Connectivity Improvements
San Diego River bridge Long
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Quimby (Park In-Lieu)
Fees, Gas Tax (RMRA),
DIF Funds, General
Fund
Trailheads Mid
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Quimby (Park InLieu) Fees, DIF Funds,
General Fund
Trails Mid
range2
City of Santee (Community
Services, Engineering, Planning
& Building)
Quimby (Park InLieu) Fees, DIF Funds,
General Fund
Footnotes:
1 Private development will happen at market rate pace
2 Priority to be determined as part of the CIP process and ranking is outlined within Active Santee Plan 6 6.1 Introduction

6.2 Specific Plan Authority and Adoption

6.3 Specific Plan Amendments

6.4 Specific Plan Administration
Administration
136
City of Santee | Town Center Specific Plan February 2025 (DRAFT)

6.1 Introduction
This chapter describes the Town Center Specific Plan
authority, the administrative procedures required for
amendments and/or modifications to the Specific
Plan, and processing requirements.

6.2 Specific Plan Authority and
Adoption
All specific plans must comply with California
Government Code Sections 65450 through 65457.

These provisions require that a specific plan be
consistent with the adopted General Plan for the
jurisdiction in which the specific plan area is located.

In turn, all subsequent development proposals,
such as tentative subdivision maps, site plans,
improvement plans, and all public works projects,
must be consistent with the adopted specific plan.

Pursuant to California Government Code Section
65453, a specific plan may be adopted by resolution
or by ordinance. Specific plans adopted by ordinance
effectively become a set of zoning regulations that
provide specific direction to the type and intensity
of uses permitted and may also define design
expectations and standards. The Town Center
Specific Plan is a regulatory document adopted by
ordinance. In any instance where the Town Center
Specific Plan conflicts with the requirements of the
Santee Municipal Code, the Town Center Specific
Plan provisions shall take precedence. Where the
Town Center Specific Plan is silent on a topic, the
requirements of Title 13 of the Santee Municipal
Code (Zoning Ordinance) remain in effect.

6.3 Specific Plan Amendments
The Town Center Specific Plan may need to be
revised over time to accommodate modifications in
the City’s needs or changing economic conditions.

California Government Code Section 65453 states
that a specific plan “may be amended as often
as deemed necessary by the legislative body.”
Amendments to the Town Center Specific Plan
may be proposed in the case that the proposed
amendments are compatible and consistent with the
purpose and goals of the Town Center Specific Plan
and the Santee General Plan.

This section explains the Town Center Specific Plan
amendment processes and approval procedures.

6.3.1 Amendment Process
Amendments to the Town Center Specific Plan may
be initiated by a developer, an individual, or by
the City of Santee. Proposed amendments to the
Town Center Specific Plan must be accompanied by
all applicable City application forms, required City
fees, and information listed below documenting the
proposed amendment:

X A detailed explanation that describes and
confirms that the proposed amendment is
compatible and consistent with the Town
Center Specific Plan guiding principles and
vision.

Chapter 6 |Administration
137
February 2025 (DRAFT)
X Detailed information to document the
proposed change. This information should
include revised text and revised diagrams,
where relevant, depicting the requested
amendment.

X Clear documentation of the need for any
changes. To this end, the applicant should
indicate the economic, social, and technical
issues that support the need for the proposed
amendment.

X The applicant must provide an analysis of the
proposed amendment’s impacts relative to
the adopted Program Environmental Impact
Report (Note: Only applicable if deemed
necessary by the Planning and Building
Director in accordance with State CEQA
Guidelines.)
City staff shall review all the application materials
listed above for completeness. If the application
is determined complete, and determined to be a
“major amendment”, city staff shall then schedule
any required hearing(s) and provide a staff report
for presentation to the City Council. Staff may also
request further clarification of application materials, if deemed necessary. The staff report will analyze the
proposed amendment to ensure consistency with the
Santee General Plan.

It will also determine whether there is a need to
amend the Town Center Specific Plan as supported
by the conclusions of the application materials
and make a recommendation to the City Council.

If determined to be a minor amendment, an
administrative decision of the Director of Planning
and Building shall be made.

