Applicant; Native American Monitor of
Kumeyaay descent
City of Santee Department of
Development Services
During grading and for the duration of the
proposed project or until the Qualified
Archaeologist determines monitoring is no
longer necessary
CUL-7: Previously Unidentified Archaeological Resources. If cultural resources are encountered during ground-disturbing activities, work in the immediate area shall be halted, and the qualified archaeologist shall evaluate the resource in consultation with the Native American monitor. If necessary, the evaluation may require preparation of a Treatment Plan and archaeological testing for California Register of Historical Resources or National Register of Historic Places eligibility. If the City of Santee, in consultation with the qualified archaeologist, determines that the discovery is significant and cannot be avoided by the proposed project, additional work, such as the data recovery excavation described in Mitigation Measure CUL-2, shall be completed prior to the resumption of ground-disturbing activities in the immediate area to mitigate any significant impacts to cultural resources.
Applicant; Qualified Archaeologist in
consultation with the Native American
Monitor
City of Santee Department of
Development Services
During grading and for the duration of the
proposed project or until the Qualified
Archaeologist determines monitoring is no
longer necessary
CUL-8: Curation of Archaeological Resources. Upon completion of project construction, archaeological collections that have not been repatriated or buried on site (per Mitigation Measure CUL-11), along with final reports, field notes, and other standard documentation collected, shall be permanently curated at a facility in San Diego County that meets the State Historical Resources Commission’s Guidelines for the Curation of Archaeological Collections.
A qualified archaeologist who meets or exceeds the Secretary of the Interior’s Professional Qualifications Standards for archaeology shall be required to secure a written agreement with a recognized museum repository regarding the final disposition and permanent storage and maintenance of all archaeological resources recovered as a result of the Phase III archaeological investigations and monitoring activities that have not been repatriated or buried on site. The written agreement shall specify the level of treatment (preparation, identification, curation, cataloging) required before the collection would be accepted for storage. The cost of curation is assessed by the repository and is the responsibility of the applicant.
Applicant; Qualified Archaeologist who
meets or exceeds the Secretary of the
Interior’s Professional Qualifications
Standards for archaeology; Applicant
City of Santee Department of
Development Services
Upon completion of project construction
Mitigation Monitoring and Reporting Program
Final Revised EIR and Second Recirculated Sections MMRP-16 May 2025 Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation CUL-9: Cultural and Tribal Cultural Impacts Associated with Biological Restoration. Prior to the execution of Mitigation Measures BIO-1, BIO-2, BIO12, and BIO-15, the supervising biologists and applicant shall consult with the City of Santee, a qualified archaeologist who meets the Secretary of Interior’s Professional Qualifications Standards for archaeology, and the Native American groups who have participated in consultation for the proposed project to complete the following tasks to address potential impacts to cultural and tribal cultural resources:
1. After the identification of possible biological restoration areas, the archaeologists and a Native American monitor of Kumeyaay descent with ancestral ties to the San Diego region and at minimum 1 year of monitoring experience within Kumeyaay ancestral territory shall complete a cultural resource records search of the California Historical Resources Information System and in-fill pedestrian surveys of any areas not previously investigated by Atkins (December 2017) or Rincon (May 2020) as part of the proposed project. • The survey shall include the biological mitigation area and a 100-foot buffer. • The survey shall be carried out using transects spaced no greater than 10 meters apart to be consistent with the standard field methods used by the previous studies (Atkins [December 2017] or Rincon [May 2020]). • A Native American monitor shall be present and shall participate in the survey effort. • Any cultural and or tribal cultural resources identified during the restoration effort shall be documented using California Department of Parks and Recreation Series 523 forms and be filed at the South Coastal Information Center. • A Phase I report that documents the survey locations and the results of the survey and includes California Department of Parks and Recreation Series 523 forms for any resources identified during the survey effort shall be completed by the qualified archaeologist. The report shall be prepared in accordance with the California Office of Historic Preservation’s 1990 Archaeological Resource Management Report’s: Recommended Contents and Format and California Environmental Quality Act; California Public Resources Code, Section 21084.1; and California Environmental Quality Act Guidelines, Section 15126.4(b). The final report shall be electronically submitted to the City of Santee and the South Coastal Information Center.
2. If human remains are identified on the surface during the pedestrian survey, the location of the human remains and a 50-foot buffer shall be avoided.
Steps outlined in Mitigation Measure CUL-10 shall be followed in the event human remains are identified.
3. If a resource not containing human remains cannot be feasibly avoided, then a Phase II evaluation of the resource shall occur to determine the eligibility of the resource for listing on the California Register of Historical Resources. The Phase II evaluation shall be implemented by a qualified archaeologist who meets the Secretary of Interior’s Professional Qualifications Standards for archaeology and observed by a Native American monitor. • If the resource is recommended eligible by the qualified archaeologist and the City of Santee concurs with the recommendation, Mitigation Measure CUL-2 shall be carried out.
− Following completion of Mitigation Measure CUL-2, Mitigation Measures CUL-3 through CUL-8, CUL-10, and CUL-11 shall be implemented. • If the resource is recommended ineligible by the qualified archaeologist, and the City of Santee concurs with the recommendation, no further testing shall be required. A determination of eligibility shall be made by the qualified archaeologist in consultation with the City of Santee and Native American groups who have consulted on the proposed project. Upon completion of the determination of eligibility, Mitigation Measures CUL-5 through CUL-11 shall be implemented.
Applicant; Supervising Biologists City of Santee Department of Development Services
Prior to the execution of Mitigation
Measures BIO-1, BIO-2, BIO-12, and BIO15
CUL-10: Discovery of Human Remains. If human remains are found, State of California Health and Safety Code, Section 7050.5, states that no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to California Public Resources Code, Section 5097.98. In the event of an unanticipated discovery of human remains, the County Coroner must be notified immediately. If the human remains are determined to be prehistoric, the coroner will notify the Native American Heritage Commission, which will determine and notify a most likely descendant. The most likely descendant shall complete the inspection of the site within 48 hours of being granted access and shall provide recommendations for the treatment of the remains.
Applicant; Construction Contractor;
Qualified Archaeologist in consultation
with the Native American Monitor
City of Santee Department of
Development Services
During grading and ongoing
CUL-11: Treatment and Disposition of Tribal Cultural Resources. The applicant shall relinquish ownership of all non-burial related tribal cultural resources collected during the grading monitoring program and to the extent performed by the applicant, from any previous archaeological studies or excavations on the project site to the most likely descendant tribe for proper treatment and disposition per the Cultural Resources Mitigation and Monitoring Program (Mitigation Measure CUL-4). Any burial related tribal cultural resources (as determined by the most likely descendant) shall be repatriated to the most likely descendant as determined by the Native American Heritage Commission pursuant to California Public Resources Code, Section 5097.98. If none of the consulting tribes accept the return of the cultural resources, then the cultural resources shall be subject to the curation requirements stipulated in Mitigation Measure CUL-8) In the event that curation of tribal cultural resources is required by a superseding regulatory agency, curation shall be conducted by an approved facility and the curation shall be guided by the State Historical Resources Commission’s Guidelines for the Curation of Archaeological Collections. In the event the superseding agency is a Federal agency, Title 36 of the Code of Federal Regulations, part 79 shall be followed.
In the event on-site reburial of culturally affiliated material is preferred by the Native American groups consulting on the proposed project, the applicant, in consultation with the most likely descendant, shall designate a location on the project site where reburial will take place. The reburial shall take place in a location where future construction shall not impact the buried material, such as an area designated as open space for the proposed project; therefore, a cap Applicant; Qualified Archaeologist in
consultation with the Native American
Monitor
City of Santee Department of
Development Services
Following completion of grading
Mitigation Monitoring and Reporting Program
Final Revised EIR and Second Recirculated Sections MMRP-17 May 2025 Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation shall not be required. The on-site reburial location shall be selected prior to the start of construction. The reburial of material shall take place following the completion of ground disturbance for the proposed project and shall be observed by the most likely descendant or a Native American monitor representing the most likely descendant and a qualified archaeologist who meets the Secretary of Interior’s Professional Qualifications Standards for archaeology. The location of the reburial shall be documented using a California Department of Parks and Recreation Series 523 form completed by the qualified archaeologist who observed the reburial. The qualified archaeologist shall submit the location to the City of Santee and the location and forms to the South Coastal Information Center.
Section 4.6 Geology, Soils, and Paleontological Resources GEO-1: Geotechnical Recommendations. Prior to the issuance of a grading permit, the applicant shall demonstrate that the recommendations and specifications contained in the geotechnical investigations conducted for the project site and off-site areas have been incorporated into the final project design and construction documents as minimum project requirements to the satisfaction of the City of Santee Development Services Director. The recommendations are discussed in detail in the following reports prepared by Geocon Consultants, Inc. in 2020: Geotechnical Investigation for Fanita Ranch – Fanita Commons, Orchard Village, and Vineyard Village; Geotechnical Investigation for Fanita Ranch – Fanita Parkway Widening and Extension Station 9+35 to 111+50; Geotechnical Investigation for Fanita Ranch – Off-Site Improvement to Cuyamaca Street; and Geotechnical Reconnaissance for Fanita Ranch – Off-Site Improvements to Magnolia Avenue . The geotechnical recommendations include but are not limited to general geotechnical recommendations, recommendations for the Special Use area, soil and excavation characteristics, terrace drains, grading, seismic design criteria, slope stability, corrosive potential, foundation and concrete slab on-grade, retaining walls and lateral loads, slope maintenance, site drainage and moisture protection, Fanita Parkway flexible pavement, Cuyamaca Street pavement design, Lake Canyon Road Pavement section recommendations, grading plan review, and recommended grading specifications.
Applicant City of Santee Department of
Development Services
Prior to the issuance of a grading permit
GEO-2: Paleontological Monitoring Program. To address potentially significant impacts to paleontological resources, a monitoring program shall be implemented and involve the following:
1. Preconstruction Personnel and Repository: Prior to the commencement of construction, a qualified project paleontologist shall be retained to oversee the mitigation program. A qualified project paleontologist is a person with a doctorate or master’s degree in paleontology or related field and who has knowledge of the County of San Diego paleontology and documented experience in professional paleontological procedures and techniques.
In addition, a regional fossil repository, such as the San Diego Natural History Museum, shall be designated by the City of Santee to receive any discovered fossils.
2. Preconstruction Meeting: The project paleontologist shall attend the preconstruction meeting to consult with the grading and excavation contractors concerning excavation schedules, paleontological field techniques, and safety issues.
3. Preconstruction Training: The project paleontologist shall conduct a paleontological resource training workshop to be attended by earth excavation personnel.
4. During-Construction Monitoring: A project paleontologist or paleontological monitor shall be present during all earthwork in formations with moderate to high paleontological sensitivity. A paleontological monitor (working under the direction of the project paleontologist) shall be on site on a full-time basis during all original cutting of previously undisturbed deposits of Pleistocene terrace deposits (moderate paleontological potential), ancient landslide deposits (moderate paleontological potential), Stadium Conglomerate (high paleontological potential), and Friars Formation (high paleontological potential) to inspect exposures for unearthed fossils. Areas to be monitored shall include but would not be limited to the majority of the proposed Orchard Village and Vineyard Village footprints and approximately the southern half of the Fanita Commons footprint, the improvements to Fanita Parkway in the vicinity of Lake Canyon Road and northward, and the northern half and southernmost end of the off-site extension of Cuyamaca Street.
5. During-Construction Fossil Recovery: If fossils are discovered, the project paleontologist (or paleontological monitor) shall recover them. In most cases, fossil salvage can be completed in a short period of time. However, some fossil specimens (e.g., a bone bed or a complete large mammal skeleton) may require an extended salvage period. In these instances, the project paleontologist (or paleontological monitor) has the authority to temporarily direct, divert, or halt grading to allow recovery of fossil remains in a timely manner.
6. Post-Construction Treatment: Fossil remains collected during monitoring and salvage shall be cleaned, repaired, sorted, and cataloged.
7. Post-Construction Curation: Prepared fossils, along with copies of all pertinent field notes, photos, and maps, shall be deposited in the designated fossil repository.
8. Post-Construction Final Report: A final summary paleontological mitigation report that outlines the results of the mitigation program shall be completed and submitted to the City of Santee within 2 weeks of the completion of each construction phase of the proposed project. This report shall include discussions of the methods used, stratigraphic section(s) exposed, fossils collected, inventory lists of cataloged fossils, and significance of recovered fossils.
Applicant; Qualified Project Paleontologist City of Santee Department of Development Services
Preconstruction meetings; duration of
grading
Section 4.7 Greenhouse Gas Emissions
GHG-1: Solar Panels. Prior to the issuance of building permits, the applicant or its designee shall provide evidence to the City of Santee that the project shall include both fixed-position rooftop photovoltaic (PV) solar energy panels on residential structures and commercial buildings, and in the Special Use area PV panels mounted on racks that have motorized tilt positions that follow the sun unless the installation is infeasible due to poor solar resources Applicant or its designee City of Santee Department of
Development Services
Prior to issuance of building permits
Mitigation Monitoring and Reporting Program
Final Revised EIR and Second Recirculated Sections MMRP-18 May 2025 Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation established in a solar feasibility study prepared by a qualified solar consultant submitted to City. The proposed project shall provide on-site PV renewable energy generation with a total design capacity of at least 12.147 megawatts (MW) for the Preferred Land Use Plan with School, or 12.083 MW capacity for the Land Use Plan without School at full buildout.
GHG-2: Recycling and Composting Services. Prior to issuance of building permits, the applicant or its designee shall provide the following evidence to the City of Santee:
• Between 2020 and 2030, at least 70 percent of construction and demolition waste is diverted, and • Starting in 2030, at least 80 percent of construction and demolition waste is diverted.
Long term, at least 90 percent of the waste generated at the proposed project shall be diverted. To achieve this mandate, the proposed project shall include but not be limited to the following:
• Recycling containers in all multi-family residential communities and non-residential buildings, and • Composting containers and compost collection services in commercial and office facilities.
Applicant or its designee City of Santee Department of
Development Services
Prior to issuance of building permits
GHG-3: Water Conservation. Prior to issuance of building permits, the applicant or its designee shall provide evidence to the City of Santee that the proposed project will implement water conservation strategies that are designed to be as efficient as possible with potable water supplies and will achieve at least 20 percent indoor and outdoor water reduction compared to the average statewide water consumption rate at the time of project approval.
Applicant or its designee City of Santee Department of
Development Services
Prior to issuance of building permits
GHG-4: All-Electric Homes. Prior to the issuance of building permits, the applicant or its designee shall provide evidence to the City of Santee that the proposed project will include all-electric homes. No natural gas shall be provided to the residential portion of the proposed project.
Applicant or its designee City of Santee Department of
Development Services
Prior to issuance of building permits
GHG-5: On-Site Tree Planting. Prior to the issuance of the precise grading permit for each phase, landscape and irrigation plans shall show evidence of tree planting in support of the overall master tree planting plan that requires at least 26,705 trees and at least 237.4 acres of bushes and hedges on site.
Applicant or its designee City of Santee Department of
Development Services
Prior to the issuance of the precise
grading permit for each phase
GHG-6: Private Electric Vehicles. Prior to the issuance of the certificate of occupancy for the 500th low-density residential (LDR) unit, the applicant or its designee shall provide evidence to the City of Santee that one electric vehicle has been provided with the purchase of a LDR unit until a total of 100 electric vehicles have been delivered.
Applicant or its designee City of Santee Department of
Development Services
Prior to the issuance of the certificate of
occupancy for the 500th low-density
residential unit
Section 4.8 Hazards and Hazardous Materials
HAZ-1: Groundwater Well Abandonment. Prior to issuance of a grading permit, the applicant shall provide documentation to the City of Santee Development Services Department showing the proper abandonment of the on-site groundwater well located approximately 800 feet northeast of the Padre Dam Municipal Water District Ray Stoyer Water Recycling Facility, in accordance with the County of San Diego’s Well Ordinance (Section 67.441 of the Regulatory Ordinances). Section 67.441 outlines the permit application requirements and conditions for the purpose of construction, repair, reconstruction, and destruction of any well. These requirements include but are not limited to locational information, waste disposal systems, drainage patterns, depth of the wells, and completion of work. This section also includes the conditions of approval for a permit that must be adhered to by the applicant.
Applicant City of Santee Department of
Development Services
Prior to issuance of a grading permit
Section 4.12 Noise
NOI-1: Construction Access Road Speed Limitations. As a condition of approval for the proposed project, the applicant shall not seek to increase the posted speed limit on Fanita Parkway south of Ganley Road from the existing posted speed limit of 40 miles per hour to the post-project improvement design speed of 50 miles per hour until the building construction phase of Phase 1 is complete. The speed limit for construction-related traffic shall be stipulated in project construction documents, including the grading plans and the contract with the construction contractor. Construction-related traffic shall not exceed existing posted speed limits.
Applicant; Construction Contractor City of Santee Department of Development Services
Project approval; ongoing until the building
construction phase of Phase 1 is complete
NOI-2: Vendor Trip Route Limitations. During building construction activities, the construction contractor shall prohibit the use of Magnolia Avenue for medium-duty and heavy-duty truck trips. During building construction activities, all trucks shall access the site via Fanita Parkway and Cuyamaca Street only.
Additionally, medium- and heavy-duty truck trips shall be limited on Fanita Parkway. Truck trips shall be limited to 170 one-way trips (85 two-way trips) on Fanita Parkway during Phase 1 building construction activities and to a maximum of 140 one-way trips (70 two-way trips) on Fanita Parkway during simultaneous building construction activities and project operation. These requirements shall be included in project construction documents, including the grading plan and the contract with the construction contractor. Prior to issuance of a grading permit, temporary signage prohibiting proposed project truck access shall be installed at the Magnolia Avenue and Mast Boulevard intersection.
Applicant; Construction Contractor City of Santee Department of Development Services
Construction documents; prior to issuance
of the grading permit
NOI-3: Roadway Construction Notification. In accordance with Section 5.04.090 of the Santee Municipal Code, the construction contractor shall provide written notification to any existing uses within 300 feet of roadway construction activities. The notification shall be provided no later than 10 days before the start of construction activities. The notice shall describe the nature of the construction activities, including the expected duration, and provide a point of contact to resolve noise complaints. If a complaint is received, construction noise shall be monitored by a qualified acoustical consultant at the nearest affected receptor for the duration of a normal day of construction. If the hourly average monitored noise level from construction exceeds a normal conversation level (65 A-weighted decibels) at the nearest sensitive receptor or the ambient noise level at the receptor if the ambient noise level exceeds 65 A-weighted decibels, construction activities in the immediate area of the affected receptor shall cease. Construction shall not resume until activities can be Applicant; Construction Contractor City of Santee Department of Development Services
No later than 10 days before the start of
construction activities
Mitigation Monitoring and Reporting Program
Final Revised EIR and Second Recirculated Sections MMRP-19 May 2025 Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation adjusted or noise reduction measures are implemented to reduce noise at the affected receptor to below normal conversation levels (65 A-weighted decibels) or the ambient noise level at the receptor if the ambient noise level exceeds 65 A-weighted decibels. Monitoring results shall be submitted to the Director of Development Services prior to the resumption of construction activities. Measures to reduce noise shall include but not be limited to the following:
• Stationary construction noise sources, such as temporary generators, shall be located as far from nearby noise-sensitive receptors as possible. • Trucks shall be prohibited from idling along streets serving the construction site where noise-sensitive residences are located. • Construction equipment shall be outfitted with properly maintained, manufacturer-approved or recommended sound abatement tools on air intakes, combustion exhausts, heat dissipation vents, and the interior surfaces of engine hoods and power train enclosures. • Construction laydown and vehicle staging areas shall be positioned (to the extent practical) as far from noise-sensitive land uses as feasible. • Simultaneous operation of construction equipment shall be limited, or construction time within an hour shall be limited, to reduce the average noise level. • Temporary noise barriers, such as noise blankets, shall be implemented around the perimeter of the construction area to minimize construction noise at affected receptors.
NOI- 4: Nighttime Noise Sound Management Plan. The construction contractor shall be required to obtain authorization from the Director of Development Services for any construction activities that would occur between 7:00 p.m. and 7:00 a.m. As part of the authorization process, the construction contractor shall prepare a Sound Management Plan to be included in construction documents, including the grading plan and construction contract. The Sound Management Plan shall include all or a combination of the measures listed in Mitigation Measure NOI-3, as deemed necessary by a qualified acoustical engineer, to minimize noise at nearby receptors. In addition to the measures listed in Mitigation Measure NOI-3, construction activities that must take place between 7:00 p.m. and 7:00 a.m. that could generate high noise levels at residences shall be scheduled during times that would have the least impact on sensitive receptor locations, such as the evening hours between 7:00 p.m. and 10:00 p.m. rather than the nighttime hours between 10:00 p.m. and 7:00 a.m.
Applicant; Construction Contractor City of Santee Department of Development Services
Construction documents; prior to issuance
of the grading permit
NOI-5: Special Use Area Noise Measures. The following requirements for the Special Use area shall be included as conditions of approval in the development review permit between the applicant and the City of Santee:
• Any electronic or automatic gate installed at Special Use area access points shall not generate noise levels that exceed 65 A-weighted decibels at the access point. The site operator shall provide specifications from the manufacturer prior to gate installation, and the site operator agreement shall include proper maintenance of the gate. Proper maintenance shall include response within 1 business day to complaints received by the site operator from residents or received from the City as a result of a complaint regarding nuisance noise as a result of disrepair. The response shall detail measures that the site operator will take to address the complaint and a timeline, such as a scheduled maintenance appointment. • Use of the Special Use area as a storage facility shall limit access to the site to the hours of 7:00 a.m. to 7:00 p.m., with the exception of a special afterhours pickup and drop-off location. Stored property shall be relocated to or from the after-hours location during normal business hours because access to the regular storage facilities shall be restricted to 7:00 a.m. to 7:00 p.m. The after-hours location shall be secured with an additional access gate that can only be opened with a temporary gate code provided through pre-arrangement with the site operator. The after-hours location shall be more than 125 feet from the nearest existing receptors and shall be screened from existing receptors by the regular storage facilities.
Applicant or designee City of Santee Department of
Development Services
Project approval; ongoing during operation
NOI-6: Noise Barrier Installation. A permanent noise barrier shall be installed on the western side of Fanita Parkway from Mast Boulevard to the project site, on the eastern side of Cuyamaca Street from Mast Boulevard to El Nopal, and at individual neighborhoods on Magnolia Avenue north of El Nopal in conjunction with proposed improvements to these roadways. Installation of a noise barrier on Magnolia Avenue may interfere with current access from apartment buildings to the existing sidewalk. In these areas, noise barrier installation would include providing a new walkway adjacent to the wall to provide sidewalk access at existing driveways. The noise barriers shall be designed by a qualified acoustical engineer. The applicant shall submit an analysis to the Director of Development Services prior to the start of construction that demonstrates that the proposed noise barriers would reduce traffic noise exposure at residential receptors to 65-A-weighted-decibel community noise equivalent level or below on Fanita Parkway and Cuyamaca Street. The noise level on Magnolia Avenue is estimated to exceed 65 A-weighted decibels without project traffic. The barrier on Magnolia Avenue shall demonstrate a reduction in noise exposure to a 66-A-weighted-decibel day-night average sound level or below. Noise barriers shall be installed concurrently with the following proposed roadway improvements:
• Extension and widening of Fanita Parkway prior to the commencement of building construction activity on site • Extension and widening of Cuyamaca Street prior to issuance of the first certificate of occupancy • Extension of Magnolia Avenue prior to construction and certificate of occupancy of the 1,500th equivalent dwelling unit Applicant; Qualified Acoustical Engineer City of Santee Department of Development Services
• Extension and widening of Fanita
Parkway prior to the commencement of
building construction activity on site
• Extension and widening of Cuyamaca
Street prior to issuance of the first
certificate of occupancy
• Extension of Magnolia Avenue prior to
construction and certificate of
occupancy of the 1,500th equivalent
dwelling unit
NOI-7: On-Site Ambient Noise Exposure. Prior to issuance of a building permit for any first-row Low Density Residential units or Active Adult units that would be located adjacent to Fanita Parkway and first-row multi-family residential units located adjacent to Cuyamaca Street in the Village Center, the applicant shall prepare an acoustical analysis ensuring that interior noise levels due to exterior noise sources would be at or below 45-A-weighted-decibel day-night average sound level. The analysis shall be submitted to the Director of Development Services for approval. One or a combination of the following measures shall be incorporated as necessary to ensure interior noise would be at or below 45-A-weighted-decibel day-night average sound level Applicant or designee; Qualified Acoustical
Engineer
City of Santee Department of
Development Services
Prior to issuance of a building permit for
any first-row Low Density Residential units
or Active Adult units that would be located
adjacent to Fanita Parkway and first-row
multi-family residential units located
Mitigation Monitoring and Reporting Program
Final Revised EIR and Second Recirculated Sections MMRP-20 May 2025 Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation
1. Use non-noise-sensitive structures such as garages to shield noise-sensitive areas
2. Orient bedrooms away from noise sources
3. Limit opening and penetrations on portions of buildings impacted by noise
4. Apply noise insulation to walls, roofs, doors, windows, and other penetrations
5. Enclose patios or balconies using a clear material, such as glass
6. Install dual-paned windows
For some units, it may be necessary for the windows to be able to remain closed to ensure that interior noise levels meet the interior standard of 45-Aweighted-decibel day-night average sound level. Consequently, a ventilation or air conditioning system shall be required for these units to provide a habitable interior environment with the windows closed.
adjacent to Cuyamaca Street in the Village
Center
NOI-8: Vibration Best Management Practices. Prior to the commencement of construction activities that would involve use of a vibratory roller (or equivalent equipment) within 75 feet of a residence, the applicant shall retain a qualified acoustician to identify best management practices to be implemented by the construction contractor to reduce vibration levels to below 80 vibration decibels at the nearest residence. The best management practices shall be included in project construction documents, including the grading plan and contract with the construction contractor. Practices may include but are not limited to the following:
• Use only properly maintained equipment with vibratory isolators • Operate equipment as far from sensitive receptors as possible • Use rubber-tired vehicles as opposed to tracked vehicles Applicant; Qualified Acoustician;
Construction Contractor
City of Santee Department of
Development Services
Prior to the commencement of
construction activities that would involve
use of a vibratory roller (or equivalent
equipment) within 75 feet of a residence
NOI-9: Construction Vibration Notification. The construction contractor shall provide written notification to receptors within 75 feet of construction activities at least 3 weeks prior to the start of any construction activities that would require the use of a vibratory roller or equivalent equipment. The notice would inform them of the estimated start date and duration of daytime vibration-generating construction activities. This notification shall include information warning about the potential for impacts related to vibration-sensitive equipment. The City of Santee shall provide a phone number for the affected receptors to call if they have vibration-sensitive equipment on their property. If a complaint is received, a vibration monitoring program will be implemented within 2 working days to reduce vibration to below 80 vibration decibels at the nearest receptor. The vibration monitoring plan shall be prepared and administered by a qualified vibration consultant and submitted to the Director of Development Services for approval. The vibration monitoring plan shall include the location of the vibration monitor, the vibration instrumentation used, a data acquisition and retention plan, and an exceedance notification and reporting procedures. The program shall include but not be limited to the following:
• Monitor vibration during construction activities with a seismograph or other instrument capable of measuring and recording displacement and frequency, particle velocity, or acceleration at the closest residence to the construction area • Use equipment that includes dampeners or other modifications to reduce vibration • Use of alternative non-vibratory equipment where available • Limit simultaneous operation of equipment.