6.3.2 Amendment Approval
Findings
Approval procedures shall ensure that proposed
amendments are compatible and consistent with the
objectives and vision of the Town Center Specific Plan
and the Santee General Plan. Amendments may be
approved only if all the following findings are made:

1. The proposed amendment is consistent with
the guiding principles and vision of the Town
Center Specific Plan;

2. The proposed amendment is consistent with
the Santee General Plan;

3. The proposed amendment would not be
detrimental to the public interest, health,
safety, convenience, or welfare of the City.

Determination of Minor and Major Amendments
The Planning and Building Director is responsible
for making the determination as to whether an
amendment to the Town Center Specific Plan is
“minor” (administrative) or “major” (requires review
by the City Council) within 30 days of any submittal
of a request to amend the Town Center Specific Plan.

The Planning and Building Director may authorize
or deny a minor amendment. Whereas a major
amendment must be processed as a Specific Plan
Amendment with review by the City Council.

Minor amendments must be determined to be
in substantial conformance with the Town Center
Specific Plan and free from any of the changes
described for major amendments. Where the Town
Center Specific Plan contains language requiring
or allowing for a determination by the Planning
and Building Director, it is not considered a minor
amendment, and as such, no application is required.

Major amendments are those that require resolution
from the City Council.

Examples of major amendments include the
following:
a. The introduction of a new land use category
not contemplated in the Town Center Specific
Plan.
b. Changes in land use designations from that
shown in the Town Center Specific Plan.
c. Significant changes to the mobility system.
d. Changes or additions to the development
standards or design guidelines which would
materially alter the stated intent of the Town
Center Specific Plan.
138
City of Santee | Town Center Specific Plan February 2025 (DRAFT) e. Any changes (not able to be mitigated) that
would result in new significant adverse
environmental impacts not previously
considered in the CEQA analysis for the Town
Center Specific Plan.

Appeals
Appeals on decisions rendered by the Planning and
Building Director may be filed with the Planning and
Building Department and considered by the City’s
legislative bodies pursuant to Section 13.04.070
(Appeals) of the Santee Municipal Code.

6.4 Specific Plan Administration

6.4.1 Interpretation
The Planning and Building Director is assigned the
responsibility and authority to interpret the Town
Center Specific Plan. Whenever the Planning and
Building Director makes an official interpretation of
this Specific Plan, the interpretation shall be made
in writing explaining the interpretation and the
general circumstances surrounding the need for the
interpretation. The Planning and Building Director
may refer interpretation of the Specific Plan to the
City Council for a decision at a public meeting.

6.4.2 Severability
If any section, subsection, sentence, clause, phrase
or portion of this Specific Plan, or any future
amendments or additions hereto, is for any reason
found to be invalid or unconstitutional by the
decision of any court of competent jurisdiction,
such decision shall not affect the validity of the
remainder of this Specific Plan document or any
future amendments or additions hereto. The City
would have adopted these requirements and each
sentence, subsection, clause, phrase or portion
or any future amendments or additions thereto,
irrespective of the fact that any one or more section,
subsections, clauses, phrases, portions or any future
amendments or additions thereto may be declared
invalid or unconstitutional.

Chapter 6 |Administration
139
February 2025 (DRAFT)

6.4.3 Administration Process
All development applications within the Specific
Plan area shall follow established City procedures
such as those for variances, conditional use
permits, development permits and subdivisions. All
development applications within the Specific Plan
Area will be evaluated for compliance with Specific
Plan regulations and guidelines.

6.4.4 Allowable Land Uses
Chapter 2: Land Use, references applicable citywide
zones for each land use designation, while Chapter 7:

Allowable and Permitted Uses, identifies exceptions,
additional allowances, and/or different permitting
processes where appropriate. A land use that is
not listed within each applicable citywide zone or
within the Town Center Specific Plan is not allowed,
except where the Planning and Building Director
may find that a use may be permitted due to its
consistency with the purpose/intent of the zoning
district and similarity to other uses listed pursuant to Section 13.04.040 (Use Determination) of the Santee
Municipal Code.