Applicant; Construction Contractor;
Qualified Vibration Consultant
City of Santee Department of
Development Services
Three weeks prior to the start of any
construction activities that would require
the use of a vibratory roller or equivalent
equipment
Section 4.16 Transportation
TRA-1: Construction Traffic Control Plans. Prior to beginning construction, work zone traffic control plans and construction transportation management plans shall be prepared in accordance with all applicable requirements of the City of Santee and County of San Diego encroachment permits and applicable City of Santee and County of San Diego plans, ordinances, and policies. The plans shall include provisions for the following:
• The applicant shall comply at all times with the following work hour requirements:
− No site work, building construction, or related activities, including equipment mobilization shall be permitted to start on the project prior to 7:00 a.m. and all work for the day shall be completed by 7:00 p.m., subject to the satisfaction of the City Engineer. − No work is permitted on Sundays or City holidays.
− No deliveries, including equipment drop-off and pick-up, shall be made to the project except between the hours of 8:00 a.m. and 6:00 p.m., Monday through Saturday, excluding Sundays and City holidays, subject to the satisfaction of the City Engineer. Deliveries of emergency supplies or equipment necessary to secure the site or protect the public would be permitted. − If the applicant fails or is unable to enforce compliance with their contractors, subcontractors and materials suppliers regarding the specified work hours, additional reduction of work hours shall be imposed by the City Department of Development Services. − In addition to the above, the applicant shall erect one or more signs stating the work hour restrictions. Signs shall be installed as required, in the vicinity of the project construction trailer if a job site trailer is used, or at such other locations as may be deemed appropriate by the Department of Development Services. The sign shall be a minimum of 24 inches by 36 inches and shall be weatherproofed. The sign content shall be provided by the Department of Development Services.
Applicant City of Santee Department of
Development Services; County of San
Diego
Prior to beginning construction
Mitigation Monitoring and Reporting Program
Final Revised EIR and Second Recirculated Sections MMRP-21 May 2025 Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation • Coordinate with public transit providers (where necessary). • Provide off-site construction worker parking areas and shuttles for workers to/from the job site, if necessary. • Implement standard safety practices, including installing appropriate barriers between work zones and transportation facilities, placement of appropriate signage, and use of traffic control devices.
• Coordinate with the jurisdictions prior to construction to determine specific traffic handling layouts. • Protect traffic by using flaggers, warning signs, lights, and barricades to guide vehicles through or around construction zones. • Restore roadway capacity to the extent feasible during hours when construction activities are not occurring, which could include the use of street plates or temporary paving.
• Clean and restore roadways upon completion of work.
• Limit the length of open trenches to the length allowed by County of San Diego and City of Santee encroachment permits. • Implement construction schedules and techniques that minimize roadway closures, including the number of cross streets and side streets that may be blocked or otherwise impacted by construction activities. • Detours for cyclists and pedestrians when bike lanes or sidewalks must be closed. • Install steel plates over open trenches in inactive construction areas to maintain existing bicycle and pedestrian access after construction hours. • Coordinate with local schools prior to construction within close proximity of school property to ensure entryways are not blocked during peak drop-off and pick-up times.
• Enforce speed limits of construction vehicles on all streets. • Notify emergency response providers of street closures at least one week prior to closures and include the location, date, time and duration of the closure. • Abide by encroachment permit conditions, which shall supersede conflicting provisions in the plans. • In addition, vendor trip limitations shall be imposed, which would prohibit vendor truck trips on Magnolia Avenue and require all truck traffic to use Fanita Parkway or Cuyamaca Street for site access. Additionally, medium- and heavy-duty truck trips shall be limited on Fanita Parkway. Truck trips shall be limited to 170 one-way trips (85 two-way trips) on Fanita Parkway during Phase 1 building construction activities and to a maximum of 140 one-way trips (70 two-way trips) on Fanita Parkway during simultaneous building construction activities and project operation. Worker vehicle trips would be allowed on all roadways.
TRA-2: Princess Joann Road/Cuyamaca Street Intersection (Year 2035 Cumulative). As part of the proposed project, this intersection would be constructed as a project design feature. By year 2035, with ambient growth assumed from buildout of the Santee General Plan land uses, a cumulative impact would occur.
Therefore, to mitigate the cumulative impact, prior to occupancy of the 890th equivalent dwelling unit the proposed project shall install a traffic signal, provide protected southbound left-turn phasing and provide the following lane geometry: southbound – 1 left lane, 1 thru lane; westbound – 1 shared left lane/right lane; and northbound – 1 thru, 1 right lane. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 890th equivalent
dwelling unit
TRA-3: Ganley Road/Fanita Parkway Intersection (Direct and Year 2035 Cumulative). Prior to occupancy of the 1,917th equivalent dwelling unit, the proposed project shall install a traffic signal at this intersection and provide southbound/northbound left-turn protected phasing. Provide the following lane geometry: southbound – 1 left lane, 1 shared thru/right-turn lane; northbound – 1 left lane, 1 thru lane, 1 right lane; westbound – 1 left lane, 1 shared thru lane/right lane; and eastbound – 1 shared left lane/thru lane/right lane. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 1,917th
equivalent dwelling unit
TRA-4: Woodglen Vista Drive/Cuyamaca Street Intersection (Direct and Year 2035 Cumulative). Prior to occupancy of the 2,212th equivalent dwelling unit, the proposed project shall install a traffic signal at this intersection and provide north–south protected phasing and east–west permissive phasing. The following lane geometry shall be provided: southbound – 1 left lane, 1 thru lane; northbound – 1 left lane, 1 thru lane, 1 right lane; westbound – 1 shared left lane/thru lane/right lane; and eastbound – 1 shared left lane/thru lane/right lane. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the
2,212thequivalent dwelling unit
TRA-5: El Nopal/Cuyamaca Street Intersection (Direct and Year 2035 Cumulative). Prior to occupancy of the 1,327th equivalent dwelling unit, the proposed project shall install a traffic signal at this intersection and provide north–south protected phasing and east–west permissive phasing. The following lane geometry shall be provided: southbound – 1 left lane, 1 thru lane, 1 shared thru lane/right lane; northbound – 1 left lane, 1 thru lane, 1 shared thru lane/right lane; eastbound – 1 shared left lane/thru lane/right lane; westbound – 1 shared left lane/thru lane/right lane. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 1,327th
equivalent dwelling unit
TRA-6: El Nopal/Los Ranchitos Road Intersection (Direct and Year 2035 Cumulative). Prior to occupancy of the 2,654th equivalent dwelling unit, the project shall restripe the westbound approach at this intersection to provide the following lane geometry: 1 left lane, 1 thru lane. However, since this intersection is located within the County of San Diego’s jurisdiction, the City of Santee is without jurisdiction to ensure the construction of the recommended improvements. Therefore, the impact would be considered significant and unavoidable.
Applicant City of Santee Department of
Development Services; County of San
Diego
Prior to occupancy of the 2,654th
equivalent dwelling unit
Mitigation Monitoring and Reporting Program
Final Revised EIR and Second Recirculated Sections MMRP-22 May 2025 Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation TRA-7: Lake Canyon Road/Fanita Parkway Intersection (Direct and Year 2035 Cumulative). Prior to occupancy of the 1,828th equivalent dwelling unit, the proposed project shall install a traffic signal at this intersection and provide northbound–southbound protected phasing. The following lane geometry shall be provided: southbound – 1 left lane, 2 thru lanes; northbound –1 thru lane, 1 shared thru lane/right lane; and westbound – 1 left lane, 1 shared left lane/right lane. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 1,828th
equivalent dwelling unit
TRA-8: Beck Drive/Cuyamaca Street Intersection (Direct and Year 2035 Cumulative). Prior to occupancy of the 265th equivalent dwelling unit, the proposed project shall install a traffic signal and provide northbound–southbound protected phasing. The following lane geometry shall be provided:
southbound – 1 left lane, 1 thru lane, 1 shared thru lane/right lane; northbound – 1 left lane, 1 thru lane, 1 shared thru lane/right lane; eastbound – 1 shared left lane/thru lane/right lane; and westbound – 1 shared left lane/thru lane/right lane. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 265th equivalent
dwelling unit
TRA-9: Mast Boulevard/State Route 52 Westbound Ramps Intersection (Direct and Year 2035 Cumulative). Prior to occupancy of the 442nd equivalent dwelling unit, the proposed project shall widen the westbound approach at the intersection to provide the following lane geometry: westbound – 1 shared thru-right lane; and 2 right lanes, consistent with the improvements proposed in the Santee General Plan Mobility Element. However, since this intersection is within the City of San Diego’s and the California Department of Transportation’s jurisdictions, the City of Santee is without jurisdiction to ensure the construction of the recommended improvements. Therefore, the impact would considered significant and unavoidable.
Applicant City of Santee Department of
Development Services; City of San Diego;
California Department of Transportation
Prior to occupancy of the 442nd equivalent
dwelling unit
TRA-10: Mast Boulevard/West Hills Parkway Intersection (Direct and Year 2035 Cumulative). Prior to occupancy of the 88th equivalent dwelling unit, the proposed project shall widen the intersection to provide the following lane geometry: eastbound – 1 left lane, 3 thru lanes, 1 right lane; westbound – 2 left lanes, 2 thru lanes, 1 shared thru lane/right lane; northbound – 2 left lanes, 1 shared thru lane/right lane; and southbound – 1 shared thru lane/left lane, 1 right lane. However, since this intersection is within the City of San Diego’s and the California Department of Transportation’s jurisdictions, the City of Santee is without jurisdiction to ensure the construction of the recommended improvements. Therefore, the impact is considered significant and unavoidable.
Applicant City of Santee Department of
Development Services; City of San Diego;
California Department of Transportation
Prior to occupancy of the 88th equivalent
dwelling unit
TRA-11: Mast Boulevard/Fanita Parkway Intersection (Direct and Year 2035 Cumulative). Prior to occupancy of the 2,064th equivalent dwelling unit, the proposed project shall widen the intersection to provide dual southbound right-turn lanes and restripe the eastbound approach to provide dual eastbound leftturn lanes. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 2,064th
equivalent dwelling unit
TRA-12: Mast Boulevard/Cuyamaca Street Intersection (Direct and Year 2035 Cumulative). Prior to occupancy of the 2,212th equivalent dwelling unit, the proposed project shall widen the intersection to provide the following lane geometry: southbound – 1 left lane, 2 thru lanes, 1 right lane; and eastbound – 2 left lanes, 2 thru lanes, 1 right lane. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 2,212th
equivalent dwelling unit
TRA-13: Riverford Road/State Route 67 Southbound Ramps Intersection (Direct and Year 2035 Cumulative). Prior to the occupancy of the 442nd equivalent dwelling unit, the proposed project shall install a traffic signal at this intersection. However, since this intersection is within the County of San Diego’s and the California Department of Transportation’s jurisdictions, the City of Santee is without jurisdiction to ensure the construction of the recommended improvements. Therefore, the impact would be considered significant and unavoidable.
Applicant City of Santee Department of
Development Services; County of San
Diego; California Department of
Transportation
Prior to occupancy of the 442nd equivalent
dwelling unit
TRA-14: Riverford Road/Woodside Avenue Intersection (Direct and Year 2035 Cumulative). Prior to occupancy of the 442nd equivalent dwelling unit, the proposed project shall restripe the westbound approach to provide the following lane geometry: 1 thru lane, 1 right lane. However, since this intersection is within the County of San Diego’s jurisdiction, the City of Santee is without jurisdiction to ensure the construction of the recommended improvements.
Therefore, the impact would be considered significant and unavoidable.
Applicant City of Santee Department of
Development Services; County of San
Diego
Prior to occupancy of the 442nd equivalent
dwelling unit
TRA-15: West Hills Parkway/Mission Gorge Road Intersection (Year 2035 Cumulative). Prior to occupancy of the 237th equivalent dwelling unit, the proposed project shall contribute an 18.5 percent fair share toward restriping the intersection to provide the following lane geometry: westbound – 1 left lane, 1 thru lane, 1 shared thru lane/right lane, 1 right lane, consistent with the improvements proposed in the Santee General Plan Mobility Element. This improvement is not currently identified in the City of Santee Proposed Capital Improvement Program Five-Year Budget, Fiscal Year 2017–2018 through Fiscal Year 2021– 2022. Therefore, the applicant shall coordinate with the City to initiate a capital improvement program project for the proposed project and future development to pay into. This impact would be considered significant and unavoidable until a funding mechanism is established for the proposed improvement.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 237th equivalent
dwelling unit
TRA-16: Mission Gorge Road/Carlton Hills Boulevard Intersection (Direct and Year 2035 Cumulative). The intersection of Mission Gorge Road/Carlton Hills Boulevard is currently built to its ultimate Santee General Plan Mobility Element configuration and extends to the limits of the existing right-of-way. To widen this intersection, sidewalks would need to be removed or reduced in width, which would result in impacts to non-vehicular modes of travel (pedestrians). Planning and environmental laws recognize the importance of planning for all modes of transportation, including pedestrians, bicyclists, transit riders, and motorists. As such, widening the roadway by removing sidewalks is considered infeasible due to policy considerations. Another option for intersection widening would involve the expansion of current rights-of-way through additional property acquisition. Property acquisitions, however, are considered environmentally, financially, and socially infeasible. In many cases, property acquisitions would require demolition of existing buildings, which would generate additional environmental impacts associated with construction, such as air quality, noise, greenhouse gas emissions, solid waste, and traffic.
Commercial buildings abutting the sidewalks would be displaced for additional rights-of-way, causing a direct impact to existing land owners and tenants. For these reasons, mitigation measures that do not require widening were evaluated.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 560th equivalent
dwelling unit
Mitigation Monitoring and Reporting Program
Final Revised EIR and Second Recirculated Sections MMRP-23 May 2025 Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation Prior to occupancy of the 560th equivalent dwelling unit, the proposed project shall install an Adaptive Traffic Signal Control system along Mission Gorge Road between Fanita Drive and Town Center Parkway. Adaptive Traffic Signal Control is a traffic management strategy in which traffic signal timing changes, or adapts, based on actual traffic demand. It employs hardware and software to provide real-time adjustments to the signal timing plan based on actual traffic demand. Adaptive traffic signals or “smart” signals communicate with each other and dynamically adjust signal timings, memorize traffic patterns, improve traffic flow, and reduce vehicle stops. The improved conditions resulting from implementation of an Adaptive Traffic Signal Control system are evidenced by a decrease in overall travel time through the subject corridor. Therefore, implementation of an Adaptive Traffic Signal Control system would result in a decrease in overall travel time, similar to the benefit that physical widening of the street would provide from increased physical capacity. However, implementation of Adaptive Traffic Signal Control along Mission Gorge Road would not reduce impacts at this intersection to below significant levels.
Therefore, this impact would be significant and unavoidable.
TRA-17: Mission Gorge Road/Cuyamaca Street Intersection (Direct and Year 2035 Cumulative). Prior to occupancy of the 2,123rd equivalent dwelling unit, the proposed project shall widen the intersection to provide a dedicated northbound right-turn lane consistent with the improvements proposed in the Santee General Plan Mobility Element. This improvement is identified in the City of Santee Proposed Capital Improvement Program Five-Year Budget, Fiscal Year 2017–2018 through Fiscal Year 2021–2022, ensuring that it has a funding mechanism. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 2,123rd
equivalent dwelling unit
TRA-18: Buena Vista Avenue/Cuyamaca Street Intersection (Direct and Year 2035 Cumulative). Prior to occupancy of the 206th equivalent dwelling unit, the proposed project shall restripe the westbound approach to provide the following lane geometry: westbound – 1 left lane, 1 shared left lane/thru lane/right lane. The signal shall be modified to provide split phasing in the east–west direction. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 206th equivalent
dwelling unit
TRA-19: El Nopal: Magnolia Avenue to Los Ranchitos Road (Year 2035 Cumulative). This segment of El Nopal is currently built to its ultimate Santee General Plan Mobility Element classification. Widening along this roadway would be infeasible given the lack of available right-of-way and residential driveways that front this segment.
However, “spot” improvements shall be implemented prior to occupancy of the 224th equivalent dwelling unit. A westbound left-turn lane at the Los Ranchitos Road intersection shall be provided to improve the through flow of vehicles along this segment. Dedicated turn pockets on El Nopal shall be provided to allow for turning vehicles to decelerate and queue outside of the thru lanes. The removal of turning vehicles from thru-traffic lanes have been identified in literature published by the Transportation Research Board as one of several principals that improve “the safety and operations of an arterial roadway” (2014 Transportation Research Board Report S2-C05-RW).
However, even with the identified “spot” improvements, this impact would be significant and unavoidable.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 224th equivalent
dwelling unit
TRA-20: El Nopal: Los Ranchitos to Riverford Road (Direct and Year 2035 Cumulative). This segment of El Nopal is in the County of San Diego and is currently built to its ultimate Mobility Element classification. Widening along this roadway would be infeasible given the lack of available right-of-way and residential driveways that front this segment. However, “spot” improvements shall be implemented prior to occupancy of the 864th equivalent dwelling unit. A westbound left-turn lane at the Los Ranchitos Road intersection shall be provided to improve the through flow of vehicles along this segment. Dedicated turn pockets shall be provided on El Nopal to allow for turning vehicles to decelerate and queue outside of the thru lanes. The removal of turning vehicles from thrutraffic lanes have been identified in literature published by the Transportation Research Board as one of several principals that improve “the safety and operations of an arterial roadway” (2014 Transportation Research Board Report S2-C05-RW). In addition, there is a cumulative development (Parkside, formerly Hillside Meadows) in the County of San Diego that proposes to construct a parallel route to Riverford Road, Hillside Meadows Drive, that would intersect El Nopal and connect to Mast Boulevard in the south. Completion of this roadway could relieve traffic congestion on this segment of El Nopal approaching Riverford Road by rerouting trips to Mast Boulevard. However, the timing of completion of this roadway network improvement is unknown, is proposed by a private development project, and cannot be assured. In addition, since this segment is located within the County of San Diego’s jurisdiction, the City of Santee is without jurisdiction to ensure the construction of the recommended improvements. Therefore, the impact would be significant and unavoidable.
Applicant City of Santee Department of
Development Services; County of San
Diego
Prior to occupancy of the 864th equivalent
dwelling unit
TRA-21: Mast Boulevard: State Route 52 to West Hills Parkway (Direct). Implementation of Mitigation Measure TRA-9, Mast Boulevard/State Route 52 Westbound Ramps Intersection (Direct and Year 2035 Cumulative), prior to occupancy of the 1,917th equivalent dwelling unit to improve the access to State Route 52 westbound by providing one shared thru lane/right lane and dual right lanes would mitigate the impact along this segment by facilitating the flow of vehicles from Mast Boulevard onto State Route 52 westbound. However, since this segment is located within the City of San Diego’s jurisdiction, the City of Santee is without jurisdiction to ensure the construction of the recommended improvements. Therefore, the impact would be significant and unavoidable.
Applicant City of Santee Department of
Development Services; City of San Diego
Prior to occupancy of the 1,917th
equivalent dwelling unit
TRA-22: Carlton Oaks Drive: Fanita Parkway to Carlton Hills Boulevard (Direct and Year 2035 Cumulative). This segment of Carlton Oaks Drive is currently built to its ultimate Santee General Plan Mobility Element classification and extends to the limits of the existing right-of-way. To widen the roadway prior to occupancy of the 1,843rd equivalent dwelling unit, sidewalks or bicycle facilities would need to be removed or reduced in width, which would result in impacts to non-vehicular modes of travel (pedestrians and bicyclists). Planning and environmental laws recognize the importance of planning for all modes of transportation, including pedestrians, bicyclists, transit riders, and motorists. As such, widening the roadway by removing sidewalks and bicycle facilities is considered infeasible due to policy considerations. Another option for roadway widening would involve the expansion of current right-of-way through additional property acquisition. In many cases, property acquisitions would require demolition of existing buildings, which would generate additional environmental impacts associated with construction such as air quality, noise, greenhouse gas emissions, solid waste, and traffic. Residences would be displaced for additional right-of-way causing a direct impact to existing residents. For these reasons, mitigation measures for Applicant City of Santee Department of
Development Services
Prior to occupancy of the 1,843rd
equivalent dwelling unit
Mitigation Monitoring and Reporting Program
Final Revised EIR and Second Recirculated Sections MMRP-24 May 2025 Fanita Ranch Project
Table 1. Mitigation Monitoring and Reporting Program
Mitigation Measure Responsible Party Approving Agency Time Frame of Mitigation the impacted roadway segments along Carlton Oaks Drive are considered infeasible. Therefore, no additional improvements are recommended and the impact to the roadway would remain significant and unavoidable.
TRA-23: Fanita Parkway: Ganley Road to Lake Canyon Road (Direct and Year 2035 Cumulative). Prior to occupancy of the 1,485th equivalent dwelling unit, the proposed project shall widen this segment of Fanita Parkway to a three-lane parkway with a raised median with one northbound lane and two southbound lanes. The information presented in the Fanita Ranch Traffic Impact Analysis (LLG 2020) indicates that this mitigation to construct Fanita Parkway to three lanes would result in acceptable level of service conditions based on peak-hour intersection, arterial, and queueing analyses between the signalized intersections of Ganley Road and Lake Canyon Road. Nonetheless, in the abundance of caution, a monitoring program consistent with Section 21.3.2, Fanita Parkway Monitoring Program, in the Traffic Impact Analysis, shall be established to identify the need for a fourth lane along this segment should certain traffic thresholds bemet. The monitoring program shall be implemented by collecting various data metrics along the roadway based on the following three thresholds: (1) average daily volumes regularly exceed 13,000 average daily traffic, as defined in the monitoring program; (2) the PM peak-hour intersection delay in the northbound direction at the Fanita Parkway/Ganley Road intersection regularly exceeds 20 seconds, as defined in the monitoring program; and (3) peak-hour arterial operations along this segment of Fanita Parkway are equal to or lower than 28 miles per hour taking into account intersection delay at Ganley Road, as defined in the monitoring program. Once the 13,000 average daily traffic threshold 1 is met and the monitoring program commences, if one of the two remaining thresholds (i.e., thresholds 2 and 3) are met, the fourth lane shall be constructed to the satisfaction of the City Engineer. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 1,485th
equivalent dwelling unit
TRA-24: Fanita Parkway: Lake Canyon Road to Mast Boulevard (Direct and Year 2035 Cumulative). Prior to occupancy of the 1,264th equivalent dwelling unit, the proposed project shall widen this section of Fanita Parkway as a four-lane parkway with a raised median with two northbound lanes and two southbound lanes. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 1,264th
equivalent dwelling unit
TRA-25: Cuyamaca Street: Woodglen Vista Drive to El Nopal (Year 2035 Cumulative). Prior to occupancy of the 155th equivalent dwelling unit, the proposed project shall improve this street segment to its ultimate Santee General Plan Mobility Element classification of a four-lane major street.
Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 155th equivalent
dwelling unit
TRA-26: Cuyamaca Street: El Nopal to Mast Boulevard (Direct and Year 2035 Cumulative). Prior to occupancy of the 1,481st equivalent dwelling unit, the proposed project shall reconstruct the median and restripe Cuyamaca Street from El Nopal to Mast Boulevard to four-lane major street standards consistent with the Santee General Plan Mobility Element. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 1,481st
equivalent dwelling unit
TRA-27: Cuyamaca Street: Mission Gorge Road to State Route 52 Ramps (Direct and Year 2035 Cumulative). Implementation of Mitigation Measure TRA-17, Mission Gorge Road/Cuyamaca Street Intersection (Direct and Year 2035 Cumulative), at the intersection of Mission Gorge Road/Cuyamaca Street and Mitigation Measure TRA-18, Buena Vista Avenue/Cuyamaca Street Intersection (Direct and Year 2035 Cumulative), at the intersection of Cuyamaca Street/Buena Vista Avenue prior to occupancy of the 2,650th dwelling unit would mitigate this segment impact by improving traffic flow at the key signalized intersections along the segment. Implementation of these improvements would mitigate the impact to below a level of significance.
Applicant City of Santee Department of
Development Services
Prior to occupancy of the 2,650th dwelling
unit
TRA-28: Riverford Road: Riverside Drive to State Route 67 Ramps (Direct and Year 2035 Cumulative). The existing section of Riverford Road between Riverside Drive and the San Diego River bridge is primarily a three-lane roadway (two northbound lanes and one southbound lane) with a two-way left-turn lane. South of the bridge at North Woodside Avenue, it is a two-lane roadway. To mitigate the proposed project’s impact, prior to occupancy of the 673rd equivalent dwelling unit the proposed project shall restripe Riverford Road to provide a second southbound lane between Riverside Drive and the San Diego River. Currently, there are two southbound lanes on Riverford Road south of the Riverside Drive intersection for approximately 480 feet after which it merges into one lane. The two southbound lanes are proposed to be extended by an additional 320 feet to create additional segment capacity. The current on-street parking and the Class II bike lane in the southbound direction are proposed to be maintained. The proposed 320 feet of widening on the 1,780-foot segment amounts to approximately 18 percent of the roadway. The Year 2035 Project volume of 530 average daily trips compared to the total Year 2035 volume of 25,430 is approximately 2 percent of the future traffic on this segment. Thus, the proposed project’s contribution to widen 18 percent of the roadway more than exceeds the proposed project’s contribution to the future traffic volumes of 2 percent. However, since this segment is within the County of San Diego’s jurisdiction, the City of Santee is without jurisdiction to ensure the construction of the recommended improvements. Therefore, the impact would be significant and unavoidable.
Applicant City of Santee Department of
Development Services; County of San
Diego
Prior to occupancy of the 673rd equivalent
dwelling unit
TRA-29: State Route 52: Santo Road to Mast Boulevard: Eastbound PM Peak Hour (Direct and Year 2035 Cumulative). The applicant has privately funded a Caltrans Project Study Report – Project Development Support (PSR-PDS) for the evaluation of potential improvements to the SR-52 corridor by Caltrans intended to relieve congestion. Caltrans can and should complete its evaluation and implement all feasible improvements along the impacted corridor. Insofar as SR-52 is within the exclusive jurisdiction of Caltrans, the City of Santee is without jurisdiction to implement any such improvements.
Therefore, the impact is considered significant and unavoidable.
Applicant City of Santee Department of
Development Services; Caltrans
Completion of PSR-PDS
TRA-30: State Route 52: Santo Road to Mast Boulevard: Westbound AM Peak Hour (Direct and Year 2035 Cumulative). The applicant has privately funded a Caltrans Project Study Report – Project Development Support (PSR-PDS) for the evaluation of potential improvements to the SR-52 corridor by Caltrans intended to relieve congestion. Caltrans can and should complete its evaluation and implement all feasible improvements along the impacted corridor. Insofar as SR-52 is within the exclusive jurisdiction of Caltrans, the City of Santee is without jurisdiction to implement any such improvements.
Therefore, the impact is considered significant and unavoidable.
Applicant City of Santee Department of
Development Services; Caltrans
Completion of PSR-PDS
Mitigation Monitoring and Reporting Program
Final Revised EIR and Second Recirculated Sections MMRP-25 May 2025 Fanita Ranch Project
Mitigation Monitoring and Reporting Program
Final Revised EIR and Second Recirculated SectionsMMRP-26 May 2025 Fanita Ranch Project
Biological Resources Mitigation Measures Tables
BIO-1: Preserve Management Plan
Table 4.3-9. Restoration Requirement for Temporary Impacts to Sensitive Upland Vegetation Communities
Vegetation Community
Temporary
Impacts
(On Site)
Temporary
Impacts
(Off Site)
Mitigation
Ratio1
Total
Restoration
Requirement
(Acres)
Scrub and Chaparral
Diegan Coastal Sage Scrub 33.09 1.33 1:1 34.42
Diegan Coastal Sage Scrub (Disturbed) 4.20 3.28 1:1 7.48 Diegan Coastal Sage Scrub/Valley Needlegrass
Grassland
0.50 0.09 1:1 0.60
Diegan Coastal Sage Scrub/Valley Needlegrass
Grassland (Disturbed)
1.48 0.94 1:1 2.41
Diegan Coastal Sage Scrub–Baccharis-dominated 0.62 — 1:1 0.62 Granitic Southern Mixed Chaparral 45.53 — 1:1 45.53
Scrub and Chaparral Subtotal 85.43 5.64 — 91.07
Grasslands, Vernal Pools, Meadows, and Other Herb Communities Valley Needlegrass Grassland 7.92 — 2:1 15.85
Valley Needlegrass Grassland (Disturbed) 5.84 — 2:1 11.68 Non-Native Grassland 11.40 0.21 1:1 11.61
Grasslands Subtotal 25.16 0.21 — 39.14
Total Acreage2 110.59 5.86 — 130.21
Notes:
1 Mitigation ratios are based on Table 5-14 in the Draft Santee MSCP Subarea Plan (City of Santee 2018). 2 Totals may not sum due to rounding.
Mitigation Monitoring and Reporting Program
Final Revised EIR and Second Recirculated SectionsMMRP-27 May 2025 Fanita Ranch Project
BIO-3: Narrow Endemic Plant Species
Table 4.3-10. Mitigation Requirements for Impacts to Sensitive Plant Species Species/Status
(Federal/State/CNPS/
Draft Santee
MSCP Subarea Plan)
Total
Individuals
Individuals
Impacted
(Percent
Impacted)
Habitat
Preserve
Individuals
(Percent
Conserved)
Individuals
Needed to Meet
the 80%
Conservation
Requirement
Translocation
Requirement1
(Individuals)
Coulter’s saltbush
(Atriplex coulteri)2
None/None/1B.2/None
65 15 (23%) 50* (77%) 52 2
San Diego goldenstar
(Bloomeria clevelandii)
2 None/None/1B.1/
Covered
18,318 7,964 (44%) 10,354 (56%) 14,654 4,300
Variegated dudleya
(Dudleya variegata)3
None/None/1B.2/
Covered NE
8,942 786 (9%) 8,156 (91%) 7,154 0
San Diego barrel
cactus (Ferocactus
viridescens)3
None/None/2B.1/
Covered
4,856 585 (12%) 4,270 (88%) 3,885 0
Willowy monardella
(Monardella viminea)
FE/CE/1B.1/Covered
1,622 1** (<1%) 1,621 (99%) 1,298 0
Notes: CNPS = California Native Plant Society; MSCP = Multiple Species Conservation Program; NE = narrow endemic 1 The number of individuals proposed for translocation is the minimum needed to meet 80 percent preservation. It is likely that more individuals will be translocated to ensure translocation success. 2 Species that require translocation to meet 80 percent preservation. 3 This species meets the 80 percent preservation; however, individuals occurring within the impact area will be targeted for collection and translocation. * It should be noted that these individuals do not occur with the Habitat Preserve. However, since they occur in the impact neutral area and will not be impacted with project implementation, they are considered preserved. ** All impacts to the 49 individuals occurring along existing retained trails and adjacent to proposed trail creation areas would be avoided through the maintenance and management of trails as outlined in the Public Access Plan (Appendix D).
Status Legend
Federal
FE: Federally listed as endangered
State
CE: State-listed as endangered
CRPR: California Rare Plant Rank (previously known as the CNPS List) 1B: Plants rare, threatened, or endangered in California and elsewhere 2B: Plants rare, threatened, or endangered in California, but more common elsewhere 4: Plants of limited distribution – a watch list
Threat Rank
.1 – Seriously threatened in California (over 80 percent of occurrences threatened/high degree and immediacy of threat) .2 – Fairly threatened in California (20–80 percent occurrences threatened/moderate degree and immediacy of threat) Draft Santee MSCP Subarea Plan (City of Santee 2018)
Covered: Draft Santee MSCP Subarea Plan Covered Species Mitigation Monitoring and Reporting Program
Final Revised EIR and Second Recirculated SectionsMMRP-28 May 2025 Fanita Ranch Project
BIO-12: Vernal Pool Mitigation Plan
Table 4.3-11. Mitigation Requirements for Impacts to Vernal Pools Vernal Pool Type Impacts
Mitigation
Ratio1
Mitigation
Acreage
Mitigation Credits
(Habitat Preserve)
Total Mitigation
Requirement2
(Acres)
Natural Vernal Pool 0.02 4:1 0.09 0.10 +<0. 01
Street Rut – containing
plant indicator species
0.03 3:1 0.08 0.13 +0. 05
Street Rut – containing
wildlife indicator species
0.36* 2:1 0.72 0.17 -0.56
Total Acreage 0.41* — 0.90 0.40** 0.50
Notes: Totals may not sum due to rounding.
1 Mitigation ratios are based on the Draft Santee MSCP Subarea Plan (City of Santee 2018). 2 Mitigation shall include both rehabilitation/enhancement of existing features within the Habitat Preserve and creation of new features. The exact breakdown by mitigation type shall be included in the Vernal Pool Mitigation Plan. * This total includes 0.01 acre of off-site impacts.
** This acreage shall be included within the Habitat Preserve and shall be subject to long-term management and monitoring as directed by the Draft Santee Multiple Species Conservation Program Subarea Plan (City of Santee 2018).
BIO-18: Restoration of Suitable Habitat for Quino Checkerspot Butterfly and Hermes Copper Butterfly
Table 4.3-12. Mitigation Scenario Based on the 2009 Extrapolation Model for Impacts to Suitable Habitat for Quino Checkerspot Butterfly
Suitable Habitat Model
Impact
Acreage
Mitigation Acreage Credits (Habitat
Preserve Suitable Habitat)1
Ratio of Mitigation Achieved with
On-Site Habitat Preserve
2009 Extrapolation Model 581.39 1,096.57 1.9:1
Notes:
1 This is the total acreage included within the Habitat Preserve and shall be subject to long-term management and monitoring as directed by the Preserve Management Plan.
Table 4.3-13. Mitigation Scenario Based on the 1-Kilometer Model (All Known Observations) for Impacts to Suitable Habitat for Quino Checkerspot Butterfly Suitable Habitat Model Impact Acreage Mitigation Acreage Credits Ratio of Mitigation Acheived1 1-Kilometer (all known observations) 396.53
218.22* 0.6:1
878.35** 2.2:1
Total Suitable Habitat in the Habitat Preserve2 1,096.57 Notes:
1 Two mitigation ratios are provided based on (1) the amount of suitable habitat within the 1-kilometer buffer that overlaps the Habitat Preserve and (2) the remaining suitable habitat within the Habitat Preserve (based on the 2009 extrapolation model) outside the 1-kilometer buffer. 2 This is the total suitable habitat acreage included within the entire Habitat Preserve (based on the 2009 extrapolation model) and shall be subject to long-term management and monitoring as directed by the Preserve Management Plan. * Mitigation acreage available in the 1-kilometer buffer that overlaps the Habitat Preserve. ** This total represents the amount of remaining suitable habitat available in the Habitat Preserve (based on the 2009 extrapolation model) outside the 1-kilometer buffers.
Mitigation Monitoring and Reporting Program
Final Revised EIR and Second Recirculated SectionsMMRP-29 May 2025 Fanita Ranch Project
Table 4.3-14. Mitigation Scenario Based on the 1-Kilometer Model (Without the 2005 Observation) for Impacts to Suitable Habitat for Quino Checkerspot Butterfly Suitable Habitat Model Impact Acreage Mitigation Acreage Credits Ratio of Mitigation Acheived1 1-Kilometer (Without the 2005
Observation) 3.82
7.39* 1.9:1
1,089.18** 285:1
Total Suitable Habitat within the Habitat Preserve2 1,096.57 Notes:
1 Two mitigation ratios are provided based on (1) the amount of suitable habitat within the 1-kilometer buffer that overlaps the Habitat Preserve and (2) the remaining suitable habitat in the Habitat Preserve (based on the 2009 extrapolation model) outside the 1-kilometer buffer. 2 This is the total suitable habitat acreage included in the entire Habitat Preserve (based on the 2009 extrapolation model) and shall be subject to long-term management and monitoring as directed by the Preserve Management Plan. * Mitigation acreage available within the 1-kilometer buffer that overlaps the Habitat Preserve. ** This total represents the amount of remaining suitable habitat available in the Habitat Preserve (based on the 2009 Extrapolation model) outside the 1-kilometer buffer.
Table 4.3-15. Mitigation Requirements for Impacts to Suitable Habitat for Hermes Copper Butterfly
Habitat Type Impact Acreage Mitigation Ratio1 Mitigation Acreage Mitigation Acreage
Credits (Habitat
Preserve)
Redberry Buckthorn within 15 feet of California Buckwheat Potentially Suitable
Habitat
44.73 1:1 44.73 79.29
Potentially Suitable
Habitat, Previously
Occupied
8.25 2:1 16.50 15.48
Total Acreage 52.98 — 61.23 94.772
Notes:
1 Mitigation ratios are based on the Draft Santee Multiple Species Conservation Program Subarea Plan (City of Santee 2018). 2 This acreage will be included in the Habitat Preserve and will be subject to long-term management and monitoring as directed by the Preserve Management Plan.
Mitigation Monitoring and Reporting Program
Final Revised EIR and Second Recirculated SectionsMMRP-30 May 2025 Fanita Ranch Project
Mitigation Monitoring and Reporting Program ....................................................................... 1 Figures
No table of figures entries found.Tables
Table 1. Mitigation Monitoring and Reporting Program................................................................ 3 Table 4.3-9. Restoration Requirement for Temporary Impacts to Sensitive Upland Vegetation Communities .................................................................................................................26 Table 4.3-10. Mitigation Requirements for Impacts to Sensitive Plant Species..........................27 Table 4.3-11. Mitigation Requirements for Impacts to Vernal Pools ..........................................28 Table 4.3-12. Mitigation Scenario Based on the 2009 Extrapolation Model for Impacts to Suitable Habitat for Quino Checkerspot Butterfly...........................................................28 Table 4.3-13. Mitigation Scenario Based on the 1-Kilometer Model (All Known Observations) for Impacts to Suitable Habitat for Quino Checkerspot Butterfly..........................................28 Table 4.3-14. Mitigation Scenario Based on the 1-Kilometer Model (Without the 2005 Observation) for Impacts to Suitable Habitat for Quino Checkerspot Butterfly ...............29 Table 4.3-15. Mitigation Requirements for Impacts to Suitable Habitat for Hermes Copper Butterfly 29
RESOLUTION NO. 073-2025
1 FANITA RANCH VESTING TENTATIVE MAP
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTEE, CALIFORNIA
APPROVING THE APPLICATION OF HOMEFED FANITA RANCHO LLC FOR FANITA RANCH VESTING TENTATIVE MAP (TM-2025-0001) FOR THE SUBDIVISION OF APPROXIMATELY 2,638 ACRES INTO 1,467 LOTS TO DEVELOP
THE FANITA RANCH MASTER PLANNED COMMUNITY LOCATED NORTH OF THE
TERMINUS OF FANITA PARKWAY IN THE FANITA RANCH PLANNED
DEVELOPMENT AREA
APNS: 374-030-02; 374-050-02; 374-060-01; 376-010-06; 376-020-03; 376-030-01; 378-020-46, 50, 54; 378-030-08; 378-210-01; 378-210-03, 04; 378-210-10, 11; 378- 220-01; 378-381-49; 378-382-58; 378-391-59; 378-392-61, 62; 380-040-43, 44
(RELATED TO PROJECT NUMBERS: CUP-2025-0001, CUP-2025-0002, CUP-2025- 0003, DR-2025-0001, ENV-2025-0003, AEIS 2022-4, AEIS 2017-11) APPLICANT: HOMEFED FANITA RANCHO LLC
WHEREAS, on August 25, 2021, the City of Santee adopted Urgency Ordinance No. 592, declaring the need for an Essential Housing Program to boost housing production and improve housing affordability in the City to address and respond to the existing housing crisis in the City of Santee; and
WHEREAS, on November 29, 2021, the Applicant, HomeFed Fanita Rancho LLC, submitted an Essential Housing Project Application under Urgency Ordinance No. 592 for the Fanita Ranch Essential Housing Project (the “Project”); and WHEREAS, on December 27, 2021, the Director of Planning & Building certified the Project as an Essential Housing Project as it met the specified criteria in Urgency Ordinance No. 592; and
WHEREAS, on May 4, 2022, pursuant to Urgency Ordinance No. 592, HomeFed Fanita Rancho LLC submitted the application materials for the Project consisting of the Fanita Ranch Vesting Tentative Map TM2022-1, a Development Review Permit DR2022- 4, a Preliminary Application under the Housing Crisis Act of 2019 (Senate Bill 330), and Conditional Use Permits P2022-1, P2022-2 and P2022-3, to subdivide approximately 2,638 acres of property legally described in Exhibit A attached hereto; and WHEREAS, through phased final maps, the Vesting Tentative Map will subdivide approximately 2,638 acres into 1,467 lots, consisting of 1,203 single-family residential lots, 84 multiple-family residential lots, 19 Village Center lots, one school lot, one community park lot, one fire station lot, eight neighborhood parks, 31 mini-park lots, nine RESOLUTION NO. 073-2025
2 agriculture lots, one Special Use Area lot, two water tank lots, three pump station lots and miscellaneous open space and water basin lots totaling 105 lots; and WHEREAS, previously, on September 23, 2020, the City Council certified the Final Revised Environmental Impact Report (“EIR”) (State Clearinghouse No. 2005061118) for a prior version of the Fanita Ranch Project (the “Prior Project”) and adopted several resolutions approving the Prior Project, including Resolution No. 095-2020 approving the application of HomeFed Fanita Rancho LLC for a Vesting Tentative Map (TM2017-3) for the subdivision of approximately 2,638 acres into 1,467 lots to develop the Fanita Ranch Master Planned Community; and
WHEREAS, subsequently, the San Diego County Superior Court (Case No. 37- 2020-00038168-CU-WM-CTL) granted a Petition for Writ of Mandate on March 25, 2022, ordering the City of Santee to set aside and vacate all resolutions and approvals pertaining to the Prior Project; and
WHEREAS, on May 25, 2022, the City Council adopted Resolution No. 070-2022, setting aside and vacating in their entirety the Prior Project approvals, including certification of the EIR; and
WHEREAS, in order to address the deficient portions of the EIR identified by the Court in Case No. 37-2020-00038168-CU-WM-CTL, the City prepared a Final Revised EIR, including the Recirculated Sections of the Final Revised EIR, which was released for public review from June 10, 2022 to July 25, 2022 in accordance with the provisions of the California Environmental Quality Act (“CEQA”); and WHEREAS, on September 14, 2022, the City Council held a duly advertised and noticed public hearing and approved Vesting Tentative Map TM2022-1 and other applications related to the Fanita Ranch Essential Housing Project; and WHEREAS, subsequently, the San Diego Superior Court (Case No. 37-2022- 00041478-CU-MC-CTL) granted a second Petition for Writ of Mandate on October 1, 2024, ordering the City of Santee to set aside and vacate all resolutions and approvals pertaining to the 2022 Essential Housing Project; and
WHEREAS, on December 11, 2024, the City Council adopted Resolution No. 130- 2024, setting aside and vacating in their entirety the 2022 Essential Housing Project approvals, including certification of the EIR; and
WHEREAS, in order to address the deficient portions of the EIR identified by the Court in Case No. 37-2022-00041478-CU-MC-CTL, the City prepared Second Recirculated Sections of the Final Recirculated Revised EIR, which was released for public review from February 24, 2025 to April 10, 2025, in accordance with the provisions of CEQA; and
WHEREAS, on May 30, 2025 the City of Santee published a notice of public RESOLUTION NO. 073-2025
3 hearing on Vesting Tentative Map TM-2025-0001 and related case files to be held on June 11, 2025, in accordance with Section 13.04.100 of the Santee Municipal Code; and WHEREAS, on June 11, 2025, the City Council held a duly advertised and noticed public hearing on Vesting Tentative Map TM-2025-0001 and other applications related to the Fanita Ranch Essential Housing Project; and
WHEREAS, the City Council considered the staff report, all recommendations by staff, the Final Recirculated Revised EIR including the Second Recirculated Sections, the entire record and all public testimony.
NOW, THEREFORE, BE IT RESOLVED by the City of Santee City Council, after considering the evidence presented at the public hearing, as follows:
SECTION 1: The City Council has certified the Final Recirculated Revised Environmental Impact Report(EIR) including the Second Recirculated Sections (Resolution No. 072- 2025) pursuant to the California Environmental Quality Act and adopted Findings of Fact, a Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program for the Fanita Ranch Essential Housing Project. The City Council hereby incorporates by reference, as if fully set forth herein, the Resolution certifying the Final Revised EIR and adopting the Findings of Fact, and Statement ofOverriding ConsiderationsandMitigationMonitoring andReporting Program for the Fanita Ranch Essential Housing Project.
SECTION 2: The subdivision of land shall be in accordance with City of Santee Municipal Code Title 12.10 regarding vesting tentative maps and all processes and conditions therein are incorporated herein by reference.
SECTION 3: The findings in accordance with the State Subdivision Map Act are made as follows:
A. That the map is consistent with the City’s General Plan.
The Vesting Tentative Map as conditioned is consistent with the Santee General Plan because:
1. It is consistent with the Land Use Element, Land Use Implementation Section 8.2 entitled “Areas for Special Study”, and the PD - Planned Development Land Use designation;
2. The proposed project is consistent with the goals, objectives and policies of the General Plan including those in the Land Use, Housing, Mobility, Trails, Conservation, Safety, and Community Enhancement Elements, and has been certified as consistent with the General Plan as an Essential Housing RESOLUTION NO. 073-2025
4 Project under Urgency Ordinance No. 592 as amended February 25, 2025; and
3. While the proposed project does not meet the exact requirements of Fanita Ranch Guiding Principles 3 (lot size), 9 (golf course or recreational facility), and 14(e) (development agreement), these potential inconsistencies with General Plan development standards are deemed waived pursuant to State Density Bonus Law, Government Code section 65915.
4. The subdivision proposes a comprehensively planned, sustainable residential community consistent with the Fanita Ranch Development Plan Resolution No. 074-2025, the findings of which are incorporated by reference, as if fully set forth herein.
The Vesting Tentative Map as conditioned is consistent with the Fanita Ranch Development Plan because:
5. The subdivision proposes a comprehensively planned, sustainable residential community with unique design characteristics and amenities providing existing and future Santee residents with a variety of housing types in three Villages.
B. That the site is identified as a Residential Inventory site in the current Housing Element of the City’s General Plan and the density of the proposed development is consistent with the projections of the Residential Inventory.
The Fanita Ranch site is identified in the Sixth Cycle Housing Element, 2021-2029 (Table 34) as a site for moderate and above-moderate housing. The Project will result in the City meeting its housing target for moderate and above-moderate income housing (Sixth Cycle Housing Element) as required by the State Department of Housing and Community Development.
C. That the design or improvement of the proposed subdivision is consistent with the City’s General Plan.
The subdivision is consistent with the Santee General Plan as well as City Ordinances because all necessary services and facilities will be available to serve the site. The subdivision requires the construction of public improvements which, as conditioned, will meet all applicable local, state and federal laws designed to protect the public health, safety and welfare.
The public streets will be constructed to provide safe access for the project including the extension and connection of Fanita Parkway, Cuyamaca Street and Magnolia Avenue. Traffic Impact, Traffic Signal, and Public Facilities fees will be paid; the project includes comprehensive water, sewer and storm water drainage RESOLUTION NO. 073-2025
5 systems; the project includes construction of a Fire Station; and the project includes construction of City parks conforming to the Development Plan.
D. That the site is physically suitable for the proposed type of development.
The site is physically suitable for the type of development because:
1. The range of land uses shown on the subdivision map are consistent with the Fanita Ranch Development Plan;
2. The site is not located on any known “active,” “potentially active” or “inactive” fault traces as defined by the California Geologic Survey;
3. There are no soil or geologic conditions that would preclude development of the villages;
4. The development of the Special Use Area will be restricted due to prior geotechnical mitigation performed in that area to reduce landslides; and
5. The Project will be graded in accordance with the geotechnical recommendations stated in the Geotechnical Investigation(s) for Fanita Ranch and off-site improvements, prepared by Geocon, dated April 17, 2020.
6. The subdivision map is conditioned to require the Applicant to adhere to all state and federal requirements related to grading and construction of the site.
7. The subdivision map has identified on sheet 4 all public interest slopes greater than 40 feet in height. The City of Santee Municipal Code, Sections
11.40.320 and 11.40.330, allows for approval by the City Council of cut and fill slopes greater than 40 feet, after consideration of the lack of feasible alternative grading designs that result in slopes of 40 feet or less, and the furtherance of the General Plan goals and objectives by the proposed development. After considering the Geotechnical Investigation(s) for Fanita Ranch and off-site improvements, prepared by Geocon, dated April 17, 2020, the City Council finds that the lack of feasible alternative grading designs result in slopes greater than 40 feet in height that minimize the grading footprint while preserving open space resources.
E. That the site is physically suitable for the proposed density of development.
The site is physically suitable for the density of development because:
1. The range of land uses shown on the subdivision map are consistent with the Fanita Ranch Development Plan; and
2. The site contains sufficient acreage and is of a size to accommodate the proposed density and number of dwelling units.
RESOLUTION NO. 073-2025
6 F. That neither the design of the subdivision nor the proposed improvements are likely to cause substantial environmental damage, or substantially and avoidably injure fish or wildlife or their habitat.
Neither the design of the subdivision nor improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat because the Applicant is required to mitigate the loss of wildlife and habitat in accordance with the Final Revised EIR, including the Second Recirculated Sections.
G. That neither the design of the subdivision nor type of improvements are likely to cause serious public health problems.
Neither the design of the subdivision nor the type of improvements will cause serious public health problems because:
1. The Project will be connected to a public sewer system; and
2. The discharge of sewage waste from the subdivision into the Padre Dam Municipal Water District (“PDMWD”) sewer system will not result in violation of existing requirements prescribed by the California Regional Water Quality Control Board specified by Government Code Section 66474.6.
H. That neither the design of the subdivision nor the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision or that alternative easements for access or for use will be provided, and that these will be substantially equivalent to ones previously acquired by the public.
As conditioned, neither the design of the subdivision nor the type of improvements will conflict with known easements on the subject property such as the existing SDG&E easement that traverses the property.
I. That the design of a subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision.
The design of the subdivision has provided, to the extent feasible, for future passive or natural heating or cooling opportunities as defined under Section 66473.1 of the State Subdivision Map Act and incorporates photovoltaic systems on rooftops and other structures throughout the development.
J. That the subdivision would have a sufficient water supply, as defined in Section 66473.7 of the State Subdivision Map Act.
RESOLUTION NO. 073-2025
7 The subdivision proposes a residential development of more than 500 dwelling units, and would have a sufficient water supply as determined by the Fanita Ranch Water Supply Assessment study prepared by Michael Baker International, dated February 4, 2020.
K. In accordance with Subdivision Map Act section 66474.01, notwithstanding a finding that the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat, the City may approve the map because an EIR was prepared and certified including the adoption of Findings and Overriding Considerations and consideration of project alternatives.
The effects of the subdivision on the housing need for the San Diego region have been considered and balanced against the public service needs of the City of Santee residents and available fiscal and environmental resources. Housing is provided, resulting in the addition of 2,949 units, or 3,008 units if the school is not constructed, in compliance with the Goals, Policies and Objectives of the Santee General Plan Housing Element.
SECTION 4: There is substantial evidence in the record that the design and location of each lot in the subdivision, and the subdivision as a whole, are consistent with any applicable regulations adopted by the State Board of Forestry and Fire Protection pursuant to Section 4290 and 4291 of the Public Resources Code (Government Code section 66474.02).
A. The design and location of each lot in the subdivision, and the subdivision as a whole, is consistent with any applicable regulations adopted by the State Board of Forestry and Fire Protection pursuant to Public Resources Code Sections 4290 and 4291.
The Project prepared an updated Fire Protection Plan (FPP) to assess fire risk and to identify appropriate fire prevention and protection measures, including application of the ignition resistant construction methods and materials in Chapter 7A of the California Building Code. Additionally, customized defensible space that exceeds applicable code requirements would be incorporated into the Project.
Consistent with the Fire Protection Plan, and as approved by the Santee Fire Department, the Project will include fuel modification zones within the project boundaries that exceed the minimum width of 100 feet from structures, as well as roadside fuel modification zones. Plantings in the Project area closest to structures and the interior of the development footprint will use drought-tolerant, fire resistive plant material. The final planting plan, irrigation system and spacing will be approved by Santee Fire Department. The fuel modification zones closest to structures will be irrigated by an automatic irrigation system. The Project's Master Homeowner’s Association will hire a qualified landscape plan checker to review and approve landscape plans consistent with the FPP requirements. The Homeowner's Association will obtain a fuel modification zone inspection and report from a RESOLUTION NO. 073-2025
8 qualified, Santee Fire Department-approved third-party inspector and landscape plan reviewer twice a year that certifies compliance with the FPP.
A condition of approval of this Vesting Tentative Map is clear delineation and identification of brush management and fuel modification zones on all plan sets.
The Final Map will convey to the Homeowner's Association easements for landscape and fuel modification, and fuel modification and non-building easements must be depicted on additional map sheets included with the Final Map.
A Fuel Modification Plan that identifies brush management zones in accordance with the Fire Protection Plan must be incorporated into the Project's Final Fanita Ranch Master Landscape and Water Management Plan. The FPP shall be incorporated by reference in the Homeowner's Association Covenants, Conditions, and Restrictions.
B. Structural fire protection and suppression services will be available for the subdivision.
Structural fire protection and suppression services will be available for the subdivision, in compliance with Government Code Section 66474.02. Structural and wildland fire protection and suppression services will be provided by the Santee Fire Department. The Project will include a new Santee Fire Department fire station capable of serving all project areas of the subdivision within the City of Santee's Quality of Life Standard threshold. The new station would be staffed 27/4 with career firefighters.