6.4.5 Nonconformity
Section 13.04.110 (Nonconforming Uses and
Structures ) of the Santee Municipal Code is
applicable to any nonconforming uses, structures, or
parcels within the Specific Plan Area. Land uses and
structures existing as of the adoption date of this
Specific Plan may continue to remain in accordance
to Section 13.04.110 (Nonconforming Uses and
Structures) of the Santee Municipal Code.
140
City of Santee | Town Center Specific Plan February 2025 (DRAFT) This page is intentionally left blank.
7 7.1 Introduction

7.2 Residential

7.3 Commercial/Office

7.4 Mixed Use Overlay

7.5 Institutional

7.6 Park/Open Space
Allowable and
Permitted Uses
142
City of Santee | Town Center Specific Plan February 2025 (DRAFT) TCSP Designation Citywide Zoning
TC R-2 R-2
TC R-7 R-7
TC R-14 R-14
TC R-22 R-22
TC R-30 R-30
TCSP Designation Citywide Zoning
Commercial GC
Office Commercial OP
Trolley Commercial NC
Entertainment Commercial NC
Table 7-1:Use Regulations Symbols

7.1 Introduction
The Land Use chapter identifies the land use
designations for each property within the Town
Center Specific Plan area, while referencing
corresponding citywide zones for each land use
designation. This chapter provides details regarding
the applicable citywide zoning as well as allowable/
permitted uses.

Uses listed in tables 7-4, 7-5, 7-6, 7-7, 7-9, 7-11, 7-13, and 7-14 shall be allowable as indicated in the use
regulations columns. Where indicated with the letter
“P,” the use shall be a permitted use. Where indicated
with the letter “C,” the use shall be a conditional use subject to a conditional use permit. Where indicated
with the letters “MC,” the use shall be a conditional
use subject to a minor conditional use permit. Where
indicated with the letters “DR” the use is subject to
a Development Permit. Where indicated with a “T”,
the use shall be subject to a Temporary Use Permit.

Where indicated with a dash “—,” the use shall not
be permitted. When there is a conflict between the
use regulations of this Specific Plan and Title 13 of
the Santee Municipal Code, the use regulations of
this Specific Plan shall supersede.

7.3 Commercial/Office
The Commercial/Office regulations set forth in
Section 13.12 of the Santee Municipal Code,
including the commercial and office use regulations
and site development criteria, apply to properties
designated commercial/office within the Town Center
Specific Plan area, as established in Table 7-3.

The use regulations that are unique to the Town
Center Specific Plan area, are established in Tables
7-4 through 7-7. The site development criteria
that is unique to the Town Center Specific Plan is
established in Table 7-15.

The following TCSP designations in the first column
correspond to the listed citywide zone in the second
column. Uses listed in the corresponding Citywide
Zone are similarly applied in the applicable TCSP
Designation unless otherwise indicated. If a use is
permitted in the Citywide zone, it is also permitted
in the TCSP Designation either by right or with
a Development Review Permit, unless expressly
prohibited as indicated in the TCSP land use
designation table.

Use Regulations Symbol
Permitted Use P
Development Review Permit DR
Not Permitted -
Table 7-2:Residential Zones Applicability
Table 7-3:Commercial TCSP Designations
and Corresponding Citywide Zones

7.2 Residential
The Residential regulations set forth in Section

13.10 of the Santee Municipal Code, including the
residential use regulations and site development
criteria, apply to properties designated residential
within the Town Center Specific Plan area, as
established in Table 7-2.

Chapter 7 | Allowable and Permitted Uses
143
February 2025 (DRAFT)
Use Regulation
A. Offices and Related Uses
Bail bonds office --
B. General Commercial Uses
Alcohol production on-site (with on-site sales, with and without food service) 2 P Animal care facility, small animal only (animal hospital, veterinarian, commercial kennel, grooming)
b. Including exterior kennel, pens or runs --
Appliance repair and incidental sales, including, but not limited to, small household appliances, computers and vending machines, and provided all work activities and storage occurs entirely within an enclosed building
--
Automotive services including automobiles, trucks, motorcycles, boats, trailers, mopeds, recreational vehicles or other similar vehicles as determined by the Director a. Sales 1 --
b. Rentals
i. With on-site vehicle storage --
ii. No on-site vehicle storage --
c. Repairs including painting, body work and services 1 -- d. Washing and detailing including full service carwash, self-service carwash, and/or express carwash --
Recreational vehicle storage facility --
Coffee shops with or without drive-through service DR
Commercial recreation facilities
b. Outdoor uses, including, but not limited to, golf, tennis, basketball, baseball, trampolines, and drive-in theaters DR
Drive-in business (excluding theaters and fast food restaurants) -- Equipment sales/rental yards (light equipment only) --
Farmer’s Market T
Hotels and motels DR
Mining --
Mobile home sales --
Nightclub, teenage --
C. Public and Semi-Public Uses
Convalescent facilities and hospitals --
Parks and recreation facilities, public or private (excluding commercial recreation facilities) DR Public buildings and facilities C 5
Table 7-4:Commercial Use Regulations Unique to the Specific Plan Footnotes:
1 Tire services are allowed with a minor CUP.
2 Alcohol production on-site (with on-site sales, with and without food service) may include, but not limited to: wineries, breweries, and micro-breweries. 144
City of Santee | Town Center Specific Plan February 2025 (DRAFT) Table 7-5:Trolley Commercial Use Regulations Unique to the Specific Plan Use Regulation
B. General Commercial Uses
Alcohol production on-site (with on-site sales, with and without food service) 2 P Antique shops --
Animal care facility, small animal only (animal hospital, veterinarian, commercial kennel, grooming)
a. Excluding exterior kennel, pens or runs --
Appliance repair and incidental sales, including, but not limited to, small household appliances, computers and vending machines, and provided all work activities and storage occurs entirely within an enclosed building
--
Automotive services including automobiles, trucks, motorcycles, boats, trailers, mopeds, recreational vehicles or other similar vehicles as determined by the Director -- b. Rentals
i. With on-site vehicle storage --
d. Washing and detailing including full service carwash, self-service carwash, and/or express carwash --
e. Service or gasoline dispensing stations including mini-marts, accessory car washes, and minor repair services accessory to the gasoline sales -- f. Parts and supplies excluding auto recycling or wrecking -- Drive-in business (excluding theaters and fast food restaurants) -- Farmer’s Market T
Food and Beverage Sales or Services
d. Fast food restaurants with drive-in or drive-through service -- f. Supermarkets (including the sale of alcoholic beverages) -- j. Micro-breweries, provided all equipment, supplies and materials are kept within an enclosed building P
k. Food halls with a mixture of food/supportive food and drink options P Home improvement centers
a. Material stored and sold within enclosed buildings -- Hotels and motels DR
Mining --
Parking facilities (commercial) where fees are charged P Second hand store or thrift shop --
Chapter 7 | Allowable and Permitted Uses
145
February 2025 (DRAFT)
Use Regulation
Small collection facility --
Stamp and coin shops --
Swimming pool or spa sales and/or supplies --
C. Public and Semi-Public Uses
Clubs and lodges, including YMCA, YWCA and similar group uses without alcoholic beverage sales (clubs and lodges serving or selling alcoholic beverages shall come under the provisions of subsection (B)(30) of this table)
--
Parks and recreation facilities, public or private (excluding commercial recreation facilities) DR Public buildings and facilities C 5
Table 7-6:Entertainment Commercial Use Regulations Unique to the Specific Plan Use Regulation
B. General Commercial Uses
Alcohol production on-site (with on-site sales, with and without food service) 2 P Antique shops --
Animal care facility, small animal only (animal hospital, veterinarian, commercial kennel, grooming)
a. Excluding exterior kennel, pens or runs --
Apparel stores --
Appliance repair and incidental sales, including, but not limited to, small household appliances, computers and vending machines, and provided all work activities and storage occurs entirely within an enclosed building
--
Athletic and health clubs --
Automotive services including automobiles, trucks, motorcycles, boats, trailers, mopeds, recreational vehicles or other similar vehicles as determined by the Director -- b. Rentals
i. With on-site vehicle storage --
ii. No on-site vehicle storage --
d. Washing and detailing including full service carwash, self-service carwash, and/or express carwash --
146
City of Santee | Town Center Specific Plan February 2025 (DRAFT) Use Regulation
e. Service or gasoline dispensing stations including mini-marts, accessory car washes, and minor repair services accessory to the gasoline sales -- f. Parts and supplies excluding auto recycling or wrecking -- Barber and beauty shops and/or supplies --
Bicycle sales and shops (non-motorized) --
Blueprint and photocopy services --
Catering establishments (excluding mobile catering trucks) DR Cigar lounges with or without alcoholic beverage service P Cleaning and pressing establishments, retail --
Commercial recreation facilities
a. Indoor uses, including, but not limited to, bowling lanes, theaters, and billiard parlors P b. Outdoor uses, including, but not limited to, golf, tennis, basketball, baseball, trampolines, and drive-in theaters DR
Dairy products stores --
Department stores --
Drive-in business (excluding theaters and fast food restaurants) -- Drug stores and pharmacies --
Farmers Market T
Food and beverage sales or service
d. Fast food restaurants with drive-in or drive-through service -- f. Supermarkets (including the sale of alcoholic beverages) -- g. Convenience markets DR
h. Liquor stores --
i. Clubs and lodges with alcoholic beverage service P
j. Micro-breweries, provided all equipment, supplies and materials are kept within an enclosed building P
Furniture stores, repair and upholstery --
General retail stores --
Chapter 7 | Allowable and Permitted Uses
147
February 2025 (DRAFT)
Use Regulation
Hardware stores --
Home improvement centers
a. Material stored and sold within enclosed buildings -- Interior decorating service --
Janitorial services and supplies --
Jewelry stores --
Laundry, self-service --
Locksmith shop --
Mining --
Newspaper and magazine stores --
Nurseries (excluding horticultural nurseries) and garden supply stores; provided all equipment, supplies and materials are kept within an enclosed building -- a. With outdoor storage and supplies --
Office and business machine stores and sales --
Parking facilities (commercial) where fees are or are not charged P Political or philanthropic headquarters --
Pet shop --
Plumbing shop and supplies (all materials stored within an enclosed building) -- School, business or trade (all activities occurring within an enclosed building) -- School, commercial (all activities occurring within an enclosed building) -- Second hand store or thrift shop --
Shoe stores, sales and repair --
Small collection facility --
Sporting goods stores --
Stamp and coin shops --
Swimming pool or spa sales and/or supplies --
148
City of Santee | Town Center Specific Plan February 2025 (DRAFT) Use Regulation
Tailor or seamstress --
Tanning salon, massage, and other body conditioning services -- Television, radio sales and service --
Toy stores --
Travel agencies --
Transportation facilities (train, bus, taxi depots) --
C. Public and Semi-Public Uses
Churches, convents, monasteries and other religious institutions -- Clubs and lodges, including YMCA, YWCA and similar group uses without alcoholic beverage sales (clubs and lodges serving or selling alcoholic beverages shall come under the provisions of subsection (B)(30) of this table)
--
Day care center facilities --
Educational facilities, excluding business or trade schools and commercial schools -- Parks and recreation facilities, public or private (excluding commercial recreation facilities) DR Entertainment Facilities (Indoor/Outdoor) 3 P
Privately Operated, Outdoor Recreation Facilities 4 P
Post office --
Public buildings and facilities C 5
D. Accessory Uses
Caretaker’s living quarters only when incidental to and on the same site as a permitted or conditionally permitted use --
Tanning salon, massage, and other body conditioning services only when incidental to and on the same site as a permitted or conditionally permitted Hotel, Motel, or Resort P Footnotes:
3 Entertainment Facilities (Indoor/Outdoor) may include, but not limited to: an amphitheater, auditorium, theater, convention center, exhibition hall, dance hall, festival venue or similar facility that is primarily designed and used for assemblages of people for artistic, cinematic, theatrical, musical, sporting, cultural, educational, and civic purposes.
4 Privately Operated, Outdoor Recreation Facilities may include, but not limited to: assemblage of people, including event venues, golf-related recreation businesses (not including a golf course), community gardens, botanical gardens, and aquariums. As part of these facilities, food and beverage sales or service is allowed.