The Project’s water system will be installed in accordance with the Santee Fire Department, PDMWD, and Water Agency Standards and requirements. All water storage, pumps, hydrant locations, mains and water pressure requirements will be consistent with the City's Fire Code fire flow requirement. Fire hydrants will be subject to Santee Fire Department approval. All new structures will be provided with interior fire sprinklers.
C. To the extent practicable, ingress and egress for the subdivision meets the regulations regarding road standards for fire equipment access adopted pursuant to Section 4290 of the Public Resources Code and applicable local ordinance.
Ingress and egress for the project meets the regulations regarding road standards for fire equipment access adopted pursuant to Public Resources Code Section 4290 and any applicable local ordinances. Site access will comply with the requirements of the most recently adopted California Fire Code and City Ordinance No. 570. At least two points of primary access for emergency response and evacuation would be provided into the Fanita Ranch community. All interior residential streets would be designed to accommodate a minimum of a 77,000- pound fire truck. The Santee Fire Department would participate in approval of street names. Fire lanes will be painted red and feature posted signs identifying the fire lane and prohibiting parking. Identification of roads and structures would comply RESOLUTION NO. 073-2025
9 with the most recently adopted California Fire Code and City Ordinance No. 570.
Additional project protective measures are outlined in the updated FPP.
SECTION 5: Vesting Tentative Map TM-2025-0001, to subdivide approximately 2,638 acres into 1,467 lots, consisting of 1,203 single-family residential lots, 84 multiple-family residential lots,19 Village Center lots, one school lot, one community park lot, eight neighborhood parks, 31 mini-park lots, nine agriculture lots, one fire station lot, one Special Use Area lot, two water tank lots, three pump station lots and miscellaneous open space and water basin lots totaling 105 lots, in the Planned Development District is hereby approved, subject to the following conditions:
A. Fanita Ranch Final Recirculated Revised Environmental Impact Report including the Second Recirculated Sections (SCH No. 2005061118) shall be certified, and Findings of Fact, a Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program shall be adopted.
B. Development Review Permit DR-2025-0001 shall be approved.
C. Conditional Use Permits CUP-2025-0001, CUP-2025-0002 and CUP-2025-0003 shall be approved.
D. All approved plans and construction shall be consistent with the Fanita Ranch Development Plan. All conditions of the Resolutions of Approval for the Fanita Ranch DR-2025-0001, Conditional Use Permits CUP-2025-0001, CUP-2025-0002 and CUP-2025-0003 shall apply.
E. The Applicant shall implement, to the satisfaction of the Director of Planning & Building, all environmental impact mitigation measures identified in the Fanita Ranch Final Recirculated Revised Environmental Impact Report including the Second Recirculated Sections (SCH No. 2005061118), the CEQA Findings of Fact and Mitigation Monitoring and Reporting Program (MMRP) within in the timeframe specified in the MMRP.
F. Within 30 days of project approval and prior to submittal of any plans, the Applicant shall schedule a meeting with the City Planner to discuss the project conditions of approval, timing of design and construction and implementation of the project conditions. The Applicant should include their project design team including project architect, their design engineer and their landscape architect.
Prior to approval of each final map, unless other timing is indicated, the Applicant shall complete the following or have plans submitted and approved, agreements executed, and securities posted:
1. The Applicant shall include provisions in their design contract with their design consultants that following acceptance by the City, all construction drawings or technical reports accepted by the City, exclusive of architectural building plans, shall RESOLUTION NO. 073-2025
10 become the property of the City. Once accepted, these plans may be freely used, copied or distributed by the City to the public or other agencies as the City may deem appropriate. An acknowledgement of this requirement from the design consultant shall be included on all construction drawings at the time of plan submittal.
2. In order to coordinate with the City Geographic Information System, the Applicant shall obtain horizontal and vertical control for all construction drawings, grading plans, landscape plans, street improvement plans, plot plans, etc., from ROS 11252. All plans, exclusive of the final map and building plans, shall be prepared at an engineering scale of 1” = 40’ unless otherwise approved by the project engineer.
3. The Applicant shall provide the City with plans in digital .DXF file format in addition to hard copies of the plans at the time of approval or as requested by the Director of Planning & Building. The digital file shall be based on accurate coordinate geometry calculations.
4. For each final map, the Applicant shall include all of the following information in separate layers in a digital file:
a. Lot boundaries.
b. Lot numbers.
c. Subdivision boundary.
d. Right-of-way.
e. Street centerlines, and
f. Approved street names.
5. The Applicant shall obtain the basis of bearings for the Final Map from ROS 11252 and install street survey monumentation (SDRSD M-10) in accordance with San Diego Regional Standards and County mapping standards. All other monumentation shall be in accordance with the Santee Municipal Code and shall be to the satisfaction of the Director of Planning & Building.
6. Final Maps - "A" Maps and "B" Maps. Applicant may process, subject to the City's authority to impose reasonable conditions pursuant to Government Code section 66456.1, a master subdivision or parcel map ("A" Map) for all or portions of the Fanita project showing "Super Block" lots. "Super Block" lots shall not subdivide land into individual single-family lots and do not confer any development rights in addition to any development rights authorized by the Vesting Tentative Map. All "Super Blocks" created shall be designed in a manner acceptable to the City and to allow future access to dedicated or irrevocably offered public streets and other backbone infrastructure necessary to serve the eventual development of the subject property. Following the approval by the City of an "A" Map and its recordation, Applicant may convey to third-parties one or more "Super Block" lots created by the "A" Map, subject to the conditions set forth below and any conditions placed upon the recordation of the "A" Map. As a condition of any development, the buyer of a "Super Block" lot shall be required to process any RESOLUTION NO. 073-2025
11 remaining final improvement plans and grading plans and a final map (''B" Map) for each "Super Block" lot which will contain single family lots or public improvements, in compliance with the applicable conditions of the Vesting Tentative Map and other conditions of approval for the Project, the City's Municipal Code and the City's standard policies.
7. Design Consistency Requirements. Prior to preparation of any Final Map (“A” or “B” Map), the Applicant and any buyer of any “Super Block” lot created on an “A” Map shall meet and confer with City staff for the purpose of ensuring consistency between “A” and “B” Maps. The Applicant shall demonstrate that each portion of the Project included in the “A” Map has been designed consistent with the City’s General Plan, the Fanita Ranch Development Plan, and Vesting Tentative Map.
8. The Applicant shall submit each Final Map to the Engineering Department. The first and last submittal of the map shall be made by appointment only with the City project engineer administering the map review. Submittal requirements are listed below.
Incomplete submittals will not be accepted for plan check.
Please include the following with the first submittal:
a. Two sets of prints bound and stapled.
b. Two copies of a current preliminary title report (dated within six months of submittal date).
c. Two copies of all documents listed in the preliminary title report. d. Two copies of all reference maps used to prepare the final map. e. Two copies of closure calculations for the map.
f. One copy of the Resolution(s) approving the project. g. Map check fees in accordance with the City Fee Schedule.
Please include the following with the last submittal (signature submittal):
a. Previous submittal check prints.
b. Two sets of prints bound and stapled.
c. Two copies of the map in Autocad format on separate disk, CD or DVD for incorporation into the City GIS data base.
d. Mylars of the map with all required signatures and notaries obtained including PDMWD if they are to sign the map.
e. Copies of certified return receipts for all signature omission letters. f. Subdivision Map Guarantee.
9. Prior to approval of a final map(s) for each unit or phase, Applicant shall provide all street names for approval by the City Planner and Fire Marshal.
10. The Applicant shall make the following conveyances off map as required:
a. Grant to the Master Homeowners Association (MHOA) easements for landscape RESOLUTION NO. 073-2025
12 and roadside fuel modification maintenance areas along Fanita Parkway, Cuyamaca Street and Magnolia Avenue intended for maintenance by the MHOA as shown in the Fire Protection Plan.
b. Existing easements, vacations, dedications, abandonments or irrevocable offers along the terminating street sections shall be processed on a case by case basis to address the final configuration of the public and private improvements.
11. Where private roads and driveways are proposed the Applicant shall execute and record a private road maintenance agreement to the satisfaction of the City Attorney.
The Applicant shall place a deposit with the Department of Planning & Building in an amount satisfactory to the Director of Planning & Building to cover the cost of the review. The agreement shall include provisions addressing the following:
a. A grant of perpetual, nonexclusive reciprocal easement appurtenant from and to each of the parcels in the subdivision, under and through the private road easement area for the benefit of the owner(s) of each parcel, their families, guests, tenants and invitees, for the purpose of vehicular and pedestrian access, the installation and maintenance of utilities serving the parcels, and the installation and maintenance of improvements including pavement, drainage improvements, street lighting, utility meters, and similar street improvements. b. A legal description of the private road easement area to be maintained. c. A list of addresses or parcel numbers of properties in the subdivision against which the maintenance agreement will be recorded.
d. A statement that the maintenance agreement constitutes a covenant running with each parcel in the subdivision and is effective for so long as the easement exists. e. A statement of the portion or percentage of maintenance costs to be borne by the owner(s) of each parcel.
f. A mechanism for the determination of the total amount of maintenance costs payable pursuant to the agreement (e.g., a voting system or association system) and payment of each party’s costs.
g. A statement of costs to be borne separately by each property owner (e.g., landscaping costs for the portion of the private road easement lying within their own property; cost of installation, maintenance or extension of utilities benefiting their own property).
h. Maintenance standards for the road itself as well as for street lights, drainage improvements, trees/landscaping and other improvements to be installed. i. A statement that the parties will share liability (in the same portion as payment of RESOLUTION NO. 073-2025
13 costs) for injuries to third parties arising out of maintenance or repair work undertaken pursuant to the agreement.
j. A statement that each party shall indemnify and hold every other party harmless from liability for personal injury or damage to property including the easement area which results from the actions of that party in connection with any use, maintenance, or repair work within the easement area.
k. An enforcement mechanism for payment of maintenance costs, such as authority to record a lien against any of the properties subject to the maintenance agreement.
12. The Applicant shall acquire and dedicate right-of-way and public easements for the off-site areas as shown on the Vesting Tentative Map. These areas include Cuyamaca Street, Magnolia Avenue as necessary for drainage facilities, and Fanita Parkway. If the Applicant is unable to acquire and dedicate right-of-way and public easements for off-site areas, then the City has established procedures necessary to ensure due process and orderly acquisition of off-site public right-of-way and City easements by private developers. Legislative Policy Memorandum, LPM-91-1 has established the requirements and procedures. The Applicant shall provide plats and legal descriptions relating to each acquisition and place a cash deposit with the City to cover the review of the plats and legal description and for the cost of appraisal of the property being acquired. The City will obtain an appraisal for each easement of right-of-way acquisition. All costs relating to the acquisition including but not limited to legal fees and expert testimony necessary for condemnation, if a Resolution of Necessity is adopted by City Council, in its sole and absolute discretion, shall be borne by the Applicant. Nothing in this condition requires the City Council to adopt a Resolution of Necessity or constitutes a pre-commitment by the City to exercise its power of Eminent Domain.
13. Prior to approval of improvement plans for the relocation of the Santee Lakes Recreation Preserve recreation vehicle entrance on Fanita Parkway, the Applicant shall provide the City with written approval from PDMWD and shall obtain all required permits and easements associated with such relocation. Further, the Applicant shall construct the improvements to align with the Ganley Road intersection. The improvements shall be completed concurrently with the improvements to Fanita Parkway. The existing entrance shall be closed for vehicle use. All improvements shall be completed to the satisfaction of the Director of Planning & Building.
14. The Applicant shall comply with the City of Santee Legislative Policy Memorandum LPM-93-1, which establishes procedures and requirements for the construction of reimbursable improvements by private development, if the Applicant requests cost reimbursement for the right-of-way or cost of public improvements.
15. The Applicant shall concurrently submit all plan sets including, each Final Map, to the City and PDMWD for review and approval. The City does not coordinate the review RESOLUTION NO. 073-2025
14 process with PDMWD, this is the responsibility of the design engineer and the landscape architect. Inability to properly coordinate PDMWD review may result in delay of issuance of permits required for construction. It is incumbent upon the Applicant to oversee the plan submittals of their design consultants.
16. The Applicant shall submit Street Improvement Plans for all on-site street improvements to the Engineering Department for review and plans shall be completed and accepted prior to issuance of a building permit for any given phase.
Improvements will be phased to coincide with the specific development for any given phase. Phase specific conditions shall be specified at the time of approval for a given development phase.
Prior to the start of construction of any public or private improvements within the limits of the public right-of-way, the Applicant shall have plans accepted, agreements executed per Chapter 12.16 of Santee Municipal Code, securities posted, and an Encroachment Permit issued. All improvements shall be installed in accordance with City standards, unless otherwise provided in the Fanita Ranch Development Plan and as provided in waivers approved on the Vesting Tentative Map, and at the Applicant's cost unless otherwise indicated. The following improvements are conditioned as part of this development:
a. Street improvements, both public and private, shall be designed in accordance with the City of Santee Public Works Standards Manual, unless otherwise provided in the Fanita Ranch Development Plan and as provided in waivers approved on the Vesting Tentative Map. Modifications to these design standards may be made where, in the sole discretion of the Director of Planning & Building, those modifications are necessary to enhance overall qualityormaintain the intended design objectives of the project. b. Street improvement plans shall show the location of all utilities needed to serve the project including the location and placement of surface utility structures in accordance with the City of Santee Design Guidelines and Surface Utility Maintenance Manual. Street light spacing and wattage shall be in accordance with the City of Santee Public Works Standards unless otherwise specified in the Development Plan and Preserve Management Plan and authorized in writing by the Director of Planning & Building. c. All hydromodification plan basins intended for detention only shall include a concrete liner on the bottom and sides a minimum of 1 foot above the proposed ponding limit elevation. Access and parking for maintenance vehicles shall be provided to the satisfaction of the Director of Planning & Building. d. Remove, relocate, or otherwise modify the existing SDG&E facilities at the existing terminus of Magnolia Avenue to remove any conflict with the proposed road extension. Clearance shall be to the satisfaction of the Director of Planning RESOLUTION NO. 073-2025
15 & Building.
e. The Applicant shall provide grading and improvements necessary to convey the rear yard drainage of the existing homes located on lots 1-8 of the Dakota Ranch Subdivision, Map No. 14637. The Applicant is responsible for obtaining the permission to enter the off-site properties as necessary to perform necessary grading and install said improvements. If the Applicant is unable to obtain a Letter of Permission to Grade and/or dedicate storm drain easements for off-site areas, then the City has established procedures in Legislative Policy Memorandum LPM91-1 to ensure due process and orderly acquisition of City easements and to obtain a Letter of Permission to Grade.
f. Alternate methods to convey the public drainage from the Cuyamaca Street extension between Chaparral Drive and Princess Joann Road will be required if the Applicant is not able to provide a public drainage system with appropriate public drainage easements within the areas where the existing private brow ditches are proposed to convey the public drainage as proposed by the Fanita project preliminary drainage study. If the Applicant is unable to obtain a Letter of Permission to Grade and/or dedicate drainage easements for off-site areas, then the City has established procedures in Legislative Policy Memorandum LPM-91- 1 to ensure due process and orderly acquisition of City easements and to obtain a Letter of Permission to Grade.
g. The outlet of basins, structures, pipes and or other drainage facilities conveying public drainage shall not be allowed to convey via existing private drainage brow ditches unless flowage easements granted to the City of Santee and drainage easements for the maintenance by the HOA are provided to the satisfaction of the Director of Planning & Building.
h. Construct Summit Avenue curb returns and pedestrian ramps to residential collector standards (40’ curb to curb/60’ right-of-way). Construct pavement transitions in accordance with VTM Sheet #24.
i. The Applicant shall improve existing deficient drainage conditions along the site perimeter. The existing private perimeter drainage facilities shall be improved and/or re-located as necessary. Maintenance of all perimeter private drainage facilities shall be the responsibility of the HOA.
j. All existing public easements, drainage facilities, and relinquished access rights established on adjacent maps that will be realigned to reflect the proposed project improvements, and shall be vacated, quit-claimed, or accepted on the final map or appropriate off-map documentation.
k. The Applicant shall provide improvements to the existing abutting drainage facilities which convey the project site runoff as follows: installation of an appropriately sized D-25 or Type “F” inlet on Ganley Road to address the existing RESOLUTION NO. 073-2025
16 drainage runoff that crosses over the public sidewalk; and, the installation of appropriately sized curb outlets to the standards of SDRSD D-25, on Swanton Drive, Hornbuckle Drive, Mendeck Avenue, Gandy Avenue, Roecrest Drive, and Via Conrad.
l. Approved public trail access locations shall be improved to include curbs, sidewalks, and pedestrian ramps. The final locations and improvements will be based on final engineering plans, and the adopted Public Access Plan. m. The Applicant shall extend Carlton Hills Boulevard north into the Project Site designed to either private or public standards, to the satisfaction of the City Engineer and Fire Department. Provide pedestrian improvements to transition to the proposed private street improvements. The existing brow ditches shall be directed to an appropriate public drainage facility.
n. Halberns Boulevard shall be improved to provide drainage, pedestrian, and driveway access improvements including providing additional right-of-way and drainage easements to support the public improvements.
o. Cecilwood Drive shall be improved to provide drainage, pedestrian, and driveway access improvements including providing additional right-of-way and drainage easements to support the public improvements.
p. Complete the construction of the cul-de-sacs with public improvements on Strathmore Drive, Birchcrest Blvd East, and Lasso Way. Remove and replace the existing asphalt pavement that was placed as temporary condition, or provide an analysis to determine the existing pavement structural sections, including underlying subgrade. If the sections are determined to be inadequate, provide improvements to the pavement structural section to meet the City’s Public Works Standards.
q. Provide improvements at all existing abutting streets and dead-end streets installing drainage improvements to control and prevent erosion runoff onto the existing public right-of-way. Improvements may include retaining walls, curbs, gutter, drainage improvements, fencing, gates and access pathways/driveways.
Improvements are anticipated at Strathmore Drive, Ganley Road, Lakeland Drive, Crossland Court, Knabe Lane, Cathywood Drive, Mendeck Avenue, Gandy Avenue, Snelson Way and Cambury Drive.
r. Provide adequate delineation to establish the limits of the maintenance obligations of the existing drainage facilities that transition between private property and the existing public right-of-way. This includes portions of the existing drainage system found at Birchcrest Blvd East, and Swanton Drive. Proposed facilities on Swanton Drive, Mendeck Avenue, Gandy Avenue, Roecrest Drive, and Via Conrad shall be entirely onsite (out of the public right-of-way); alternatively, install structures at the site boundaries or obtain encroachment RESOLUTION NO. 073-2025
17 permits for the private system components located within the public right-of-way. s. The intersections of Streets “N”, “P” and “U” shall be designed per the details provided on the approved VTM and to the satisfaction of the Director of Planning & Building.
17. Street improvement plans shall show curb, gutter, sidewalks, street lighting, fire hydrants and pedestrian ramps at curbs and be designed to the following street standards pursuant to the Fanita Ranch Development Plan and Vesting Tentative Map.
a. Fanita Parkway (4-Lane Parkway/Major Arterial) - Mast Boulevard to Lake Canyon Road (68’, 76’ curb to curb / 89’, 97’ right-of-way) b. Fanita Parkway (3-Lane Parkway – Lake Canyon Road to Ganley Road (57’, 65’ curb to curt / 89’, 97’ right-of-way)
c. Cuyamaca Street Offsite (Major Arterial) - Mast Boulevard to Chaparral Drive (82’ curb to curb / 102’ right-of-way)
d. Cuyamaca Street On & Offsite (2-Lane Parkway Type I) - Chaparral Drive to Street ‘A’/’W’ (52’, 56, curb to curb / 70’, 74’ right-of-way) e. Fanita Parkway (2-Lane Parkway Type II) - Ganley Road to Street ‘E’ (48’, 56’ curb to curb / 69’, 77’ right-of-way)
f. Fanita Parkway (2-Lane Parkway Type III) - Street ‘E’ to Street ‘N’ (57’ curb to curb / 83’ right-of-way)
g. Residential Collector (Type I) - Street “A” - Fanita Parkway to Cuyamaca Street (53’ curb to curb / 59’, 69’ right-of-way)
h. Residential Collector (Type II) - Portions of Streets ‘V’ and ‘W’ (48’ curb to curb / 62’ right-of-way)
i. Residential Collector (Type III) - Portions of Fanita Parkway, Streets ‘V’ and ‘W’, (56’ curb to curb / 78’, 83’ right-of-way)
j. Collector (Type IV) Magnolia Avenue Offsite - Existing Terminus to Cuyamaca Street (52’ curb to curb / 67’ right-of-way)
k. Residential Collector (Type V) Cuyamaca Street - Street ‘A’/’W’ to Street ‘T’ (52’ curb to curb / 75’ right-of-way)
l. Village Collector - Cuyamaca Street - Street ‘‘T’ to Fanita Parkway (64’ curb to curb / 88’ right-of-way)
m. Residential Collector (Type VII) - Portions of Streets ‘X’, ‘V’, ‘W’ and ‘WW’, (40’ curb to curb / 62’, 63’ right-of-way)
n. Village Street (Type I) - Street ‘T’ (60’ curb to curb / 80’ right-of-way) o. Village Street (Type II) - Portions of Street ‘P’ (50’ curb to curb / 70’ right-of-way) p. Village Street (Type III) - Portions of Street ‘J’, Streets ‘M’, ‘N’, ‘O’, ‘P’, ‘Q’, ‘R’, ‘S’ and ‘U’ (36’ curb to curb / 56’ right-of-way)
q. Residential Street - Portions of Streets ‘E’, ‘J’, ‘M’ and ‘N’, Streets ‘B’, ‘C’, ‘D’, ‘F’, ‘G’, ‘H’, ‘I’, ‘K’, ‘L’, ‘BB’, ‘DD’, ‘EE’, ‘HH’, ‘II’, ‘JJ’, ‘MM’, ‘NN’, ‘OO’, ‘PP’, ‘QQ’, ‘RR’, ‘SS’, ‘UU’, ‘WW’, ‘XX’, ‘YY’, ‘ZZ’, ‘AAA’, ‘BBB’, ‘DDD’ and ‘EEE’ (36’ curb to curb / 57’, 58’ and 62’ right-of-way)
r. Split Residential Street (One-Way) - Streets ‘CC’, ‘KK’, ‘LL’, ‘UU’, ‘VV’, ‘FFF, RESOLUTION NO. 073-2025
18 ‘GGG’, ‘HHH’, ‘III’, and ‘JJJ’ (42’ curb to curb / Varies right-of-way) s. Carlton Hills Boulevard (Private), (32’ curb to curb / Existing 70’ road easement) t. Private Residential Street - Streets ‘CC’ and ‘FF’ (Varies curb to curb / Varies right-of-way)
u. Private Residential Driveway - Alleys ‘A’ and ‘B’ (20’ curb to curb)
18. Prior to issuance of any Grading or Encroachment Permit based on plans proposing the creation of down slopes adjacent to public or private streets, the Applicant shall obtain the City Engineer's approval of a study to determine the necessity of providing guard rail improvements at these locations. The Applicant shall construct and secure any required guard rail improvements in conjunction with the associated Encroachment Permit as determined by and to the satisfaction of the City Engineer.
The guard rail shall be installed per Caltrans Traffic Manual and Roadside Design Guide requirements and American Association of State Highway and Transportation Officials (AASHTO) standards to the satisfaction of the City Engineer.
19. Prior to the placement of combustible materials on-site, all fire hydrants, must be installed and operational with a temporary all-weather access road acceptable to the Fire Department. All weather access is typically defined as the first lift of pavement being installed. These criteria apply to all construction including residential model complexes.
20. The number and location of required fire hydrants to serve commercial development will be determined by the size and type of construction of the proposed commercial buildings. Generally, the required fire flow for the commercial area shall be a minimum of 3,500 gallons per minute for four hours with hydrants spaced at approximately every 300 feet. Exact location and number of required hydrants shall be determined by the Fire Department prior to installation. These hydrants shall have two, 2 1/2" ports and one, 4" port. Hydrants shall be of all bronze construction, painted "fire hydrant yellow" and be installed per PDMWD requirements.
21. Fire hydrants in the residential areas of the Fanita Project shall be spaced approximately every 300 feet and comply with the hydrant locations as submitted in the Fanita Ranch Fire Protection Plan. The exact location shall be determined by the Fire Department prior to installation. These hydrants shall have two, 2 1/2" ports and one, 4" port, with a minimum fire flow of 2,500 gallons per minute for three hours. Hydrants shall be of all bronze construction, painted "fire hydrant yellow" and be installed per PDMWD requirements.
22. The Applicant shall submit one hundred percent (100%) complete Street improvement plans prepared in accordance with City guidelines and the requirements set forth herein and be ready for acceptance by the City. Partial or incomplete submittals will not be accepted for plan check. At the time of plan check submittal, the Applicant shall schedule anappointment withtheirdesignated City project engineer and the Applicant's design engineer to review the plan RESOLUTION NO. 073-2025
19 submittal for completeness. The Street Improvement Plan submittal package shall include the following:
a. Six sets of plans bound and stapled.
b. Plan check fees.
c. Preliminary cost estimate for the improvements.
d. One copy of the Resolution(s) approving the project.
Plan check and inspection fees shall be paid in accordance with the City Fee Schedule.
23. The Applicant shall provide an implementation checklist for public street improvements including the timing of traffic signal installations, off-site intersection improvements, Traffic Demand Management measures and off-site roadway improvements to the satisfaction of the City Engineer. The schedule shall incorporate the phased design and construction of the identified improvements in the approved Final Mitigation, Monitoring, and Reporting Program (MMRP) incorporated herein by reference. The schedule shall also identify the timing of the bonding and securities for each development phase.
24. The Applicant shall provide that all new traffic signals be connected with fiber optics to the City’s fiber optic interconnect system to the closest existing connection point.
25. Prior to the occupancy of the 2,123rd EDU, the Applicant shall complete construction of the Cuyamaca Street and Mission Gorge Road intersection improvements to include a dedicated northbound right-turn lane consistent with the improvements proposed in the General Plan Mobility Element. In the event these improvements are made by others before the said occupancy stated herein, the Applicant shall reimburse the City their fair share contribution of 42% of the total improvements cost no later than 120 days following the filing of the Notice of Completion by the City, or occupancy of the 2,123rd EDU, whichever occurs first.
26. The Applicant shall coordinate with applicable jurisdictions to construct traffic improvements in the City of San Diego, County of San Diego, and Caltrans right-ofway, as identified in the approved MMRP.