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Table 7-7:Office Commercial Use Regulations Unique to the Specific Plan Use Regulation
A. Offices and Related Uses
Bail bonds office --
B. General Commercial Uses
Dance, gymnastics, martial arts, or fitness/sports school or studio P Bakeries P
Bicycle sales and shops (non-motorized) P
Coffee shops with or without drive-through service DR
Commercial recreation facilities
a. Indoor uses, including, but not limited to, bowling lanes, theaters, and billiard parlors P Day care center facilities DR
Department stores DR
Food and beverage sales or service
j. Micro-breweries, provided all equipment, supplies and materials are kept within an enclosed building P
Hotels and motels DR
Mining --
School, commercial (all activities occurring within an enclosed building) P Small collection facility --
C. Public and Semi-Public Uses
Convalescent facilities and hospitals --
Educational facilities, excluding business or trade schools and commercial schools P Parks and recreation facilities, public or private (excluding commercial recreation facilities) DR Public buildings and facilities C 7
Radio or television broadcast studio P
Supermarkets DR
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7.4 Mixed Use Overlay
The Mixed Use Overlay, which is addressed within
section 13.22.060 of the Santee Municipal Code,
applies to a series of properties within the Town
Center Specific Plan area. The purpose of the mixed
use overlay district is to provide the option to include complementary ground level commercial uses in
conjunction with residential development. The mixed
use overlay encourages innovative and attractive
development to promote smart growth principles
through the integration of complementary land uses
which can take advantage of mutual site planning
and public service requirements, and which increases
the economic viability of development.

The Specific Plan identifies the areas where the
mixed use overlay applies on Figure 2-3, Land Use
Designations, with a pattern of diagonal lines,
through which the underlying residential land use
designation for each property is shown.

Mixed Use Requirement
The mixed use requirement within the Town Center
Specific Plan is reduced from the one established
within section 13.22.060 of the Santee Municipal
Code as follows:

X A minimum of 10 percent of a mixed use
development’s residential gross square
footage must be dedicated as non-residential
space, except as provided in Table 7-8:

Affordability Incentive Table.

X Non-residential uses shall be located on the
ground floor fronting a public right-of-way.

Z Non-residential uses shall be located on
the ground floor fronting Main Street.

Z Non-residential uses shall incorporate
a minimum of 60% transparency of the
ground floor wall area fronting the public
right-of-way.

Affordability
Percentage (Low Income)
Non-Residential
Use Requirement
0% - 25% 10%
26% - 50% 7.5%
51% - 75% 2.5%
76% - 100% 0%
Table 7-8:Affordability Incentive Table *
Z When proposed development consists
of multiple buildings, the required
non-residential square footage may be
met by consolidating the required area
into one or more buildings. The nonresidential requirement is not required to be provided within every building
proposed on the premises excepting
those buildings along Main Street.

Affordability Incentive
As an incentive for the provision of affordable
housing on mixed use development sites, the
percentage of non-residential development required
in mixed use overlay sites is reduced as shown in
Table 7-8.
* Reduction does not apply to ground floor building
spaces fronting Main Street.

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The following non-residential uses, as indicated,
are allowed within properties designated as mixed
use within the Town Center Specific Plan. These use
regulations differ and supersede from those listed in
the Santee Municipal Code within Table 13.22.060B:

Use Regulations for Mixed Use Overlay District, and
shall apply as follows.