27. Fanita Parkway: Ganley Road to Project Site
Prior to occupancy of the 1st EDU (model homes excepted) proposed project shall construct this section of Fanita Parkway as a two-lane parkway to include a six to 14- foot raised median, one 12-foot travel lane in each direction, five-foot bike lanes on both sides of the roadway with a three-foot buffer on the east side and five-foot buffer on the west side, and provide a five-foot landscaped parkway on the east side of the roadway with a 10-foot multi-purpose trail on the west side separated from the roadway by a five-foot landscape parkway. The gated vehicular entrance south of Ganley Road currently used by Santee Lakes as an entry/exit to their campground RESOLUTION NO. 073-2025
20 and RV storage areas shall be abandoned and realigned to complete the west leg (fourth leg) of the Fanita Parkway/ Ganley Road intersection. SDG&E easements and the northernmost access to the Ray Stoyer Plant on the PDMWD property are currently accessed via Sycamore Canyon Road. The Project shall provide a rightin/right-out only access on Fanita Parkway for the eastern easement access and a full access intersection with a northbound dedicated left-turn lane to the PDMWD property on the west side of Fanita Parkway.
28. Fanita Parkway Traffic Monitoring Program
Project shall initiate a Monitoring Program upon the traffic volume measured on Fanita Parkway between Ganley Road and Lake Canyon Road reaching 13,000 average daily trips (ADT). ADT counts shall be collected on an annual basis. Three capacity thresholds are presented for use in determining when the fourth lane (second northbound lane) on Fanita Parkway may be required: 1) ADT Volume-toCapacity; 2) Peak Hour Intersection Analysis; and 3) Travel Speed. a. ADT Volume-to-Capacity: Install a count station between Lake Canyon Road and Ganley Road or another City approved counting device at the Fanita Parkway/ Ganley Road signal to allow continuing ADT collection that is accessible from City Hall. A continuous weekday ADT count between Ganley Road and Lake Canyon Road shall be conducted to determine the amount of vehicular traffic on this segment. Should volumes exceed 13,000 trips, initiation of the Monitoring Program shall commence. The specifics of the ADT monitoring of Fanita Parkway shall be conducted as follows to the satisfaction of the City Engineer. b. Peak Hour Intersection Analysis: Peak hour intersection counts at the Fanita Parkway/Ganley Road intersection shall be collected to the satisfaction of the City Engineer. An LOS analysis would be conducted by a licensed traffic engineer and should the northbound PM delay exceed LOS C, 20 seconds, the Peak Hour Intersection threshold would be exceeded.
c. Arterial Speed: A weekday speed survey shall be conducted on Fanita Parkway between Ganley Road and Lake Canyon Road. If the PM peak hour arterial speeds are determined to be less than LOS C (28 MPH) in the northbound direction, taking into consideration the intersection delay at Ganley Road, the Arterial Speed threshold would be exceeded.
Once the 13,000 ADT threshold is met and the Monitoring Program commences, if any one (1) of the two (2) remaining thresholds is met, the fourth lane shall be constructed, to the satisfaction of the City Engineer.
29. Cuyamaca Street: Princess Joann Road, Woodglen Vista Drive, and El Nopal Intersections
The Applicant shall provide left turn restrictions to reduce project cut-through traffic from Cuyamaca Street to Magnolia Avenue via Princess Joann Road, Woodglen Vista Drive and El Nopal (except in the event of emergency) to the satisfaction of RESOLUTION NO. 073-2025
21 the Director of Planning & Building. The restriction measures shall be installed with the project public improvements, as required in accordance with the Mitigation, Monitoring and Reporting Program.
30. Cuyamaca Street: Chaparral Drive to Project Site
Prior to the occupancy of the 30th EDU, the Applicant shall construct Cuyamaca Street from its current terminus at Chaparral Drive to connect to the Project site as an interim all-weather road for emergency access purposes to the satisfaction of the City Fire Chief. Prior to the occupancy of the 500th EDU, the Applicant shall construct Cuyamaca Street from its current terminus at Chaparral Drive to connect to the Project site to include a 10-foot raised median, one 12-foot travel lane in both directions, a three-foot bike lane buffer on the east side of the roadway with a five-foot bike lane and a five-foot landscaped parkway. The west side of the roadway will provide a five-foot bike lane buffer with a five-foot bike lane (10-foot emergency parking), with a five-foot landscaped parkway and eight-foot multipurpose trail. The east side of the roadway will provide a four-foot nature trail occurring in a portion of the east parkway.
31. Magnolia Avenue: Existing terminus to Cuyamaca Street Prior to occupancy of the 1,500th equivalent dwelling unit, the Applicant shall construct Magnolia Avenue from its existing terminus to Cuyamaca Street to Collector Type IV standards, including two travel lanes, a painted center median, bike lanes/emergency parking on both sides, a landscaped parkway on the north/westbound side and a continuous sidewalk on the south/eastbound side, to the satisfaction of the Director of Planning & Building.
32. Magnolia Avenue/Cuyamaca Street
The Applicant shall install conduit and plan for the installation of a traffic signal at the intersection of Cuyamaca Street and Magnolia Avenue. In the southbound direction, two left turn lanes and one thru lane will be constructed with minimum turn pocket lengths of 175 feet, the northbound direction will provide one thru lane and one right-turn lane, and the westbound direction will provide one left-turn lane and one right-turn lane.
33. Cuyamaca Street: Chaparral Drive to El Nopal
Prior to occupancy of the 155th EDU, the proposed project shall improve this street segment to its ultimate General Plan Mobility Element classification of a four-lane major road.
34. SR 52 improvements
Prior to the occupancy of the 1st EDU (model homes excepted), CALTRANS shall have installed improvements to relieve congestion on SR-52 .
35. Any blasting operations shall comply with Chapter 11.18 of the Santee Municipal Code, and the following conditions shall apply:
RESOLUTION NO. 073-2025
22 a. Prior to issuance of a Blasting Permit, the Applicant shall provide a site-specific blasting report to assess, control, and monitor noise and ground vibration from blasting. The blasting report shall be prepared by an expert in the field of blasting, familiar with local land conditions, and that has experience with projects of this scope to the satisfaction of the Director of Planning & Building. b. The Applicant shall place a cash deposit with the Department of Planning & Building in an amount satisfactory to the Director of Planning & Building to cover the cost of the review of the blasting report. All recommended measures identified in the approved blasting report shall be accepted by the Director of Planning & Building and incorporated into the project design.
c. Prior to any rock blasting, the Applicant shall conduct a pre-blast survey of the surrounding property at locations, levels and times to the satisfaction of the Director of Planning & Building.
d. Public Notification of Blasting Schedule for residents within 1,000 feet of blasting - The property owner shall give a monthly blasting schedule in writing to residences within 1,000 feet of potential blast locations. The notice shall disclose the anticipated blasting schedule and provide a contact phone number for the blasting contractor. Unscheduled changes to the blasting schedule will require the blasting schedule to be reissued no less than 24 hours prior to blasting. e. Blasting activities within the project boundary line shall occur between 8:00 a.m. and 5:00 p.m. Monday through Friday. No blasting shall be allowed on weekends or on specific holidays as referenced in the City Noise Ordinance (SMC Chapter
5.04).
f. Blasting operations shall be limited to minor blasting within 600 feet of residences.
Minor blasting means a blasting operation that meets all of the following criteria:
quantity of rock to be blasted does not exceed 100 cubic yards per shot, bore hole diameter does not exceed two inches, hole depth does not exceed 12 feet, maximum charge weight does not exceed eight pounds of explosive per delay, and the initiation of each charge will be separated by at least 10 milliseconds. g. A Monitoring Program shall be implemented to monitor blasting noise activities for compliance with the City's Noise Ordinance. Monitoring shall consist of one full day every two weeks until blasting is completed or moves beyond 600 feet from residential homes.
h. Explosives shall be transported to the site only when permitted and specifically approved by the Fire Chief.
i. The transport, storage, and use of any hazardous materials shall be done under strict Fire Code requirements. Applicant shall apply for and obtain permits as required by the Fire Chief.
RESOLUTION NO. 073-2025
23 36. A grading permit to allow early subdivision grading in accordance with Section
11.40.155 of the Grading Ordinance may be obtained following approval of the Vesting Tentative Map.
37. Rough Grading Plans may be submitted to the Engineering Department and accepted prior to map recordation. The following conditions shall apply to acceptance of the Rough Grading Plans and issuance of a Grading Permit:
a. The grading plans shall be prepared at a scale of 1” = 40’. Plans shall include a note that requires immediate planting of all slopes over three feet in height within 60 days of construction, following installation of water mains to serve the project.
All slopes in excess of 3:1 shall be stabilized per the requirements of the MS4 Permit to prevent slope erosion, to minimize slope failures, and to prevent sediment from entering the storm water conveyance system; permanent landscaping and irrigation shall be installed no later than six months of completion of grading, or prior to occupancy, whichever comes first. b. Proposed water quality and hydro-modification basins shall be designed such that maintenance access shall be provided to all stand pipes, headwalls, structures, manholes, and basin bottom to the satisfaction of the Director of Planning & Building. Basins shall be designed to include decorative fencing when visible and not obstruct views when feasible.
c. The grading plans shall clearly identify the bio-retention facilities dimensions and drainage path, demonstrating the required area and volume, as well as those proposed to address hydro-modification and to attenuate the 100-year storm event. Details of the facilities in cross sections shall include the proposed depth, media type, design assumptions, freeboard, material types, side slopes, orifice size, piping locations, address emergency overflow, as well as providing appropriate access for maintenance.
Should the above-mentioned proposed bio-retention facility drawdown time as designed exceed 48 hours, the basin may result in vector breeding. It is the sole responsibility of the homeowner association (HOA) to coordinate with local vector control authorities to address vector breeding.
d. Prior to grading on-site all existing ground water wells, permitted or otherwise, shall be abandoned in accordance with the San Diego Department of Environment Health. Copies of as built reports shall be made available to the City prior to issuance of a grading permit.
e. All recommended measures identified in the approved geotechnical and soil investigation shall be incorporated into the final project design and construction.
RESOLUTION NO. 073-2025
24 f. Applicant shall not seek to increase the posted speed limit on Fanita Parkway south of Ganley Road, from the existing posted speed limit of 40 miles per hour to the post-project improvement design speed of 50 miles per hour until the building construction phase of Phase 1 is complete. The speed limit for construction-related traffic shall be stipulated in project construction documents, including the grading plans and the contract with the construction contractor. The construction-related traffic shall not exceed existing posted speed limit. g. Project landscape and irrigation plans for all slope planting on all slopes over three feet in height shall be included in the grading plan set and shall be prepared at the same scale as the grading plans 1” = 40’. Design shall include a temporary high line for irrigation to permit slope planting to occur immediately following grading until such time as individual meters are installed to permit connection of the irrigation to the homeowner’s meter.
h. Plant types and permanent irrigation for the proposed basin slopes and bottoms shall conform to the City of Santee BMP Design Manual standards, E.20 Plant List, and subject to the details provided on the approved VTM and to the satisfaction of the Director of Planning & Building.
i. Clearly delineate and identify the brush management and fuel modification zones on all plan sets.
j. Any excess soil generated from grading operations shall be hauled to a legal dumping site as approved by the Director of Planning & Building. k. All drainage pipes shall be profiled on the plans and include the proposed material type, length, slope, D-load, Q100, V100. In addition, profiles shall include adjoining structures, stationing, invert elevations, and the plotting of the hydraulic grade line of a 100-year event.
l. Prior to submittal of Grading Plans the applicant shall meet with the City Engineer and agree to the scope of the project retaining walls that shall be profiled in the Grading Plans. The profiles will indicate the top of wall, bottom of wall, bottom of footing, location of steps, bends, changes in height and wall type. In addition, the profile shall show the existing and proposed finished surface of both sides of the proposed wall. Show the location and method of wall drainage, including outlet elevation of pipes intended for the release of pore water pressure, length and location of geotextile fabrics (as applicable). Typical cross sections of all proposed retaining wall types shall be provided clearly showing the proposed structural reinforcement and construction notes as applicable. m. Project improvement plans shall be concurrently processed to the satisfaction of the Director of Planning & Building prior to issuance of a grading permit. Plans shall be prepared at a scale of 1” = 40’.
RESOLUTION NO. 073-2025
25 n. The Applicant is responsible for all coordination of utility plans and approvals, including those from outside agencies. Plans are required to meet the requirements of the outside agencies and those of the City. No deviations from the City standards are permitted unless authorized in writing by the Director of Planning & Building, except as shown in the Fanita Ranch Development Plan and on the Vesting Tentative Map.
o. Project precise grading (plot) plans shall be completed and approved prior to issuance of any building permits.
p. All grading plans shall be one hundred percent complete at the time of plan check submittal, be prepared in accordance with City guidelines and be ready for acceptance by the City. At the time of plan submittal, the Applicant shall schedule an appointment with their designated City project engineer and the Applicant’s design engineer to review the plan submittal for completeness. The following shall be included as part of the grading plan submittal package:
1. Six sets of plans bound and stapled (grading and landscape).
2. Plan check fees.
3. A completed grading permit application.
4. A cost estimate for the cost of construction.
5. Three copies of the Drainage Study specified here within.
6. Three copies of the Geotechnical Study specified here within.
7. Three copies of the Rock Fall Hazard Analysis and Mitigation Report specified here within.
8. Three copies of the Storm Water Quality Management Plan specified here within.
9. Two copies of an Operation & Maintenance (O&M) plan specified here within shall be submitted prior to grading plan approval.
10. Two copies of the Storm Water Pollution Prevention Plan specified here within.
11. Three copies of the Hydraulic Study and Hydraulic Analysis specified here within.
12. Two copies of the Traffic Study specified here within.
13. Draft letters of permission from any adjoining property owners if grading is proposed off-site shall be submitted prior to grading plan approval. Letters shall be in a form acceptable to the City.
14. A letter of acknowledgement signed and sealed, from each design consultant acknowledging City ownership of all construction drawings following City approval as specified here within.
15. One copy of the Resolution(s) approving the project.
All grading shall be completed to the satisfaction of the Director of Planning & Building. Plan check and inspection fees shall be paid in accordance with the City Fee Schedule.
RESOLUTION NO. 073-2025
26 Grading Plans shall be submitted to the Engineering Department and be completed and accepted prior to each phase of development. Phase specific conditions shall be specified at the time of approval for a specific phase.
38. The Applicant shall notify all contractors, subcontractors and material suppliers that the following work schedule restrictions apply to this project:
a. No site work, building construction, or related activities, including equipment mobilization will be permitted to start on the project prior to 7:00 am and all work for the day shall be completed by 7:00 pm.
b. No construction work along Fanita Parkway from Mast Boulevard, north to the project site will be permitted before 8:00 am Monday through Friday. c. No work is permitted on Sundays or City Holidays.
d. No deliveries, including equipment drop off and pick-up, shall be made to the project except between the hours of 8:00 am and 6:00 pm, Monday through Saturday, unless otherwise modified by the terms of the encroachment permit, excluding City Holidays. Deliveries of emergency supplies or equipment necessary to secure the site or protect the public are excluded. e. If the Applicant fails or is unable to enforce compliance with their contractors, subcontractors and material suppliers regarding the specified work hours, a revised permissible work hour schedule may be imposed by the Director of Planning & Building.
f. In addition to the above the Applicant shall erect one or more signs stating the work hour restrictions. Signs shall be installed as may be required, in the vicinity of the project construction trailer if a job site trailer is used, or at such other locations as may be deemed appropriate by the Department of Planning & Building. The sign shall be a minimum of 24” x 36” and shall be weather proofed.
The sign content shall be provided by the Department of Planning & Building.
39. Trench work when required within existing City streets shall be completed within two weeks of the initial start date, including placement of the final trench patch.
The two-week time period can be extended by the Director of Planning & Building based upon the scope of the work to be performed within the existing City streets.
Trench plates or temporary pavement placement shall be installed at the end of each work day. Advance warning signs on lighted barricades notifying the public of trench plates and or uneven pavement shall be placed and maintained until permanent pavement repairs are made. The maximum length of time including weekends and holidays that trench plates may remain on the street is 72 hours after which time temporary or permanent asphalt paving shall be placed unless modified by the Director of Planning & Building.
RESOLUTION NO. 073-2025
27 40. Applicant consents to annexation of the property under development to the Santee Roadway Lighting District and agrees to waive any public notice and hearing of the transfer. Applicant shall pay the necessary annexation costs and upon installation of any street lights required for the development, pay the necessary street light energizing and temporary operating costs.
41. Provide three copies of a hydrology study and hydraulic analysis that determines the boundary and elevation of the base flood for Sycamore Creek adjacent to the project in accordance with the Santee Flood Damage Prevention Ordinance. Study requirements shall first be obtained from the City’s assigned project engineer prior to the preparation of the study or utilize the existing report prepared by Rick Engineering titled Floodplain Analysis for Fanita Lake dated May 11, 2007.
42. Provide three copies of a final drainage study prepared by a registered Civil Engineer, with demonstrated expertise in drainage analysis and experience in fluvial geomorphology and water resources management. Storm drainage shall be designed to adequately convey storm water runoff without damage or flooding of surrounding properties or degradation of water quality. The drainage study shall:
a. Identify and calculate storm water runoff quantities expected from the site and upstream of the site and verify the adequacy of all on-site or off-site facilities necessary to discharge this runoff. The drainage system design shall be capable of collecting and conveying all surface water originating within the site, and surface water that may flow onto the site from upstream lands, and shall be in accordance with the latest adopted Master Drainage Plan, the requirements of the City of Santee Public Works Standards.
b. Compute rainfall runoff characteristics from the project area including, at a minimum, peak flow rate, flow velocity, runoff volume, time of concentration, and retention volume. These characteristics shall be developed for the 10-year, 50- year and 100-year frequency six-hour storm during critical hydrologic conditions for soil and vegetative cover. Storm events shall be developed using isopluvial maps and in accordance with the San Diego County Hydrology Manual. All drainage shall be conveyed to suitable outfalls to the satisfaction of the Director of Planning & Building.
c. Include a summary table comparing the storage capacity and height of all proposed basins to State Division of Safety of Dams (DSOD) thresholds. As proposed, drainage basin BF-1-1 would have capacity to store over 15-acre-feet of water, which is the threshold at which the dam height must be considered, and the height measured to the lowest elevation of the outside limit of the barrier on the west side of the proposed basin is over 25 feet. Documentation must be provided demonstrating that DSOD has reviewed the design and concurred that either (1) the facilities are not jurisdictional dams or (2) that facilities are jurisdictional dams and appropriate measures have been implemented to meet DSOD criteria.
RESOLUTION NO. 073-2025
28 d. The proposed interim biofiltration basin planned within the future Magnolia Avenue roadway shall be constructed with a suitable discharge matching an existing discharge point that is outside of the future right of way area of Magnolia Avenue. At final engineering, documentation must be provided demonstrating that the emergency overflow system meets the City and County standards. e. Provide a table of all runoff coefficients used in calculations supporting storm drain and detention basin design shall be based on the actual proposed percentage of impervious cover for each neighborhood.
f. The basin outflow calculations shall be designed based on the geometry of the proposed riser structures and the capacity of the downstream storm drain, whichever is the more restrictive factor. At final engineering, documentation must be provided demonstrating that the emergency overflow system (i.e., including the downstream channel or storm drain that receives the emergency overflow) has the capacity to convey the 100-year un-detained flow. If BF-1-1 and/or any other basin is determined to be a jurisdictional dam, DSOD may have additional criteria for the emergency overflow conveyance.
g. Provide sufficient detail and calculations to support the final design of channel and slope protection features.
43. Provide three copies of a Storm Water Quality Management Plan (SWQMP) prepared and in accordance with the City of Santee Storm Water Ordinance and in accordance with the City of Santee Best Management Practices (BMP) Design Manual dated February 2016 and alternate approaches that meet both the storm water pollution control and hydromodification management requirements may be acceptable at the discretion of the City Engineer and shall be documented in the SWQMP. The SWQMP must include best management practices (BMPs) to address water quality and hydromodification. An Operation and Maintenance Plan describing maintenance requirements and costs for BMP maintenance and provision of maintenance verification will be provided. The SWQMP shall:
a. Develop and implement appropriate Best Management Practices (BMPs) to ensure that the project does not increase pollutant loads from the site. A combination of respective storm water BMPs, including Site Design, Source Control, and Structural Treatment Control shall be implemented in accordance with the approved SWQMP.
b. Incorporate Low Impact Development (LID) and site design BMPs to minimize directly connected impervious areas and to promote infiltration using LID techniques as outlined in the County of San Diego’s LID handbook. c. Comply with full trash capture requirements by providing completely enclosed trash and recycling enclosures and the storm drain system shall be designed and RESOLUTION NO. 073-2025
29 installed to meet the MS4 Permit requirements regarding trash capture. Said system must be designed to capture debris of 5 mm or greater, while preventing flooding potential.
d. The first downstream public storm drain inlet or clean-out structure to which the project improvements discharge to must be retrofitted with a trash capture device to meet the MS-4 requirements. The device which shall be used for public inlets is the ADS FlexStorm Connector Pipe Screen system or approved equal. e. Label all new inlets constructed by the Applicant with concrete stamp or equivalent - stating, "No Dumping - Drains to River". If work is performed on a public inlet, the public inlet must be labeled with the following standard specification: Public storm drain inlet markers shall be 4” diameter, stainless steel, natural embossed, inlet marker as manufactured by Almetek Industries or approved equal. Marker shall contain/state “No Dumping” with “Fish w/ Wave” symbol and “Drains to Waterways” legend. Marker shall contain 2” long x 1/4” diameter threaded rod and shall be installed flush and wet-set in top of inlet, centered on width of inlet opening.
f. Prohibit down spouts and HVAC systems to be connected to any storm drain conveyance system. All non-storm water discharges must either drain to landscaped areas or be plumbed to the sewer.
g. Require fire suppression systems to be designed to discharge to a sewer clean out for all maintenance and testing activities, or otherwise captured and contained on-site.
h. Require California native/drought-tolerant plants to be used to the maximum extent feasible to minimize the need for irrigation. Where irrigation is necessary, then the system shall be designed and installed to prevent overspray or irrigation runoff during normal operations and during a break in the line. i. Include a narrative in the source control section regarding the types of material to be stored outdoors and how materials shall be covered and/or protected from the outside elements and be stored above the finished grade to prevent contact with the storm water runoff.
j. Include a standalone Operation and Maintenance (O&M) Plan in accordance with the City of Santee BMP Design Manual. The O&M plan shall include:
i. Post Rain Event Maintenance detailing frequency, repairs, reporting, timing, and indicators.
ii. A procedure addressing flushing of PDMWD facilities. This includes the project potable water tanks specifically addressing the draining and flushing for necessary maintenance or repairs. The treatment facilities shall be designed RESOLUTION NO. 073-2025
30 to accommodate the anticipated amount of flow from PDMWD maintenance operations.
iii. A narrative regarding drainage and water quality from the Special Use Area currently proposed for RV storage/Solar voltaic production. k. As part of the SWQMP, a field reconnaissance to observe and report on downstream outlet conditions, including undercutting erosion, slope stability, vegetative stress (due to flooding, erosion, water quality degradation, or loss of water supplies) and the area’s susceptibility to erosion or habitat alteration as a result of an altered flow regime.
l. All downstream areas identified in the drainage study and/or the SWQMP conditioned herein, as points of compliance, shall establish within said drainage study that pre-project hydrologic conditions affecting points of compliance would be maintained by the proposed project, satisfactory to the City, by incorporating in the site design, source control, and treatment control requirements identified on the approved project SWQMP.
m. Dog waste stations shall be incorporated through the property and include signage to pick up and properly dispose of pet waste, pet waste bags, and a trash receptacle.
Priority Development Project (PDP) SWQMP shall:
n. Show the appropriate information including tree size and soil dimensions on the plans submitted for grading and street improvements.
o. Provide additional details relating to drainage areas and the flow control (i.e., SWMM) analyses may be required based upon the final design. p. Provide documentation demonstrating that the average annual retention requirement will be satisfied by the project areas where standard biofiltration is not being proposed. As applicable, the addition if pervious areas and/or site features to satisfy the average annual retention criteria may be required and this in-turn may result in changes to the proposed site layout. q. Additional details will be required on the street improvement plans to demonstrate runoff from the project area will be directed into appropriate storm water quality measures.
r. An alternative water quality approach, such as biofiltration or compact biofiltration, may be required based on the limited area available for storm water quality measures.
s. Additional information, including but not limited to calculations to demonstrate that RESOLUTION NO. 073-2025
31 the Bioretention Soil Media (BSM) capacity is more limiting than the orifice and thus storm water will precipitate from the BSM, may be required during final engineering. Drainage areas shall be shown on the Drainage Management Areas (DMA) Exhibit and be consistent with those used in pollution control calculations and SWMM analyses.
Off-Site Improvements PDP SWQMP shall:
t. The site design checklist shall identify the BMPs proposed as SD-5, (Disperse Impervious Areas) and/or SD-6 (Runoff Collection).
u. The final report shall clarify the proposed combined pollutant control and hydromodification control MWS type proprietary BMPs will achieve both types of control with flow-based devices.
v. The final report shall include appropriate flow control analysis of POC 17 (e.g., SWMM analysis) for the on-site and/or the off-site areas as necessary. This shall include inclusion with the BMP checklist, BMP calculations, and flow control analysis for BMP BF-1-17 and/or DET-1-17, as applicable.
Green Streets PDP Exempt SWQMP
w. Provide detailed information regarding the Green Infrastructure strategy, calculations to demonstrate the capture capacity of the proposed tree wells, completed Form I-8, demonstrate adequate tree spacing for proposed capture and treatment of Magnolia Avenue and documentation confirming compliance with the City of Santee BMP Design Manual as necessary.
Technical Memorandum: Analysis of Potential Critical Course Sediment Yield Areas (PCCSYA) for Fanita Ranch shall:
x. Provide electronic files in CAD and shapefiles to facilitate review of the exhibits.
All exhibits shall be plotted to scale, including a scale bar on each exhibit, all callouts shall be correct, and calculations shall match those of the exhibits. y. Provide an appropriate discussion in the report narrative to explain and justify the range of flow events incorporated into the analysis.
Off-Site Improvements Technical Memorandum: Complementary Analysis of Potential Critical Course Sediment Yield Areas (PCCSYA) for Fanita Ranch shall:
z. Demonstrate that POCs 11 and 12 meet the criteria for being considered as de minimis. Currently these areas are shown to be a depression; however, each of these “depressions” has a headwall and storm drain. As such, each is considered as an open channel during the 2-year storm event peak flow rate without ponding RESOLUTION NO. 073-2025
32 and without deposition of course sediment. The project will require additional analysis and additional flow control measures as part of the final engineering design.
aa.Provide appropriate documentation in the analysis report when the values not listed in the published references (e.g., Asoil-loss values) are utilized. bb.Provide appropriate discussion in the report narrative to explain and justify the range of flow events incorporated into the analysis.
44. Minimum best management practices for storm water and water quality will be incorporated into the development’s CC&R’s via reference to the project’s Storm Water Quality Management Plan (SWQMP).
45. Construction Site Storm Water Compliance
a. Provide proof of coverage under the General Permit for Discharges of Storm Water Associated with Construction Activity (Construction General Permit, 2009- 0009-DWQ) prior to start of construction. This project disturbs one or more acres of soil or disturbs less than one acre but is part of a larger common plan of development that in total disturbs one or more acres. Construction activity subject to this permit includes clearing, grading and disturbances to the ground such as stockpiling, or excavation.
b. Submit a copy of the project specific Storm Water Pollution Prevention Plan (SWPPP) to the City for review and approval. The Construction SWPPP should contain a site map(s) which shows the construction site perimeter, existing and proposed buildings, lots, roadways, storm water collection and discharge points, general topography both before and after construction, and drainage patterns across the project. The Construction SWPPP must list Best Management Practices (BMP’s) the Applicant will use to protect storm water runoff and the placement of those BMP’s. Section XIV of the Construction General Permit describes the SWPPP requirements.
46. A Storm Water Facilities Maintenance Agreement accepting responsibility for all structural BMP maintenance, repair and replacement as outlined in said O&M plan binding on the land throughout the life of the project will be required prior to issuance of the first building permit.
47. Provide three copies of the final geotechnical studies prepared in accordance with the requirements of the Santee General Plan. The study will be subject to independent third-party review to be paid for by the Applicant. The Applicant shall place a cash deposit with the Department of Planning & Building in an amount satisfactory to the Director of Planning & Building to cover the cost of the review.
All recommended measures identified in the approved study shall be incorporated into the project design. Copies of the Geotechnical/Seismic Hazard Study for the RESOLUTION NO. 073-2025
33 Safety Element of the Santee General Plan which details, in Table A-1, study criteria necessary to conform to the General Plan requirements, can be purchased from the Engineering Department.
a. The geotechnical report shall analyze any proposed infiltration techniques (trenches, basins, dry wells, permeable pavements with underground reservoir for infiltration) for any potential adverse geotechnical concerns. Geotechnical conditions such as: slope stability, expansive soils, compressible soils, seepage, groundwater depth, and loss of foundation or pavement subgrade strength should be addressed, and mitigation measures provided.
b. Slope stability and buttress fills, as well as providing design and recommendations.
c. Proposed blasting, and/or rock breaking/crushing/sorting operations, including mitigation of potential impacts and protection of surrounding properties. d. Proposed terrace drains, including design and recommendations.
48. Provide three copies of a rock fall hazard analysis and mitigation report prepared by a registered Geotechnical Engineer. The proposed cut slope shall be surveyed and staked on approximate 50-foot centers and a field analysis conducted. The mitigation report shall include a separate exhibit that clearly shows the proposed cut slope, boulders/rocks above the proposed cut slope that will require mitigation, the proposed method(s) of mitigation, and the down slope protection required during and after construction. The rock fall hazard analysis and mitigation report will be subject to independent third-party review to be paid for by the Applicant.
The Applicant shall place a cash deposit with the Department of Planning & Building in an amount satisfactory to the Director of Planning & Building to cover the cost of the review. All recommended measures identified in the approved report shall be incorporated into the project design. The rock fall hazard analysis and mitigation report shall be deemed complete prior to issuance of a grading permit.
No mitigation, disturbances, impacts, and/or work, temporary or otherwise, shall occur within the limits of the conservation easement. Should mitigation be required within a protected area, environmental review, and approval by the City Planning Department, and those governing agencies as determined necessary by the City Planner, shall be completed prior to the start of grading.
49. The Applicant shall include the following information and dedications on the final map:
a. Lot numbering shall be approved for each map as determined by the Director of Planning & Building.
b. Grant to the City a visibility clearance easement at all street intersections within RESOLUTION NO. 073-2025
34 Fanita Ranch in accordance with Section 13.10.050 of the Zoning Ordinance. c. Dedicate right-of-way for all public streets substantially in accordance with the Vesting Tentative Map.
d. Grant to the City drainage and access easements for all storm drainage improvements proposed for City maintenance.
e. Relinquish vehicular right of access to lots with double street frontage as required. Lot access will only be permitted to the street frontage that contains the driveway access only. Specific lots willbe identified at the time of map submittal.
f. Grant to the City landscape maintenance easements for all landscaping to be maintained by the City, or Community Facilities District, if applicable. g. Grant to the City of Santee fire and emergency vehicle access easements over all emergency accessroads.
h. Grant utility easements over all private access roads as required. i. Grant to PDMWD any required water, sewer or access easements exclusive of the public utility easements stated herein.
j. Grant to PDMWD in fee those lots intended to support PDMWD facilities such as reservoirs, headworks and pump station sites and any easements required for access or pipelines to those sites. The grant to PDMWD shall reserve unto the City a grant of pedestrian access easements, as required, where shown on the Vesting Tentative Map or may as otherwise be determined by the Director of Planning & Building.
k. Grant to the City of Santee two Irrevocable Offers of Dedication (IODs)for the two lots intended for use as public parks on the first Final “A” Map. These lots include the proposed park sites CP-1 and NP-8 per the Vesting Tentative Map.Said IODs are subject to the review and approval of the Planning & Building Director. l. Grant to the City a permanent Public Access Easement for recreation purposes for parks NP-1 through NP-7 per the Vesting Tentative Map. This easement will be identified as “Recreation Easement” on the Final Maps. Public Access Easements for recreation purposes shall also be granted to the City for Mini Parks MP-1 through MP-31 per the Vesting Tentative Map. Other areas may also be defined during final engineering to provide public access to the project trail systems.
m. Grant pedestrian access easements over all proposed public pathways as may be deemed appropriate by the Director of Planning & Building.
RESOLUTION NO. 073-2025
35 n. Grant to the City conservation easements over the Habitat Preserve Lots. o. Grant public pedestrian access easements over emergency access roads and at such other locations as may be shown on the Vesting Tentative Map and as deemed appropriate by the Director of Planning & Building. p. Include with the final map additional map sheets pursuant to Section 66434.2 of the Subdivision Map Act to indicate, as required, and including, but not limited to the following: limits of fuel modification/non-building easements, limits of building construction with respect to fuel modification/non-building easements, and geotechnical hazard areas, easements for landscaping of areas to be maintained by the HomeownersAssociation.
50. Applicant shall place all new utilities required to serve the project underground. No overhead facilities or extension of overhead facilities is permitted. In addition, the Applicant shall underground overhead facilities adjacent to the project along Fanita Parkway to the satisfaction of the Director of Planning & Building. Adjacent facilities are defined as existing overhead facilities in the abutting half street and may include extension of the undergrounding to either side of the project to the nearest existing utility pole. Section 12.32.030 C.7. of the Santee Municipal Code provides for a waiver of underground facilities based upon findings of infeasibility or impracticality, and based upon information provided by the Applicant.
51. For each phase of development, provide certification to the Director of Planning & Building that sewer and water services can be provided to the site and that financial arrangements have been made to provide said services. When private sewer or water mains are allowed to serve the project, then a building permit for these facilities will be required and they shall be maintained by a homeowner's association.
52. Vehicle access on Mission Gorge Road, Cuyamaca Street, Olive Lane, Town Center Parkway, Carlton Hills Boulevard, Woodside Avenue, and Riverview Parkway shall be maintained at all times and all work shall be done at night unless otherwise approved by the Director of Planning & Building. When day work is permitted, work hours shall be from 8:30 am to 3:30 pm, including set up and break down of traffic control. No day work will be permitted during the holiday season, defined as beginning the Saturday before Thanksgiving Day and extending through New Year’s Day, unless otherwise approved by the Director of Planning & Building.
53. The Applicant shall comply with all applicable sections of the Municipal Code, Land Development Manual and Public Works Standards of the City of Santee unless otherwise approved as a part of the VTM and the Development Plan.
54. The Applicant shall develop 445 age-restricted senior citizen housing units in the RESOLUTION NO. 073-2025
36 Fanita Commons village consistent with and in satisfaction of the requirements of State Density Bonus Law.
SECTION 6: The Applicant shall demonstrate to the satisfaction of Director of Planning & Building that the project features and requirements set forth in the Essential Housing Program Certification for the project attached hereto as Exhibit B and incorporated herein have been timely implemented. Annually throughout project implementation, the Applicant shall provide the City with evidence of progress toward satisfaction of the applicable project features and requirements in the Essential Housing Program Certification.
SECTION 7: The terms and conditions of the Vesting Tentative Map TM-2025-0001 approval shall be binding upon the Applicant and all persons, firms and corporations having an interest in the property subject to this Vesting Tentative Map and the heirs, executors, administrators, successors and assigns of each of them, including municipal corporations, public agencies and districts.
SECTION 8: The approval of the Vesting Tentative Map TM-2025-0001 expires upon thirty-six (36) months after the date of approval. The Final Map or Maps conforming to this conditionally approved Vesting Tentative Map shall be filed with the City Council in time so that City Council may approve the Final Map or Maps before this approval expires unless a time extension for obtaining such approval of the Final Map is approved as provided by the Santee Subdivision Ordinance. The City Council expressly grants to the Director of Planning & Building the authority to extend the expiration date of this approval pursuant to Section 13.04.090.B of the Santee Municipal Code, when a request for an extension is filed 60 days prior to the original expiration date.
SECTION 9: Pursuant to Government Code Section 66020, the 90-day approval period in which the Applicant may protest the imposition of any fees, dedications, reservations, or exactions imposed pursuant to this approval, shall begin on June 11, 2025.
SECTION 10: The Applicant shall defend (with counsel of City’s choice, subject to reasonable approval by the Applicant) the City and its officers, employees and agents from any claim, action, or proceeding against the City and/or its officers, employees or agents to attack, or set aside, void, or annul the approval of the City concerning this Resolution or any action relating to or arising out of its approval, and further agrees to indemnify and hold harmless from all costs and expenses (including attorney's fees) associated with any such defense.
NOTICE: The City of Santee hereby notifies the Applicant that State Law (AB3158), effective January 1, 1991, requires certain projects to pay fees for purposes of funding the California Department of Fish and Game. In order to comply with State Law, the Applicant should remit to the City of Santee Department of Planning & Building, within two (2) working days of the effective date of this approval (the “effective date” being the end of the appeal period, if applicable), a certified check payable to the “County Clerk” in the amount of $4,173.50. This fee includes an authorized County administrative fee of RESOLUTION NO. 073-2025
37 $50. Failure to remit the required fee in full within the time specified above will result in notification to the State that a fee was required but not paid, and could result in State imposed penalties and recovery under the provisions of the Revenue and Taxation Code.
In addition, Section 21089 (b) of the Public Resources Code, and Section 711.4 (c) of the Fish and Game Code, provide that no project shall be operative, vested, or final until the required filing fee is paid.
ADOPTED by the City Council of the City of Santee, California, at a Regular Meeting thereof held this 11th day of June 2025 by the following roll call vote to wit:
AYES:
NOES:
ABSENT:
APPROVED:
JOHN W. MINTO, MAYOR
ATTEST:
JAMES JEFFRIES, CITY CLERK
Exhibit A: Legal Description
Exhibit B: Essential Housing Program Certification
VTM RESOLUTION - EXHIBIT A
Fanita Ranch Legal Description
Essential Housing Project Application Checklist
Project Name: Fanita Ranch
Date:
Credits
0 Credits
20 5
10 35
Credits
2 0
2 10
2 16
Credits
10 2
12 nd Use - 11 Max Creaits
Lqcation in Town Center - 2 Credits
Maximize Potential Density - 4 Credits
ouslng - 50 Max Credits (10 Required)
Affordable Housing (10% Low Income)- 20 Credits
-or- Contribution per market-rate unit
Affordable Housing (10% Moderate Income)- 10 Credits
-or- Contribution per market-rate unit
Mix of Unit Sizes- 5 Credits
Redevelopment of an Underutilized Site - 5 Credits
Number of Units Provided- 10 Max Credits
Subtotal
Mobility - 28 Max Credits
Location within Y. mile of bus stop - 2 Credits
Location within % mile of the trolley station - 5 Credits Location along a multimodal corridor - 5 Credits
Traffic calming - 2 Credits
SR-52 Contribution - 1 O Max Credits
P ssenger Loading Area or Rideshare - 2 Credits
Bike Repair Station and Bike Storage - 2 Credits
Subtotal
, Open Space and Conservation - 12 Max Credits
Contribution to City-owned Open Space - 1 O Max Credits Trees in Streetscapes and Parks - 2 Credits
Subtotal
Credits
2 2
4 2
5 5
5 25
Credits
5 5
10 Credits
4 5
10 19
Credits
2 5
7 124
SustalnabHlty - 44 Max Credits
Installation of Graywater System - 2 Credits
Connection to Recycled or Purified Treated Water- 2 Credits Exceeds Title 24 requirements - 2 Credits
All Energy Star Rated Appliances - 4 Credits
EV Chargers in Public Use areas (Level 2) - 5 Credits
EV Chargers in Public Use areas (Level 3) - 2 Credits
Solar Panels on Carports - 5 Credits
Solar Panels on Accessory Buildings - 5 Credits
Solar Water Heating - 2 Credits
Full Electrification of Residential Units - 5 Credits
Battery Systems - 10 Credits
Subtotal
100-ft Irrigated Fuel Modification Zones - 5 Credits
Implementation of Fire Protection Plan - 5 Credits
Subtotal
Trails and Sidewalks - 21 Max Credits
Enhanced Landscaped Parkways - 4 Credits
Safe Routes to Schools, Parks, and Transit - 2 Credits
Multiple Use Trails - 5 Credits
Trail Facilities Contribution - 10 Max Credits
Subtotal
Parks and Recreation - 7 Max Credits
Exceed parkland dedication requirement - 2 credits
Multi-purpose playing fiefds/public recreational facilities - 5 credits Subtotal
TOT AL Credits Across All Categories
A. Does the Project meet or exceed 10 Credits for housing and 50 Credits across all categories?./ Yes D No
8. Director's Determination - If Question in Section A, above, is checked "No", the Project is NOT an Essential Housing Project. If Question in Section A, above, is checked "Yes" the Project is determined an Essential Housing Project and can be certified as an Essential Housing Project by the Director of Development Services in Section C, below.
C. DIRECTOR'S CERTIFICATION: I, the undersigned, in my capacity as Director of Development Services for the City of Santee certify the �= �
s an
.
ssential Housing Project:
.
, ' tu�, .;;. i: . :il(µ {
Directo of Development Services Date '
VTM RESOLUTION - EXHIBIT B
RESOLUTION NO. 074-2025
1 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTEE, CALIFORNIA
APPROVING THE APPLICATION OF HOMEFED FANITA RANCHO LLC FOR
FANITA RANCH DEVELOPMENT PLAN AND DEVELOPMENT REVIEW PERMIT DR-2025-0001 FOR THE SUBDIVISION OF APPROXIMATELY 2,638 ACRES INTO 1,467 LOTS TO DEVELOP THE FANITA RANCH MASTER PLANNED COMMUNITY
LOCATED NORTH OF THE TERMINUS OF FANITA PARKWAY IN THE FANITA
RANCH PLANNED DEVELOPMENT AREA
APNS: 374-030-02; 374-050-02; 374-060-01; 376-010-06; 376-020-03; 376-030-01; 378-020-46, 50, 54; 378-030-08; 378-210-01; 378-210-03, 04; 378-210-10, 11; 378- 220-01; 378-381-49; 378-382-58; 378-391-59; 378-392-61, 62; 380-040-43, 44
(RELATED TO PROJECT NUMBERS: TM-2025-0001, CUP2025-0001, CUP-2025- 0002, CUP-2025-0003, ENV-2025-0003, AEIS 2202-4, AEIS 2017-11) APPLICANT: HOMEFED FANITA RANCHO LLC
WHEREAS, on August 25, 2021, the City of Santee adopted Urgency Ordinance No. 592, declaring the need for an Essential Housing Program to boost housing production and improve housing affordability in the City to address and respond to the existing housing crisis in the City of Santee; and
WHEREAS, on November 29, 2021, the Applicant, HomeFed Fanita Rancho LLC, submitted an Essential Housing Project Application under Urgency Ordinance No. 592 for the Fanita Ranch Essential Housing Project (the “Project”); and WHEREAS, on December 27, 2021, the Director of Planning & Building certified the Project as an Essential Housing Project as it met the specified criteria in Urgency Ordinance No. 592; and
WHEREAS, on May 4, 2022, pursuant to Urgency Ordinance No. 592, HomeFed Fanita Rancho LLC submitted the additional application materials for the Project consisting of a Fanita Ranch Development Review Permit DR2022-4, a Vesting Tentative Map TM2022-1, a Preliminary Application under the Housing Crisis Act of 2019 (Senate Bill 330), and Conditional Use Permits P2022-1, P2022-2 and P2022-3; WHEREAS, the Project proposes a community consisting of approximately 2,949 housing units under a preferred land use plan with school, or 3,008 units under a land use plan without school, including 445 age-restricted senior units, up to 80,000 square feet of commercial uses, parks, open space, and agricultural uses; and WHEREAS, the Project will include the production of 150 housing units, onsite or offsite, for a mix of very low, low, moderate and above-moderate income households, including, but not limited to, workforce housing, and will thereby assist the City of Santee RESOLUTION NO. 074-2025
2 in addressing in the existing housing crisis in the City of Santee consistent with the findings of Urgency Ordinance No. 592 as amended February 12, 2025; and
WHEREAS, the Development Review Permit subdivides approximately 2,638 acres into 1,467 lots, and establishes criteria and performance standards in accordance with the Vesting Tentative Map; and
WHEREAS, previously, on September 23, 2020, the City Council certified the Final Revised Environmental Impact Report (“EIR”) (State Clearinghouse No. 2005061118) for a prior version of the Fanita Ranch Project (the “Prior Project”) and adopted several resolutions approving the Prior Project, including Resolution No. 096-2020 approving the application of HomeFed Fanita Rancho LLC for a Development Review Permit (DR2017- 4) for the subdivision of approximately 2,638 acres into 1,467 lots to develop the Fanita Ranch Master Planned Community; and
WHEREAS, subsequently, the San Diego County Superior Court (Case No. 37- 2020-00038168-CU-WM-CTL) granted a Petition for Writ of Mandate on March 25, 2022, ordering the City of Santee to set aside and vacate all resolutions and approvals pertaining to the Prior Project; and
WHEREAS, on May 25, 2022, the City Council adopted Resolution No. 070-2022, setting aside and vacating in their entirety the Prior Project approvals, including certification of the EIR; and
WHEREAS, in order to address the deficient portions of the EIR identified by the Court in Case No. 37-2020-00038168-CU-WM-CTL, the City prepared a Final Revised EIR, including the Recirculated Sections of the Final Revised EIR, which was released for public review from June 10, 2022 to July 25, 2022 in accordance with the provisions of the California Environmental Quality Act (“CEQA”); and WHEREAS, on September 14, 2022, the City Council held a duly advertised and noticed public hearing and approved Development Review Permit DR2022-4 and other applications related to the Fanita Ranch Essential Housing Project; and WHEREAS, subsequently, the San Diego Superior Court (Case No. 37-2022- 00041478-CU-MC-CTL) granted a second Petition for Writ of Mandate on October 1, 2024, ordering the City of Santee to set aside and vacate all resolutions and approvals pertaining to the 2022 Essential Housing Project; and
WHEREAS, on December 11, 2024, the City Council adopted Resolution No. 130- 2024, setting aside and vacating in their entirety the Project approvals, including certification of the EIR; and
WHEREAS, in order to address the deficient portions of the EIR identified by the Court in Case No. 37-2022-00041478-CU-MC-CTL, the City prepared Second RESOLUTION NO. 074-2025
3 Recirculated Sections of the Final Recirculated Revised EIR, which was released for public review from February 24, 2025 to April 10, 2025, in accordance with the provisions of CEQA; and
WHEREAS, on May 30, 2025 the City of Santee published a notice of public hearing on Development Review Permit DR-2025-0001 and related case files to be held on June 11, 2025, in accordance with Section 13.04.100 of the Santee Municipal Code; and
WHEREAS, on June 11, 2025, the City Council held a duly advertised and noticed public hearing on Development Review Permit DR-2025-0001 and other applications related to the Fanita Ranch Essential Housing Project; and
WHEREAS, the City Council considered the staff report, all recommendations by staff, the Final Recirculated Revised EIR including the Second Recirculated Sections for the Fanita Ranch Project, the entire record and all public testimony.
NOW, THEREFORE, BE IT RESOLVED by the City of Santee City Council, after considering the evidence presented at the public hearing, as follows:
SECTION 1: The City Council has certified the Final Recirculated Revised Environmental Impact Report (EIR) including the Second Recirculated Sections (Resolution No. 072- 2025) pursuant to the California Environmental Quality Act and adopted Findings of Fact, a Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program for the Fanita Ranch Essential Housing Project. The City Council hereby incorporates by reference, as if fully set forth herein, the Resolution certifying the Final Recirculated Revised EIR including the Second Recirculated Sections and adopting the Findings of Fact, and Statement of Overriding Considerations and Mitigation Monitoring and Reporting Program for the Fanita Ranch Essential Housing Project.
SECTION 2: The findings in accordance with Chapter 13.19 of the Santee Municipal Code, entitled “Planned Development District” and the adopted Fanita Ranch Development Plan are made as follows:
A. That the proposed Project as conditioned and as specified in this Resolution meets the purpose and design criteria prescribed in the Fanita Ranch Development Plan, as well as relevant sections of the Santee Municipal Code in that the Project implements the goals and policies of the General Plan and consists of innovative and sustainable development in a manner which may not have been possible under standard land use designations and their corresponding zones. The Project is consistent with allowable uses and development standards in the Development Plan because it establishes standards of quality for community appearance and uses, preserves significant biological resources, preserves ridgelines and view corridors, and provides for recreational amenities.
B. The Project provides for mixed-use development of employment, commercial, recreational, and various residential densities with the framework for development RESOLUTION NO. 074-2025
4 set forth by the General Plan PD – land use designation. The Project is consistent with the Santee General Plan goals, objectives, policies which align with the Fanita Ranch Development Plan. The Project has been reviewed and has been determined to be consistent with the overall land use pattern and circulation system envisioned in the General Plan.
C. The Project implements development consistent with the Guiding Principles for the Project site.
1. The Project includes business and office uses in the Village Center and includes a community focus including public parks, commercial, school site, a fire station, and other uses (Guiding Principles 1 and 2).
2. The Project provides a range of residential densities, including Low Density Residential, Medium Density Residential, and Active Adult (Id. and Guiding Principle 3).
3. The proposed project would be developed sensitive to natural open space and major landforms: 1,650.4 acres of the site would be preserved as Habitat Preserve (Guiding Principle 4). The Habitat Preserve would include hillsides with steep slopes to minimize landslide and mudslide hazards and to protect key visual resources (Guiding Principles 4-6).
4. The Project provides approximately 78 acres of public parklands for active and passive recreation (including sports fields and parks), private parklands, and 4.5 acres of trail lands consisting of perimeter trails and the Stowe Trail connections planned on the Project site, totaling 82.5 acres (Guiding Principles 2, 4, 7, and 8). Mini-Parks, Neighborhood Parks, a Village Green, Linear Parks, and Community Parks are included (Guiding Principle 8). The Project would not locate the Sports Park to be accessed by Carlton Hills Boulevard (Guiding Principle 8). However, the principle does not mandate the Sports Park must be provided or that access must be by Carlton Hills Boulevard. It merely states that the PD “should, subject to population demand” contain the variety of parks and that dedication of a “Sports Park, (accessed by Carlton Hills Boulevard), to the City of Santee would fulfill the requirements of one community park” (Guiding Principle 8).
This is accordingly not considered a conflict between the proposed project and Guiding Principle 8.
5. The Development Plan contains a comprehensive pedestrian and bicycle trail system that provides connectivity within and between the villages and with the adjacent regional trails and local trails that connect to surrounding open space areas, residential neighborhoods, parks, and the Santee Town Center to the south (Guiding Principles 4 and 13). Multi-purpose trails would be within the street rights-of-way along Fanita Parkway and Cuyamaca Street, which would support pedestrian and bicycle travel. The multi- RESOLUTION NO. 074-2025
5 purpose trail along Cuyamaca Street would extend south off site to connect to the Santee Town Center and the San Diego River as part of the north– south regional corridor. Trail access in the Habitat Preserve would be subject to the requirements and provisions of the Public Access Plan and the City’s Draft MSCP Subarea Plan.
6. The Project includes an extension of Fanita Parkway along the western boundary of the property, an extension of Cuyamaca Street into the site, the Magnolia Avenue extension, and additional circulation improvements (Guiding Principles 10-12).
7. The Fanita Ranch Development Plan includes a comprehensive implementation chapter identifying public improvements, phasing, financing, and other plans according to projected need (Guiding Principle 14). Chapters 4 and 6 of the Fanita Ranch Development Plan also include illustrative plans showing prototype circulation systems and residential product types (Guiding Principle 16).
D. In addition to the findings of General Plan consistency above, the City Council also finds the Project is consistent with the General Plan pursuant to Urgency Ordinance No. 592 as amended, and the certification of the Project based on the City’s Essential Housing Project Credits Assessment Guide and Checklist demonstrates that the current development proposal for the Project site addresses the City’s immediate housing needs and furthers Santee General Plan objectives and policies. Therefore, the proposed project is deemed consistent with the Santee General Plan under the Essential Housing Program and does not require an amendment to the Santee General Plan or other legislative act for approval. Any Guiding Principles which would preclude the implementation of the project as proposed are not “applicable” to the project.
Any conflict is also not considered an inconsistency with the General Plan or other regulations under state housing law (California Government Code, Section 65589.5[j][3], 65905.5[c][1]). Moreover, the City Council finds that the Project is entitled to mandatory waivers under state Density Bonus Law (California Government Code, Section 65915, et. seq.) for the provision of a senior citizen housing development, as defined by statute (California Government Code, Section 65915[b][1][C] and [e][1]).
To be General Plan consistent, the Project need not be in perfect conformity with each and every policy set forth in the General Plan, but must be compatible with its general policies and objectives. In this instance, the Project is not in conformity with Guiding Principles for the Fanita Ranch site regarding (i) minimum lot sizes of six, ten and twenty-thousand square feet applicable to 20 percent, 20 percent and 60 percent of all lots, respectively, in the development, and (ii) the provision of a 200 acre man-made lake with non-reclaimed water, or in the alternative, the provision of a hotel/conference complex with an 18 hole golf course and related amenities. The Project is in conformity with the RESOLUTION NO. 074-2025
6 vast majority of the Guiding Principles and the policies and objectives of the Housing Element and remaining General Plan Elements. The City Council, in the exercise of its police powers and charter city powers, has determined that the Project is necessary and desirable to achieve the policies and objectives of its General Plan, and to address the critical housing shortage in furtherance of Urgency Ordinance No. 592 as amended February 25, 2025.
1. The Project will include the production of 150 housing units, onsite or offsite, for a mix of very low, low, moderate and above-moderate income households, including, but not limited to, workforce housing, and will thereby assist the City of Santee in addressing the existing housing crisis in the City of Santee consistent with the findings of Urgency Ordinance No. 592. The Project addresses the City’s housing crisis by providing a mix of residential and nonresidential uses and a mix of housing types and sizes, including 445 age-restricted senior units, and makes a significant financial contribution towards affordable housing.
2. The Project would implement mobility improvements, including bus stops, traffic calming, rideshare/carshare parking, and make a significant financial contribution to relieve congestion on SR-52.
3. In addition to preserving 1,650.4 acres in the Habitat Preserve, the Project would provide funding for the management of City-owned natural open space and would plant at least 10 trees per acre of land to be developed.