Use Regulation
A. Offices and Related Uses
Administrative and executive offices P
Clerical and professional offices P
Flexible office spaces P
B. General Commercial Uses
Alcohol production on-site (with on-site sales, with and without food service) 2 P Antique shops P
Animal care facility, small animal only (animal hospital, veterinarian, commercial kennel) a. Excluding exterior kennel, pens or runs P
Art, music and photographic studios and/or supply stores a. With class instruction P
Appliance repair and incidental sales including, but not limited to, small household appliances,computers and vending machines, and provided all work activities and storage occurs entirely within an enclosed building
--
Blueprint and photocopy services --
Catering establishments (excluding mobile catering trucks) DR Cleaning and pressing establishments, retail P
Commercial recreation facilities
a. Indoor public uses including, but not limited to, bowling lanes, community theaters, and billiard parlors P
Dairy products store P
Farmer’s market T
Table 7-9:Mixed Use Overlay Use Regulations Unique to the Specific Plan For site development criteria that is unique to the
Town Center Specific Plan refer to Table 7-15.
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Food and beverage sales or service
b. Nightclubs or dance halls, not including adult related entertainment C h. Liquor stores MC
Hardware stores P
Laundry, self-service P
Pet supply shop and pet grooming P
Plumbing shop and supplies (all material stored within an enclosed building) -- School, business or trade (all activities occurring within an enclosed building) DR School, commercial (all activities occurring within an enclosed building) DR Second hand store or thrift shop P
Shoe stores, sales and repair P
Small collection facility --
Stamp and coin shops P
Television, radio sales and service --
Religious institutions --
Clubs and lodges, including YMCA, YWCA and similar group uses with or without alcoholic beverage sales(clubs and lodges serving or selling alcoholic beverages shall come under the provisions of Section 13.12.030 (B)(29) of this table)
DR
Convalescent facilities and hospitals --
Educational facilities, excluding business or trade schools and commercial schools DR Parks and recreation facilities, public or private (excluding commercial recreation facilities) DR Public buildings and facilities, other than a library C 5 Chapter 7 | Allowable and Permitted Uses
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Use Regulation
A. Offices and Related Uses
Bail bonds office --
B. General Commercial Uses
Animal care facility, small animal only (animal hospital, veterinarian, commercial kennel, grooming)
a. Excluding exterior kennel, pens or runs P
b. Including exterior kennel, pens or runs P
Dance, gymnastics, martial arts, or fitness/sports school or studio P Bakeries P
Bicycle sales and shops (non-motorized) P
Commercial recreation facilities
a. Indoor uses, including, but not limited to, bowling lanes, theaters, and billiard parlors P Food and beverage sales or service
j. Micro-breweries, provided all equipment, supplies and materials are kept within an enclosed building P
Hotels and motels DR
Mining --

7.5 Institutional
The Commercial/Office regulations set forth in
Section 13.12 of the Santee Municipal Code,
including the commercial and office use regulations
and site development criteria, apply to properties
designated Institutional within the Town Center
Specific Plan area, as established in Table 7-10.

The regulations applicable to Institutional uses
unique to the Town Center Specific Plan area, are
established in Table 7-11.

TCSP Designation Citywide Zoning
Institutional OP
Table 7-10:Institutional Zones
Applicability
Table 7-11:Institutional Use Regulations Unique to the Town Center Specific Plan 154
City of Santee | Town Center Specific Plan February 2025 (DRAFT) Use Regulation
School, commercial (all activities occurring within an enclosed building) P Small collection facility --
C. Public and Semi-Public Uses
Convalescent facilities and hospitals --
Detention facility --
Educational facilities, excluding business or trade schools and commercial schools P Parks and recreation facilities, public or private (excluding commercial recreation facilities) DR Public buildings and facilities C 5
Radio or television broadcast studio P
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7.6 Park/Open Space
The Park/Open Space regulations set forth in Section

13.16 of the Santee Municipal Code, including
the park/open space use regulations and site
development criteria, apply to properties designated
park/open space within the Town Center Specific
Plan area, as established in Table 7-12.

The use regulations unique to the Town Center
Specific Plan area, are established in Tables 7-13 and
7-14.