4. The Project will connect to recycled or advanced treated water when Padre Dam Municipal Water District’s (PDMWD) East County Advanced Water Purification project is completed.
5. The proposed project’s residential units would be all-electric and would exceed Title 24 standards by all-electric residential development, implementing heat pump technology, increasing solar production, and expanding ventilation systems. Appliances would be Energy Star rated, electric vehicle chargers would be provided in the Village Center, and solar panels would be installed on accessory buildings and car ports.
6. Wildfire safety would be ensured through implementation of fuel management zones and the Fire Protection Plan (FPP).
7. Many miles of trails and sidewalks would be provided with the Project, and the Project would fund additional improvements to offsite trail facilities. The Project’s extensive park and recreational facilities would exceed the Santee Municipal Code standards by at least five percent and would provide for multi-purpose playing fields and public recreational facilities for Citywide use.
RESOLUTION NO. 074-2025
7 E. The Santee City Council further finds that DR-2025-0001 is consistent with the “Adjacent Land Use Compatibility Guide” of the Land Use Element because:
1. The Fanita Ranch site is bordered by existing Santee residential neighborhoods to the south and the unincorporated residential communities of Lakeside and Eucalyptus Hills to the east;
2. Sycamore Canyon County Preserve and Goodan Ranch Regional Park are to the north; and
3. Marine Corps Air Station Miramar and PDMWD facilities, including Santee Lakes Recreation Preserve, lie west of the proposed Development Plan area.
These existing uses are buffered by natural open space areas which will be included in a Habitat Preserve ultimately managed in accordance with the Project’s Preserve Management Plan and Public Access Plan; these Plans include physical access control to minimize or prevent unauthorized access and signage.
F. The Project includes a cost revenue assessment (fiscal analysis), identification of required public improvements and a phasing plan for the public improvements and land uses.
SECTION 3: Development Review Permit DR-2025-0001 for the construction of 2,949 residential units with a school, or 3,008 residential units without a school, 80,000 square feet of commercial use, a fire station, public utilities and facilities, public park facilities, a biological habitat preserve, a trail system that connects with regional recreational areas, and backbone roadways consistent with the Fanita Ranch Development Plan is hereby approved subject to the following conditions:
A. The Applicant shall implement, to the satisfaction of the Director of Planning & Building, all environmental impact mitigation measures identified in the Fanita Ranch Final Recirculated Revised Environmental Impact Report including the Second Recirculated Sections (SCH No. 2005061118), the CEQA Findings of Fact and Mitigation Monitoring and Reporting Program (MMRP) within in the timeframe specified in the MMRP.
B. All construction shall be in substantial conformance with the Development Plan and Vesting Tentative Map (TM-2025-0001). Copies of the Fanita Ranch Development Plan and VTM are available at the Department of Planning & Building.
C. Minor or Major Revisions to the Development Review Permit shall be approved in accordance with the Development Plan Implementation Procedures contained in the Fanita Ranch Development Plan, Chapter 10.
RESOLUTION NO. 074-2025
8 D. The Applicant shall obtain approval of Vesting Tentative Map TM-2025-0001. All conditions of that approval shall apply.
E. The Applicant shall obtain approval of Conditional Use Permits CUP-2025-0001, CUP-2025-0002, and CUP-2025-0003. All conditions of those approvals apply.
F. The Applicant shall submit a Development Review application for projects identified in Section 10.6.5.1 of the Development Plan. Prior to submittal of a Development Review application, the Applicant must obtain Master Developer approval in accordance with Section 10.6.5.2 of the Development Plan.
G. The Applicant shall comply with the adopted Santee Subarea Plan or obtain permits issued by the Wildlife Agencies, as applicable.
H. Prior to approval of the first Final “A” Map:
1. Prior to approval of the first final map, the Applicant shall prepare and submit a Final Fanita Ranch Master Landscape and Water Management Plan for Director of Planning & Building review and approval. The Final Master Landscape and Water Management Plan shall be prepared at a scale of 1”=40’, shall demonstrate conformance with Section 13.36 of the Santee Municipal Code and shall contain the following major components unless waived by the Director of Planning & Building:
2. The Applicant shall prepare and submit a Master Planting Plan that includes trees, shrubs and groundcovers.
i. To prevent the spread of non-native vegetation and noxious weeds, landscaping within the development area shall avoid the use of invasive, non-native plants in close proximity to native vegetation.
Such species shall not be included in any landscaping or erosion control plans for the project.
ii. The landscaping for slopes adjacent to open space areas and the Habitat Preserve shall include native, fire-retardant species compatible with adjacent habitats and shall be consistent with the Development Plan and Fire Protection Plan. A qualified biologist shall review the landscape plans and confirm the use of appropriate plant materials.
iii. California native/drought-tolerant plants shall be used to the maximum extent feasible to minimize the need for irrigation. Where irrigation is necessary, then the system shall be designed and installed to prevent overspray or irrigation runoff during normal operations and during a break in the line.
RESOLUTION NO. 074-2025
9 iv. The landscaping selection for water quality features (such as water basins, bioswales) shall be selected in conformance with the latest Best Management Practices (BMP) Design Manual Fact Sheets. v. The Master Irrigation Plan shall that include mainline and point of connection.
vi. All landscape installations shall be subject to the Solar Shade Control Act of 1979, prescribed in Public Resources Code Sections 25980- 25986.
vii. The Master Planting Plan shall show enhanced landscaped parkways, including Fanita Parkway, Cuyamaca Street and Magnolia Avenue, and indicate that these enhancements (including irrigation) and landscaping are to be maintained by the HOA along the roadways that are otherwise not required by City roadway setbacks and improvement standards (i.e., areas outside the public right of way but areas visible by the general public and/or as deemed necessary by the Director of Planning & Building).
3. All permanent irrigation shall be installed underground and shall be automatically controlled. Above ground installation may be approved by the Director of Planning & Building where underground installation is infeasible.
A conspicuous note shall be placed on Landscaping and Irrigation Plans that the Master Homeowners Association (MHOA) is responsible for immediate removal of above ground temporary irrigation lines that are no longer in use.
4. The Applicant shall prepare and submit a Maintenance and Monitoring Responsibility Plan that delineates private and public property and indicates maintenance responsibility.
5. The Applicant shall prepare and submit a Hardscape Master Plan that identifies enhanced paving types and finishes.
6. The Applicant shall prepare and submit a Trails Master Plan that identifies types, perimeter trailhead locations, signage, drainage, maintenance responsibilities, post and cable fencing or equivalent, and other amenities.
Motorized use trail barriers shall be installed where appropriate to minimize unauthorized off-road vehicle activity.
7. The pedestrian bridges over the riparian corridors connecting villages shall be designed in accordance with the requirements set forth herein; alternatives that achieve a similar level of safety, and durability may be approved to the satisfaction of the Director of Planning & Building. Refer to Conditions lettered S, U, and V for bridge construction timing. Pedestrian RESOLUTION NO. 074-2025
10 bridges shall provide clear access for two-way pedestrian and bicycle traffic.
Bollards shall be placed at both ends of the bridges to prevent access by vehicles. One trash receptacle with recycling storage shall be provided at each ends of the bridges. The ends of both bridges shall contain expanded metal frame screen underneath the truss frame and the sides at both ends to prevent climbing underneath or alongside the bridges by vandals.
8. Wall and Fence Master Plan that includes decorative wall type, material, height and location and addresses all on- and off-site fencing, freestanding walls, retaining walls and drainage basin fencing.
i. The exterior of all walls facing the public or private streets shall be graffiti-proofed in accordance with the Santee Municipal Code. ii. All fencing shall be painted or otherwise sealed to reduce water damage.
iii. Fencing adjacent to open space and the Habitat Preserve shall in accordance with the Fire Protection Plan.
iv. All fencing and access gates shall be located so as to provide access for landscape maintenance in Fuel Modification Zones.
v. Signage identifying the sensitivity of the Habitat Preserve as well as restricted activities shall be erected along the Preserve boundary. vi. All open space areas shall be posted with signage stating that dumping or disturbance of habitat is prohibited.
vii. Walls along Fanita Parkway and Cuyamaca Street shall include columns at intervals to create visual relief and architectural interest.
Walls, and columns shall have cap finishes.
viii. Slumpstone shall have natural integral color(s).
ix. Fuel Modification Plan that identifies brush management zones in accordance with the Fire Protection Plan is incorporated herein by reference.
x. Utility Coordination Plan that includes locations of utility boxes and vaults, demonstrating compliance with the City’s Design Guidelines and Surface Utility Maintenance Manual shall be included.
I. Prior to approval of the Final Map containing the school site:
1. The Applicant shall provide evidence and proof, to the satisfaction of the Director of Planning & Building, of an agreement with the Santee School District (“District”) regarding the need for the school site to be used by the District for a school, or written confirmation from Applicant that no such agreement has been reached after negotiations.
2. The Santee School District shall obtain all necessary permits, such as a Conditional Use Permit for the construction of a school consistent with Section 13.19.030, Planned Development District Use Regulations and RESOLUTION NO. 074-2025
11 General Requirements, or an Encroachment Permit consistent with Section
8.02.200 of the Santee Municipal Code.
3. In the event that the school site is not acquired for a public school use by the Santee School District within two years of filing of the final map for the phase in which the site is located, the underlying MDR land use designation may be implemented and the maximum total number of units permitted in the Development Plan area shall be increased to 3,008 units.
4. The 3,008 units shall be subject to the payment of Land Development Impact Fees, to include Traffic, Traffic Signal, Public Facilities, Park-in-lieu (if triggered) and RTCIP Mitigation Fees, in accordance with the current rates at the time of building permit issuance and satisfy the City’s Parkland Development Ordinance.
5. The Applicant shall agree to construct and secure, and thereafter construct and secure, to the satisfaction of the City Engineer, the following improvements:
i. All necessary improvements for providing ingress and egress to the school site. This requirement shall also include but is not limited to any required modification to medians, storm drainage system, street lights and irrigation improvements; and,
ii. If warranted, and upon the request of the City Engineer, traffic signal improvements for providing vehicular ingress and egress to the school site.
6. The Applicant shall provide a sewer manhole and a sewer lateral to the school site.
J. Prior to approval of the Final Map for lots within the Agricultural Overlay:
The Applicant shall obtain a Conditional Use Permit for agricultural uses consistent with Section 13.19.030, Planned Development District Use Regulations and General Requirements and the Development Plan.
K. Prior to approval of each Final “B” Map:
1. The Applicant shall phase and install sewer and/or water system improvements as required by PDMWD and shall grant the appropriate easements to PDMWD, as necessary.
2. The Applicant shall provide easements for all off-site public storm drain facilities, prior to approval of each final map requiring those facilities. The easements shall be sized as required by the City standards, unless RESOLUTION NO. 074-2025
12 otherwise approved by the City Engineer.
3. For Cuyamaca Street, Magnolia Avenue and Fanita Parkway, the Applicant shall process a joint use agreement for roads that cross other agencies’ existing easements to the satisfaction of the City Attorney and the other agency prior to the issuance of the Final Map for such road.
4. The Applicant shall develop a Public Information Program that includes a description of work to be done, a construction schedule, and project contact information for resolution of nuisances. This information shall be posted in publicly visible locations on Fanita Parkway, Cuyamaca Street and Magnolia Avenue at the appropriate times.
L. Prior to approval of each Grading Permit:
1. Prior to any activity that may potentially impact biological resources, such as clearing, grubbing, grading or maintenance activities, the Applicant shall comply with all applicable requirements of the California Department of Fish and Wildlife, the California State Water Resources Control Board, the U.S.
Fish and Wildlife Service and the U.S. Army Corps of Engineers.
2. Prior to any activity that may potentially impact biological resources, such as clearing, grubbing, grading or maintenance activities, the Applicant shall apply for and receive any applicable take permit/authorization from the (i) U.S. Fish and Wildlife Service and California Department of Fish and Wildlife, or (ii) the City, if the Multiple Species Conservation Program (MSCP) City of Santee Subarea Plan is adopted and take authorization is received.
3. Prior to the issuance of a grading permit for areas depicted on Exhibit A, attached hereto, a surface inventory of sensitive areas adjacent to the proposed project development footprint (but located outside the area of potential effect) shall be completed. This survey will be limited to 300 feet from the development footprint and will be focused on areas that are known to be sensitive for cultural resources. In the event a cultural resource and/ or “Tribal Cultural Resource” is identified adjacent to the development footprint, the resource will be recorded using Department of Parks and Recreation Series 523 forms and “Environmental Sensitive Area” fencing shall be put in place prior to ground disturbing activities, and shall remain in place until project-related ground disturbance is complete. Because these areas are outside of the project development footprint and will not be impacted by the development, no further analysis beyond a surface inventory will be required to be conducted.
RESOLUTION NO. 074-2025
13 4. The special fragment discovered on the surface within CA-SDI-8345 shall be reburied in a place to a depth of at least six feet, by Kumeyaay representatives, and with appropriate reverence and dignity.
5. The Applicant shall create a perpetual funding mechanism for the maintenance, management and monitoring of the onsite Habitat Preserve to the satisfaction of the Director of Planning & Building.
M. Prior to the approval of the first Final “B” Map:
1. The Applicant shall submit evidence, acceptable to the City Engineer and the Director of Planning & Building, of the formation of a Master Homeowner’s Association (MHOA) or another financial mechanism acceptable to the City Manager. The MHOA shall be responsible for the maintenance of those landscaping improvements, except those areas maintained by the City or Community Facilities District, as applicable. The MHOA formation documents, which shall include the CC&Rs defined below, the Master Bylaws and the Articles of Incorporation, shall be subject to the approval of the City Attorney.
2. The Applicant shall submit Covenants, Conditions and Restrictions (CC&Rs) for review and approval of the Director of Planning & Building prior to recordation and pursuant to the conditions imposed for Vesting Tentative Map TM-2025-0001, Conditional Use Permits CUP-2025-0001, CUP-2025- 0002, and CUP-2025-0003, and Development Review Permit DR-2025- 0001. The CC&Rs shall include the following:
i. A requirement that the MHOA shall maintain comprehensive general liabilities insurance against liability incident to ownership or use of the following areas:
a) All private open space lots;
b) Other MHOA property, to include, but not limited to, neighborhood and mini-parks, the riparian linear parks and two (2) pedestrian bridges.
ii. A statement that before any revisions to provisions of the CC&Rs that may particularly affect the City which shall be identified in the CC&Rs can become effective, the City shall review said revisions and if acceptable to the City, the City will approve said revisions. The MHOA shall not seek approval from the City of said revisions without the prior consent of 65 percent of the holders of first mortgages or property owners within the MHOA, or the maximum percentage prescribed by the Department of Real Estate.
RESOLUTION NO. 074-2025
14 iii. A requirement that the MHOA shall indemnify and hold the City harmless from any claims, demands, causes of action liability or loss related to or arising from injuries caused by the maintenance activities of the MHOA.
iv. A requirement that the MHOA shall not seek to be released by the City from the maintenance obligations described herein without the prior consent of the City and 65 percent of the holders of first mortgages or property owners within the MHOA, or the maximum percentage prescribed by the Department of Real Estate. v. A requirement that the MHOA procure and maintain a policy of comprehensive general liability insurance written on a per occurrence basis in an amount not less than one million dollars combined single limit. The policy shall be acceptable to the City and name the City as additionally insured to the satisfaction of the City Attorney.
vi. A requirement that the MHOA shall not dedicate or convey public streets or land used for private streets without approval of 65 percent of all the MHOA members or holder of first mortgages within the MHOA, or the maximum percentage prescribed by the Department of Real Estate.
vii. A restriction for each lot adjoining open space lots containing walls maintained by the MHOA to ensure that the property owners know that the walls may not be modified or supplemented without approval of the City and the MHOA. The MHOA shall provide written approval of such changes prior to City review.
viii. For each development phase, a list or description of all streets, driveways, fuel modification zones, drainage and sewage systems that are private and required to be maintained by the MHOA and provisions assuring their maintenance. No private facilities shall be requested to become public unless all homeowners and 65 percent of the first mortgage obliges, or the maximum percentage prescribed by the Department of Real Estate, have signed a written petition. ix. Provisions assuring MHOA membership in the USA Dig Alert Service in perpetuity. The MHOA will be required to mark out all underground MHOA facilities upon advance notice by the USA Dig Alert Service. x. Provisions that provide the City has the right but not the obligation to enforce the CC&R provisions the same as any owner in the project.
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15 xi. A provision setting forth that restrictions in the Vesting Tentative Map conditions may not be revised at any time without prior written permission of the City.
xii. A provision that the City is to review all proposed landscaping within the MHOA owned areas to ensure plant palettes and irrigation systems are designed to use water efficiently. The MHOA shall ensure individual homeowner landscape plans submitted to the MHOA for review comply with the City Water Efficient Landscape Guidelines then in effect.
xiii. Provisions for the maintenance of all walls, fences, lighting structures, paths, recreational amenities (except CP-1 and NP-8) and landscaping, consistent with the approved Master Landscape Plan.
xiv. Provision for an education and enforcement program to prevent the discharge of pollutants from all on-site sources to the storm water conveyance system.
xv. Provision for on-going resident, commercial lessee, school administration and visitor education outreach regarding wildfire safety, employing the “Ready, Set, Go” pre-planning model or similar.
xvi. Plants identified in Appendix F of the Fire Protection Plan shall be prohibited.
xvii. A provision that provides all prospective residents notice that the project site is within the vicinity of MCAS Miramar and provides the residents with an “Overflight and Military training disclosure” document during any real estate transaction or prior to lease signing.
The Overflight and Military training disclosure shall be submitted to the Director Planning & Building for review and approval. xviii. A provision that provides all prospective residents notice of the onsite farm and provides the residents with a “Right to Farm” covenant to protect the ongoing operation of agricultural uses The Right to Farm covenant shall be provided during any real estate transaction or prior to lease signing. The Right to Farm covenant shall be submitted to the Director of Planning & Building for review and approval. xix. A provision that provides all prospective residents notice of the location and operation of the PDMWD water treatment facility and future Advanced Water Treatment Facility expansion on property RESOLUTION NO. 074-2025
16 adjacent to Fanita Parkway. The notice shall be provided during any real estate transaction or prior to lease signing.
xx. The statement that the permittee and all persons, firms or corporations, owning the property subject to the VTM, their heirs, administrators, executors, successors, and assigns shall operate, maintain and repair the private streets, established fire lanes, fuel modification zones, landscape areas as shown in the Final Map and Final Fanita Ranch Master Landscape and Water Management Plan in accordance with the approved CC&Rs primarily for the benefit of the residents of the subject development.
xxi. The maintenance and operation of the common improvements shall be assured by the ownership of the subject landscape areas by the MHOA or the granting of an easement over such landscape to such MHOA, with each owner of a residential lot or condominium having a membership in such MHOA. As to the purchasers of each of the individual dwelling units in the subject development, such purchasers shall be members of the MHOA and the deeds conveying said individual units shall include provisions as: covenants running with the land requiring the owners, their heirs, administrators, successors and assigns to participate in the cost of such maintenance and operation, and the creation of a legal entity right to assess all owners in the cost of maintenance and of said facilities and capable of maintaining the improvements and said landscaping and walls, and for the participating of the owners of all dwelling units in the maintenance and enforcement of such provisions.
xxii. The statement that the City has the right, but not the obligation, to provide for the maintenance of all slope areas if the MHOA fails to perform its maintenance obligation. As set forth herein, if the City elects to perform such maintenance, the City shall give written notice to the MHOA, setting forth the maintenance which the City finds to be required and requesting the same be carried out by the MHOA within a period of 30 days from the giving of such notice. In the event the MHOA fails to carry out such maintenance of the slope areas within the period specified in the City’s notice, the City shall be entitled to cause such work to be completed and shall be entitled to reimbursement with respect thereto from the MHOA. In such event, the City shall submit a written invoice to the MHOA for all costs incurred by the City to perform such maintenance. If the MHOA does not pay such amounts when due, the City shall have the right to collect such amounts via any method available in law or in equity, including without limitation, recording a lien upon the property and/or each lot, as appropriate.
RESOLUTION NO. 074-2025
17 xxiii. A statement that the entitlements contain an approved Fanita Ranch Master Landscape and Water Management Plan pursuant to DR2025-0001 and that revisions to any plan shall require the approval of the Director of Planning & Building.
xxiv. A statement that established fire lanes shall be posted and striped “No Parking” to the satisfaction of the Santee Fire Chief. xxv. A statement that Recreational Vehicle parking shall not be allowed on the private or public streets within the project, except for temporary loading and unloading, consistent with the Santee Municipal Code and the Fanita Ranch Development Plan.
Recreational vehicles include boats and trailers.
xxvi. A statement that all private light fixtures shall be designed and adjusted to reflect light downward, away from any road or street and away from any adjoining premises or open space preserve and shall otherwise confirm to the requirements of Title 13 of the Santee Municipal Code.
xxvii. The MHOA shall enforce the obligation of residents to maintain private garages for automobile parking, subject to the requirements of California Civil Code Section 4751 and any other requirements of applicable law regarding accessory dwelling units.
xxviii. Trash receptacle shall be either stored in the individual garage or stored on-site and not visible from streets or driveways, excepting collection days.
xxix. A disclosure that Fanita Ranch is within the Wildland Urban Interface and identifies the site as within a High Fire Severity Zone for wildfire.
The Fire Protection Plan and Fire Evacuation Plan shall be incorporated by reference in the CC&Rs.
xxx. The MHOA shall ensure that all owners and tenants receive copies of the approved Fire Protection Plan and the Fire Evacuation Plan at point of sale or lease.
xxxi. A provision that the provisions in the CC&Rs affecting any rights of the City or any of the provisions required by the City may not be rescinded or amended without the prior written consent of the Director of Planning & Building.
N. Prior to issuance of any Building Permit:
1. The Applicant shall obtain final map approval and record the final map.
RESOLUTION NO. 074-2025
18 Within 30 days of final map recordation, the Applicant shall provide one mylar copy of the recorded map to the Engineering Department and three printed copies of the map for the City’s permanent record. The prints and mylar shall be in accordance with City standards.
2. Precise Grading (Plot) Plans shall be submitted to the Engineering Department and be completed and accepted prior to issuance of any building permits or start of construction of the street improvements. The plans shall be prepared at a scale of 1” = 20’. Plan format and content shall comply with Engineering Department standards.
3. The Applicant shall submit an analysis of the “as built” worst case fire sprinkler residual pressure. For lots resulting in marginal pressure, the plumbing designer shall evaluate the supply pipe sizing and spacing of sprinkler heads to optimize the performance of the system in the event of a power outage. For lots where the fire sprinkler designer determines that adequate sprinkler coverage cannot be provided during a power outage, a secondary power source shall be provided for these dwelling units to ensure adequate pressure in the event of a power outage. Said analysis, recommendations, materials and methods shall be implemented to the satisfaction of the Fire and Building Departments.
4. The Applicant agrees to hold the City harmless from and be fully responsible for the actual costs of the landscape maintenance associated with the Cuyamaca Street, Magnolia Avenue and Fanita Parkway landscape improvements for a period of five years following City Council acceptance of the public right-of-way and improvements. The Applicant has the right, but not the obligation, to extend its maintenance of these facilities for five additional separate one year periods, by giving written notice to the City 90 days before the end date of the current maintenance period. If the Applicant does not extend the maintenance period, the City shall thereafter be responsible for all maintenance (except bioswales) and the cost thereof.
The cost of the maintenance will be provided by either a landscape maintenance district, community services or facilities district or other funding source identified by the Applicant. The Applicant may apply to the City and the City agrees to consider the creation of a community services district, community facilities district or landscape maintenance district to fund, among other things, the costs of maintaining the landscaping specified in this paragraph.
5. The Applicant shall request the formation of a Community Facilities District (CFD) for the purpose of maintaining public interest landscape facilities within the project in the event the MHOA refuses or fails to do so for a period of six months following written notification from the City. In such event, the City may assess special taxes pursuant to the formation of the CFD for the purposes of maintaining said landscaping.
RESOLUTION NO. 074-2025
19 6. Maintenance of all landscaping and improvements shall be managed by a Homeowner’s Association. The Applicant shall provide a detailed plan(s) defining the limits of maintenance requirements as set forth in Exhibit B. If maintenance remains satisfactory, there shall be a $0 annual assessment to the property owners following transfer of the property to the district
7. A bond, equal to the cost of full landscape installation, will be required for a minimum of one year for any project requiring a development review permit or conditional use permit, with the exception of projects for single-family homes. The Director of Planning & Building may waive this requirement, provided special circumstances exist which alleviate the need for a bond.
8. The Applicant shall make the open space dedications required herein and shall, at no cost to City, identify a funding source, in perpetuity, for the management of the MSCP preserve areas within the Project, and specified mitigation areas, in a manner consistent with the development approvals.
9. Following issuance of a grading permit, the Applicant shall complete rough grading in accordance with the approved grading plans and the recommendations of the project’s geotechnical engineer. Following completion of the rough grading, the Applicant shall provide three originals of a rough grading report, which shall include a compaction report prepared by the geotechnical engineer, and a certification by the project civil engineer that all property corners, slopes, retaining walls, drainage devices and building pads are in conformance with the approved grading plans.
10. The Applicant shall provide the city with evidence of certification by the Santee School District (“District”) that any fee, charge, dedication, or other requirements levied by the District have been satisfied, or that the District has determined the fee, charge or other requirements do not apply to the construction.
11. The Applicant shall provide evidence to the City that on-site photovoltaic (PV) will generate renewable energy with a total design capacity of at least
12.147 megawatts (MW) for the Preferred Land Use Plan with School, or
12.038 MW for the Land Use Plan without School at full buildout of the Project. This is inclusive of 4MWh battery storage.
12. The Applicant shall pay all applicable Development Impact Fees in effect at the time of issuance of building permits. The current fees (FY 24/25) based on a total of 2,949 dwelling units and 80,000 sf of commercial development are:
SINGLE FAMILY (1,203 Units at 2,200 SF)
a. Public Facilities Fee* $ 13,788,786.00 or $ 5.21 / SF RESOLUTION NO. 074-2025
20 b. Traffic Signal Fee $ 979,242.00 or $ 0.37 / SF
c. Traffic Mitigation Fee $ 7,092,888.00 or $ 2.68 / SF d. Drainage Fee** $ 0
e. Park-in-Lieu Fee $ 17,626,356.00 or $ 6.66 / SF
f. Fire Facilities Fee $ 4,631,550.00 or $ 1.75 / SF
g. Long Range Planning Fee $ 211,728.00 or $ 0.08 / SF
h. Administration Fee $ 899,844.00 or $ 0.34 / SF
i. RTCIP Mitigation Fee $ 3,458,697.18 or $ 2,875.06 / unit MULTI FAMILY (1,746 Units at 1,600 SF)
a. Public Facilities Fee* $ 16,174,944.00 or $ 5.79 / SF b. Traffic Signal Fee $ 810,144.00 or $ 0.29 / SF
c. Traffic Mitigation Fee $ 5,782,752.00 or $ 2.07 / SF d. Drainage Fee** $ 0
e. Park-in-Lieu Fee $ 20,700,576.00 or $ 7.41 / SF
f. Fire Facilities Fee $ 5,447,520.00 or $ 1.95 / SF
g. Long Range Planning Fee $ 251,424.00 or $ 0.09 / SF
h. Administration Fee $ 1,005,696.00 or $ 0.36 / SF
i. RTCIP Mitigation Fee $ 5,019,854.76 or $ 2,875.06 / unit TOTAL RESIDENTIAL FEES = $ 103,882,001.94
NON-RESIDENTIAL (80,000 SF Commercial)
a. Traffic Signal Fee $ 150,796.00 or $1,884.95 x SF/ 1000 b. Traffic Mitigation Fee $ 1,076,976.00 or $13,462.20 x SF/ 1000 c. Drainage** $ 0
d. Fire Facilities Fee $ 70,983.20 or $ 887.29 x SF / 1000 e. Long Range Planning Fee $ 3,187.20 or $ 39.84 x SF / 1000 f. Administrative Fee $ 28,742.72 or $ 359.28 x SF / 1000 TOTAL COMMERCIAL FEES = $ 1,330,685.12
NOTES:
* Public Facilities Fees: The above amounts are subject to credits of up to 33.3% of these amounts. See Section 3.I of the Community Park Conditional Use Permit (Reso. No. 075-2025).