TCSP Designation Citywide Zoning
Floodway / Open Space P/SP
Park / Open Space P/SP
Use Regulation
Residential Uses
a. Single-family dwelling (not to exceed an average density of one unit per 40 acres) -- b. Day care home, family --
Home occupations (pursuant to Section 13.06.060 (A)) -- Recreational uses
a. Parks, picnic areas, playgrounds P
h. Parks and recreation facilities, public or private (excluding commercial recreation facilities) P
Privately Operated, Outdoor Recreation Facilities 4 DR
Table 7-12:Park/Open Space Zones
Applicability
Table 7-13:Park / Open Space Use Regulations Unique to the Specific Plan Footnote:
4 Privately Operated, Outdoor Recreation Facilities may include, but not limited to: assemblage of people, including event venues, golf-related recreation businesses (not including a golf course), community gardens, botanical gardens, and aquariums. As part of these facilities, food and beverage sales or service is allowed. 5 City buildings and facilities shall be exempted pursuant to SMC Section 13.04.020(C)(8). 156
City of Santee | Town Center Specific Plan February 2025 (DRAFT) Use Regulation
Residential Uses
a. Single-family dwelling (not to exceed an average density of one unit per 40 acres) -- d. Day care home, family --
Caretaker quarters (accessory to a permitted use) --
Home occupations (pursuant to Section 13.06.060 (A)) -- Auxiliary structures such as detached garages, carports, cabanas, barns, storage sheds, corrals --
Cemeteries, crematories, mausoleums, columbariums, and related uses -- Agriculture Uses
h. On-site sales of products grown on site --
Recreational uses
a. Parks, picnic areas, playgrounds DR
b. Hiking, biking, equestrian trails DR
c. Greenway DR
d. Golf course --
e. Riding schools (equestrian) --
f. Commercial stable --
g. Country club and related uses --
Table 7-14:Floodway / Open Space Use Regulations Unique to the Town Center Specific Plan Chapter 7 | Allowable and Permitted Uses
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Site Development Criteria TCSP Unique
Standard
Setbacks
Rear property line setback:
a. Adjacent to residential zone 5 feet
Interior side property line setback:
a. Adjacent to residential zone 5 feet
Main Street setback:
a. Mixed use, commercial, and standalone residential development along Main Street 0 feet
Height limitations
All locations 55 feet
Parking
All non-residential uses 1:250 6
Separation between main buildings 6 feet
Trash enclosure setback
a. Adjacent to residential zone 5 feet
Outdoor Dining
Outdoor seating areas with more than 16 chairs are permitted with a Development Review Permit processed administratively by the Planning & Building Director.

Table 7-15:Site Development Criteria - Unique to the Town Center Specific Plan Footnote:
6 1:250 refers to one (1) parking space per each 250 square feet of gross floor area. A 10% reduction to this requirement is applicable to non-residential uses within 1/4 of the Santee Light Rail Transit Station in accordance with the Santee Sustainable Plan. Additional standards where there are exceptions per the Santee Municipal Code apply.

7.7 Site Development Criteria - Unique to the Town Center Specific Plan The site development criteria that is unique to the
Town Center Specific Plan is included in Table 7-15
below.
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City of Santee | Town Center Specific Plan February 2025 (DRAFT)

7.8 Dual Zoning
The property designated as dual zoning allows for
applying the Residential TC-R-22 land designation
and the Commercial land use designation as
specified in the Specific Plan. The Santee Municipal
Code addresses dual zones in section 13.04.020
and indicates that properties may be developed
in accordance with either zone’s development,
performance, and maintenance standards,
exclusively, or in combination with one another (i.e.,
mixed use). All provisions regarding dual zones as
established within section 13.04.020 apply.

7.9 Development Review Requirement
All new non-residential development, residential
or mixed use development that is not eligible for a
by-right ministerial review process, or uses listed
with the DR designation in the foregoing land use
tables shall require a Development Review permit
which shall be processed pursuant to the provisions
established in Santee Municipal Code section

13.08.010. Non-residential developments under
50,000 square feet of building floor area or uses that
do not involve new development shall be processed
administratively with a decision by the Director of
Planning and Building and shall not require a public
hearing. All multifamily and mixed use projects not
eligible for a by-right ministerial review process, shall be subject to a hearing before the City Council.

7.10 Housing/Mixed Use Projects
All new residential and mixed use development
consistent with the Town Center Specific Plan
and with qualifying affordability provisions shall
be considered ministerial and be processed
administratively as By-Right Housing Projects
pursuant to Santee Municipal Code section

13.11.010. However, such developments shall be
subject to the Objective Design Standards herein.

TCSP Designation Citywide Zoning
TC-R-22 R-22
Commercial GC
Table 7-16:Dual Zoning - Zones
Applicability

7.11 Revisions
Building additions greater than 2,500 square feet or
substantial modifications to non-building areas of
existing development, as determined by the Director
of Planning and Building, shall require a Minor
Revision permit which shall be processed pursuant to
the provisions established in Santee Municipal Code
section 13.04.060.

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City of Santee | Town Center Specific Plan August 2024 (DRAFT)