** The City has determined that drainage fees are inapplicable to the Project given the drainage infrastructure to be installed by Applicant as a condition of approval and the reduction in drainage flows to the City’s public stormwater system from the Project site as a result of the Project implementation.
Impact fee amounts shall be calculated in accordance with current fee ordinances in effect at the time of issuance of building permit. The applicant shall provide certification of final site and building areas by their engineer of RESOLUTION NO. 074-2025
21 work to be approved by the Director of Engineering for use in calculating the final fee amounts. Fees shall be adjusted on an annual basis in accordance with the Municipal Code.
13. The Applicant shall pay to the City the sum of Two Million Six Hundred Thousand Dollars ($2,600,000.00) to be used by the City to fund the construction within the City of affordable housing. The City shall place these funds in a separate account and shall only use these funds for the purposes of funding or supporting affordable housing consistent with the City’s Housing Element and state law. The Applicant shall make this payment in three equal installments. The first payment shall be due on or before the issuance of the first Certificate of Occupancy (“COO”) for the Project; the second payment shall be due on or before the issuance of the 500th COO for the Project; and the third payment shall be due on or before the issuance of the 750th COO for the Project. However, the entire sum or remaining installments shall be due prior to April 14, 2029.
14. The Applicant shall pay to the City the sum of Two Million Six Hundred Thousand Dollars ($2,600,000.00) to be used by the City to fund an off-site infrastructure improvement project identified in the City Capital Improvement Program. The Applicant shall make this payment not later than the date on which the City issues the first grading permit for the Project.
15. The applicant or its designee shall provide evidence to the City of Santee that the proposed project will implement water conservation strategies that are designed to be as efficient as possible with potable water supplies and will achieve at least 20 percent indoor and outdoor water reduction compared to the average statewide water consumption rate at the time of project approval.
16. The water system for the proposed project would be designed to provide a minimum 2,500 gallons per minute for three hours of fire flow for singlefamily and multi-family residential and 3,500 gallons per minute for four hours of fire flow for commercial areas with fire hydrants spaced on average every 300 feet. The water system shall be designed and installed per PDMWD and Santee Fire Department requirements.
17. The Applicant shall pay appropriate fees to the Santee Elementary School District and Grossmont Union High School District.
O. Prior to Occupancy of any unit within each development phase, the developer shall complete the following:
1. At the time of request for transfer the Applicant consents to participate in an election process to ensure the timely annexation of the property to the Community Facility District, if formed pursuant to Section N(5) hereof. The RESOLUTION NO. 074-2025
22 Applicant, while majority property owner, shall vote affirmatively on the question of the property's annexation to the Community Facility District and subsequent property assessment.
2. Complete all grading and improvements substantially in accordance with the approved plans to the satisfaction of the Director of Planning & Building.
3. All slopes in excess of 3:1 shall be stabilized per the requirements of the MS4 Permit to prevent slope erosion, to minimize slope failures, and to prevent sediment from entering the storm water conveyance system; permanent landscaping and irrigation shall be installed no later than six months of completion of grading, or prior to occupancy, whichever comes first.
4. Plant all new trees in and within 10 feet of the public right-of-way with root control barriers; trees within the public right-of-way shall be subject to preservation and management in compliance with the City’s Urban Forestry regulations set forth in Chapter 8.06 of the City of Santee Municipal Code and the City’s Urban Forestry Management Plan adopted by the City Council on December 8, 2021.
5. Provide two print copies and a digital copy of both the final approved Storm Water Quality Management Plan and the Operation and Maintenance Plan.
6. Submit a print and digital copy of the BMP Certification package. The BMP certification package includes but is not limited to: ‘wet’ signed and stamped certification form(s), all BMP related product receipts and materials delivery receipts, an inspection and installation log sheet, and photographs to document each stage of BMP installation.
7. Prior to issuance of the final phase of occupancy of a unit, an executed contract must be in place with a qualified storm water service provider and a copy of the SWQMP provided to the consultant and the HOA.
8. Applicant shall construct a protective fencing system around all proposed permanent detention basins and the inlets and outlets of storm drain structures, as and when directed by the City Engineer concurrent with the construction of the drainage facility. The final fencing design and types of construction materials shall be in accordance with the Master Wall and Fence Plan.
P. Street Lights, Traffic Signals and Striping:
1. At the time and in the manner determined by the City Engineer, the Applicant shall install all underground conduits, improvements, standards and luminaries for streetlights and traffic signals in conjunction with the RESOLUTION NO. 074-2025
23 construction of the applicable street improvements. In addition, the Applicant shall install mast arm, signal heads, and associated equipment when traffic signals warrant as determined by the City Engineer.
2. The Applicant shall obtain the approval of the City Engineer for striping plans for all collector or higher classification streets simultaneously with the associated improvement plans.
3. Portions of the roads adjacent to the Habitat Preserve area (designated Streets “V” and “W” on TM 2017-3) shall be marked with pavement markers in addition to roadway striping instead of standard roadside street lights.
Retroreflective Pavement Markers (pursuant to the Caltrans specifications) shall be spaced 24’ on center on these segments. A pedestrian-activated, low-level bollard lighting system shall be installed for the segments of these two streets where street lighting is not provided to the satisfaction of the City Traffic Engineer. Activation of the pedestrian lighting shall be passive and on each side of the street.
Q. Prior to approval of the first Development Review Permit within each Village Center, the Applicant shall demonstrate that the design includes a bike station as described in the Fanita Ranch Development Plan, Section 3.2.1E, subject to review and approval by the Director of Planning & Building.
R. Prior to approval of the Conditional Use Permit for the Farm (Parcels A-1 through A4), the Applicant shall submit a Farm Operations Manual, which shall address parking, lighting, hours of operation, special event attendee limitations, and onand off-site advertisement signage. The Director of Planning & Building shall review the Farm Operations Manual for conformance with the adopted Fanita Ranch Development Plan. The Farm Operations Manual shall state that the keeping, raising and boarding of large and small four-legged animals is permitted on the farm (Parcels A1, A2, A3, A,4 and A5, totaling 27.3 acres) and shall not exceed five animals per gross acre.
S. Prior to approval of construction plans/building permit issuance for the Community Park (Parcel CP-1), the Applicant shall prepare design documents/ final engineering plans for the pedestrian bridge connecting the Community Park (Parcel CP-1) to Fanita Parkway Right-of-Way for review and approval by the City Engineer and Director of Planning & Building.
T. Prior to approval of construction plans/building permit issuance for the Community Park (Parcel CP-1) and the Neighborhood Park Parcel 8 (Parcel NP-8), the Applicant shall submit detailed lighting plans and photometric analyses demonstrating that lighting has been designed to adequately minimize potential light spillage from sports fields and other park facilities into environmentally sensitive areas subject to review and approval by the Director of Planning & Building.
RESOLUTION NO. 074-2025
24 U. Prior to occupancy of the 222nd unit in Parcel AC-1, the Applicant shall commence construction of the pedestrian bridge between Fanita Parkway Right-of-Way and the Community Park (Parcel CP-1), with completion of the pedestrian bridge prior to occupancy of the final unit within Parcel AC-1.
V. Prior to occupancy of the 426th unit within the Orchard Village, the Applicant shall commence construction of the pedestrian bridge between Fanita Commons and Orchard Village, with completion of the pedestrian bridge prior to occupancy of the final unit within Orchard Village.
W. Prior to permit issuance for development within the Special Use Area:
1. A security gate shall be installed on Carlton Hills Boulevard to serve the “Special Use Area”, its location to be shown on final engineering plans. Any electronic or automatic gate installed at Special Use area access points shall not generate noise levels that exceed 65 A-weighted decibels at the access point. The site operator shall provide specifications from the manufacturer prior to gate installation, and the site operator agreement shall include proper maintenance of the gate. Proper maintenance shall include response within one (1) business day to complaints received by the site operator from residents or received from the City as a result of a complaint, regarding nuisance noise as a result of disrepair. The response shall detail measures that the site operator will take to address the complaint and a timeline, such as a scheduled maintenance appointment.’
2. Access to the Special Use area as a storage facility shall be limited to the hours of 7:00 a.m. to 7:00 p.m., with the exception of a special after-hours pickup and drop-off location. Stored property shall be relocated to or from the after-hours location during normal business hours because access to the regular storage facilities shall be restricted to 7:00 a.m. to 7:00 p.m. The after-hours location shall be secured with an additional access gate that can only be opened with a temporary gate code provided through prearrangement with the site operator. The after-hours location shall be more than 125 feet from the nearest existing receptors and shall be screened from existing receptors by the regular storage facilities.
3. The decorative perimeter wall / fence for the Special Use Area shall adequately screen abutting south and west residences subject to review and approval by the Director of Planning & Building.
X. The Applicant previously has expended approximately $5,000,000 to fund feasibility studies and other efforts related to State Route 52 improvements.
Applicant shall fund an additional $5,000,000 to State Route 52 improvements pursuant to an agreement with Caltrans dated June 30, 2020. Applicant shall, in its sole discretion, provide additional support to facilitate the funding and RESOLUTION NO. 074-2025
25 construction of future phases of improvements to State Route 52. No Certificates of Occupancy for any residential dwelling units within the Project shall be issued until SR 52 improvements are substantially complete.
Y. The Applicant shall ensure that CC&Rs for each sub-association within the Project contains a provision that requires on-site guest parking spaces to be maintained for short-term parking by visitors of the development.
Z. The Applicant shall dedicate Conservation Easement(s) over the Habitat Preserve lots, excluding land for PDMWD facilities (sewer headworks, pump stations and reservoirs).
AA. Geotechnical certifications must be provided for PDMWD facilities to the satisfaction of the City Engineering and the Director of Engineering and Planning of PDMWD.
BB. Approval of the final design of the new entry to Santee Lakes at the intersection of Fanita Parkway and Ganley Road must be obtained from PDMWD and the City prior to commencement of work. The entrance shall include decorative entry elements, native trees and a designated area for signage.
CC. The sewer headworks facility and pump stations shall be constructed by the Applicant, and the necessary land granted in fee to PDMWD upon completion. The sewer headworks facility shall be completed in the first development phase.
DD. Water and sewer facilities located under or over wildlife crossing shall be designed to allow the required vertical clearances as specified by the Water Agencies’ Standards.
EE. Bedding materials used for underground water and sewer facilities that will be dedicated to PDMWD shall meet the requirements specified in the Water Agencies’ Standards or as approved for use by PDMWD.
FF. Fire hydrants shall be required within the Special Use Area to the satisfaction of the Fire Chief.
GG. All noise barriers shall be installed concurrently with the extension and widening of Fanita Parkway and Cuyamaca Street in accordance with the MMRP and streetspecific acoustical recommendations.
HH. Prior to the issuance of a building permit for the solar facility, the Applicant shall provide evidence of acceptance from MCAS Miramar that the panels will not adversely affect pilot vision on approach to the facility.
II. The construction contractor shall provide written notification to any existing uses within 300 feet of roadway construction activities pursuant to Section 5.04.090 of RESOLUTION NO. 074-2025
26 the Santee Municipal Code. The notification shall be provided no later than 10 days before the start of construction activities. The notice shall describe the nature of the construction activities, including the expected duration, and provide a point of contact to resolve noise complaints. If a complaint is received, construction noise shall be monitored by a qualified acoustical consultant at the nearest affected receptor for the duration of a normal day of construction. If the hourly average monitored noise level from construction exceeds a normal conversation level (65 A-weighted decibels) at the nearest sensitive receptor or the ambient noise level at the receptor if the ambient noise level exceeds 65 A-weighted decibels, construction activities in the immediate area of the affected receptor shall cease.
Construction shall not resume until activities can be adjusted or noise reduction measures are implemented to reduce noise at the affected receptor to below normal conversation levels (65 A-weighted decibels) or the ambient noise level at the receptor if the ambient noise level exceeds 65 A-weighted decibels. Monitoring results, and any necessary noise reduction measures shall be submitted to the Director of Planning & Building prior to the resumption of construction activities.
JJ. Medium- and heavy-duty truck trips shall be limited on Fanita Parkway. Truck trips shall be limited to 170 one-way trips (85 two-way trips) on Fanita Parkway during Phase 1 building construction activities and to a maximum of 140 one-way trips (70 two-way trips) on Fanita Parkway during simultaneous building construction activities and project operation. Worker vehicle trips are allowed on all roadways.
KK. The Applicant shall assist the City towards achieving the required provision of housing set forth in the Regional Housing Needs Assessment allocation as identified in the General Plan Housing Element for very low, low, moderate and above-moderate income households, as defined in Health & Safety Code section 50079.5, as follows:
1. Very Low Income Housing. The Applicant’s obligation to contribute $2.6 million to an affordable housing fund shall be deemed to satisfy this category.
2. Workforce Housing. Low and moderate income household categories shall be referred to herein as “Workforce Housing.” Prior to the issuance of a certificate of occupancy for the 250th dwelling unit within the project, the Applicant and City shall (i) enter into an affordable housing agreement for the provision of 150 Workforce Housing units, including a financing mechanism mutually acceptable to the parties, such as a Joint Powers Authority Essential Housing Bond Program, and (ii) identify potential on-site or off-site locations for the Workforce Housing.
Prior to the issuance of the certificate of occupancy for the 1,000th dwelling unit, the Workforce Housing shall be acquired (existing housing stock) or constructed (new housing) in accordance with the terms of the affordable housing agreement.
For good cause, the parties to the affordable housing agreement may modify the occupancy thresholds.
RESOLUTION NO. 074-2025
27 3. Above Moderate Income Housing. The Applicant will provide a variety of housing types within the project in this category, from townhomes to single-family housing.
SECTION 4. The Applicant shall demonstrate to the satisfaction of Director of Planning & Building that the project features and requirements set forth in the Essential Housing Program Certification for the project attached hereto as Exhibit C and incorporated herein have been timely implemented. Annually throughout project implementation, the Applicant shall provide the City with evidence of progress toward satisfaction of the applicable project features and requirements in the Essential Housing Program Certification.
SECTION 5: The Applicant shall defend, indemnify, and hold harmless the City and its officers, employees and agents from any claim, action, or proceeding against the City and/or its officers, employees or agents to attack or set aside, void, or annul the approval of the City of Santee concerning this Resolution or any action relating to or arising out of its approval.
SECTION 6: The terms and conditions of this Development Review Permit (DR-2025- 0001) approval shall be binding upon the permittee and all persons, firms and corporations having an interest in the property subject to these permits and the heirs, executors, administrators, successors and assigns of each of them, including municipal corporations, public agencies and districts.
SECTION 7: In addition to all other available remedies, the City of Santee Municipal Code, Chapter 1.14, provides for the issuance of Administrative citations for Municipal Code violations. Should non-compliance with said terms and conditions of this Development Review Permit or any violation of the Municipal Code that includes the City’s Storm Water Ordinance, the City has the right to issue administrative citations containing an assessment of civil fines for each violation and collect administrative fines for violations.
SECTION 8: Pursuant to Government Code Section 66020, the 90-day approval period in which the Applicant may protest the imposition of any fees, dedications, reservations, or exactions imposed pursuant to this approval, shall begin on June 11, 2025.
SECTION 9: This Development Review Permit (DR-2025-0001) shall remain valid in accordance with the provisions of the Vesting Tentative Map.
ADOPTED by the City Council of the City of Santee, California, at a regular meeting thereof held this 11th day of June 2025, by the following roll call vote to wit:
AYES:
NOES:
RESOLUTION NO. 074-2025
28 ABSENT:
APPROVED:
JOHN W. MINTO, MAYOR
ATTEST:
JAMES JEFFRIES, CITY CLERK
Exhibits A: Surface Areas Inventory
B: Fanita Ranch Maintenance Obligations
C: Essential Housing Program Certification
Development Footprint
1- - •
I. _ -
• 300-Foot Survey Buffer (Project COA)
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Imagery provided by Microsoft Bing and its licensors © 2020. DR RESOLUTION - EXHIBIT A 1 EXHIBIT B – DR RESOLUTION
CHART OF MAINTENANCE OBLIGATIONS
2 3
Essential Housing Project Application Checklist
Project Name: Fanita Ranch
Date:
Credits
0 Credits
20 5
10 35
Credits
2 0
2 10
2 16
Credits
10 2
12 nd Use - 11 Max Creaits
Lqcation in Town Center - 2 Credits
Maximize Potential Density - 4 Credits
ouslng - 50 Max Credits (10 Required)
Affordable Housing (10% Low Income)- 20 Credits
-or- Contribution per market-rate unit
Affordable Housing (10% Moderate Income)- 10 Credits
-or- Contribution per market-rate unit
Mix of Unit Sizes- 5 Credits
Redevelopment of an Underutilized Site - 5 Credits
Number of Units Provided- 10 Max Credits
Subtotal
Mobility - 28 Max Credits
Location within Y. mile of bus stop - 2 Credits
Location within % mile of the trolley station - 5 Credits Location along a multimodal corridor - 5 Credits
Traffic calming - 2 Credits
SR-52 Contribution - 1 O Max Credits
P ssenger Loading Area or Rideshare - 2 Credits
Bike Repair Station and Bike Storage - 2 Credits
Subtotal
, Open Space and Conservation - 12 Max Credits
Contribution to City-owned Open Space - 1 O Max Credits Trees in Streetscapes and Parks - 2 Credits
Subtotal
Credits
2 2
4 2
5 5
5 25
Credits
5 5
10 Credits
4 5
10 19
Credits
2 5
7 124
SustalnabHlty - 44 Max Credits
Installation of Graywater System - 2 Credits
Connection to Recycled or Purified Treated Water- 2 Credits Exceeds Title 24 requirements - 2 Credits
All Energy Star Rated Appliances - 4 Credits
EV Chargers in Public Use areas (Level 2) - 5 Credits
EV Chargers in Public Use areas (Level 3) - 2 Credits
Solar Panels on Carports - 5 Credits
Solar Panels on Accessory Buildings - 5 Credits
Solar Water Heating - 2 Credits
Full Electrification of Residential Units - 5 Credits
Battery Systems - 10 Credits
Subtotal
100-ft Irrigated Fuel Modification Zones - 5 Credits
Implementation of Fire Protection Plan - 5 Credits
Subtotal
Trails and Sidewalks - 21 Max Credits
Enhanced Landscaped Parkways - 4 Credits
Safe Routes to Schools, Parks, and Transit - 2 Credits
Multiple Use Trails - 5 Credits
Trail Facilities Contribution - 10 Max Credits
Subtotal
Parks and Recreation - 7 Max Credits
Exceed parkland dedication requirement - 2 credits
Multi-purpose playing fiefds/public recreational facilities - 5 credits Subtotal
TOT AL Credits Across All Categories
A. Does the Project meet or exceed 10 Credits for housing and 50 Credits across all categories?./ Yes D No
8. Director's Determination - If Question in Section A, above, is checked "No", the Project is NOT an Essential Housing Project. If Question in Section A, above, is checked "Yes" the Project is determined an Essential Housing Project and can be certified as an Essential Housing Project by the Director of Development Services in Section C, below.
C. DIRECTOR'S CERTIFICATION: I, the undersigned, in my capacity as Director of Development Services for the City of Santee certify the �= �
s an
.
ssential Housing Project:
.
, ' tu�, .;;. i: . :il(µ {
Directo of Development Services Date '
DR RESOLUTION - EXHIBIT C
RESOLUTION NO. 075-2025
1 FANITA RANCH COMMUNITY PARK
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTEE, CALIFORNIA
APPROVING THE APPLICATION OF HOMEFED FANITA RANCHO LLC FOR A CONDITIONAL USE PERMIT (CUP-2025-0001) FOR A NEW 31.2-ACRE PUBLIC
COMMUNITY PARK LOCATED IN THE FANITA COMMONS VILLAGE SHOWN ON LOT CP-1 OF FANITA RANCH VESTING TENTATIVE MAP TM-2025-0001 APN'S: 374-030-02; 374-050-02; 374-060-01; 376-010-06; 376-020-03; 376-030- 01; 378-020-46, 50, 54; 378-030-08; 378-210-01; 378-210-03, 04; 378-210-10, 11; 378-220-01; 378-381-49; 378-382-58; 378-391-59; 378-392-61, 62; 380-040-43, 44 (RELATED TO PROJECT NUMBERS: TM-2025-0001, CUP-2025-0002, CUP2025-0003, DR-2025-0001, ENV-2025-0003, AEIS 2022-4, AEIS2017-11) APPLICANT: HOMEFED FANITA RANCHO LLC
WHEREAS, on August 25, 2021, the City of Santee adopted Urgency Ordinance No. 592, declaring the need for an Essential Housing Program to boost housing production and improve housing affordability in the City to address and respond to the existing housing crisis in the City of Santee; and
WHEREAS, on November 29, 2021, the Applicant, HomeFed Fanita Rancho LLC, submitted an Essential Housing Project Application under Urgency Ordinance No. 592 for the Fanita Ranch Essential Housing Project (the “Project”); and WHEREAS, on December 27, 2021, the Director of Planning & Building certified the Project as an Essential Housing Project as it met the specified criteria in Urgency Ordinance No. 592; and
WHEREAS, on May 4, 2022, pursuant to Urgency Ordinance No. 592, HomeFed Fanita Rancho LLC submitted the additional application materials for the Project consisting of a Fanita Ranch Development Review Permit DR2022-4, a Vesting Tentative Map TM2022-1, a Preliminary Application under the Housing Crisis Act of 2019 (Senate Bill 330), and Conditional Use Permits P2022-1, P2022-2 and P2022-3; WHEREAS, the Project proposes a community consisting of approximately 2,949 housing units under a preferred land use plan with school, or 3,008 units under a land use plan without school, including 445 age-restricted senior units, up to 80,000 square feet of commercial uses, parks, open space, and agricultural uses; and
WHEREAS, the subdivision and Development Plan creates 1,467 lots, including a public Community Park within the Fanita Commons Village of the Fanita Ranch Development Plan area; and
WHEREAS, pursuant to the Development Plan and other approvals for the RESOLUTION NO. 075-2025
2 proposed project, the Applicant shall construct and dedicate to the City for public use certain park facilities and related amenities including the Fanita Ranch Community Park; and
WHEREAS, the Fanita Ranch Development Plan specifies that public parks are subject to the approval of conditional use permits (CUPs) in accordance with the procedures set forth in Santee Municipal Code section 13.06.030; and WHEREAS, Fanita Ranch is designated Planned Development (PD) in the Municipal Code and General Plan; and
WHEREAS, the PD district requires that public parks, picnic areas and playgrounds be subject to the approval of CUPs in accordance with the procedures set forth in Santee Municipal Code section 13.19.030 and Table 13.19.030A; and WHEREAS, the requirement of the Fanita Ranch Development Plan that public parks be subject to the approval of CUPs is consistent with Santee Municipal Code Table
13.19.030A, which require approval of CUPs for parks, picnic areas and playgrounds in the City’s PD District; and
WHEREAS, Conditional Use Permit CUP-2025-0001 would allow the development of a 31.2-acre public Community Park, located adjacent to a proposed 15-acre school site shown on Exhibit A, which may include multi-purpose, flexible spaces featuring a community center, off-street parking, playground, community plaza, picnic area, open play areas, trails and AgMeander stations; and
WHEREAS, the draft Fanita Ranch Development Plan, Exhibit 7.2: Community Park Conceptual Plan, illustrates one potential layout for the Community Park, including:
i) Two multi-purpose ballfields, sport courts, restrooms, parking, tot lots, open play areas, and passive picnicking areas;
ii) The potential to include an aquatic element, community gathering plaza and dog park;
iii) A 7,000 – 10,000 square-foot community center to provide multi-purpose, flexible spaces to support recreation, learning, arts and crafts, social and service functions, and support spaces for staff offices, reception area, restroom and storage areas;
iv) Trails meandering throughout the park, including the passive eastern knoll containing natural rock formations and panoramic views, seating and interpretive elements;
v) Overlooks and interpretive elements along the north side of the park; vi) Connections between the park and 15-acre school site to the south; and WHEREAS, active use areas including lighted sports fields would be concentrated in the southwestern portion of the park, adjacent to a proposed school; and WHEREAS, previously, on September 23, 2020, the City Council certified the Final Revised Environmental Impact Report (“EIR”) (State Clearinghouse No. 2005061118) for a prior version of the Fanita Ranch Project (the “Prior Project”) and adopted several resolutions approving the Prior Project, including Resolution No. 097-2020 approving the RESOLUTION NO. 075-2025
3 application of HomeFed Fanita Rancho LLC for a Conditional Use Permit (P2017-5) for a new 31.2-acre public community park located in the Fanita Commons Village shown on Lot CP-1 of Fanita Ranch Vesting Tentative Map TM2017-3; and WHEREAS, subsequently, the San Diego County Superior Court (Case No. 37- 2020-00038168-CU-WM-CTL) granted a Petition for Writ of Mandate on March 25, 2022, ordering the City of Santee to set aside and vacate all resolutions and approvals pertaining to the Prior Project; and
WHEREAS, on May 25, 2022, the City Council adopted Resolution No. 070-2022, setting aside and vacating in their entirety the Prior Project approvals, including certification of the EIR; and
WHEREAS, in order to address the deficient portions of the EIR identified by the Court in Case No. 37-2020-00038168-CU-WM-CTL, the City prepared a Final Revised EIR, including the Recirculated Sections of the Final Revised EIR, which was released for public review from June 10, 2022 to July 25, 2022 in accordance with the provisions of the California Environmental Quality Act (“CEQA”); and WHEREAS, on September 14, 2022, the City Council held a duly advertised and noticed public hearing and approved Conditional Use Permit P2022-1 and other applications related to the Fanita Ranch Essential Housing Project (“2022 Essential Housing Project”); and
WHEREAS, subsequently, the San Diego Superior Court (Case No. 37-2022- 00041478-CU-MC-CTL) granted a second Petition for Writ of Mandate on October 1, 2024, ordering the City of Santee to set aside and vacate all resolutions and approvals pertaining to the 2022 Essential Housing Project; and
WHEREAS, on December 11, 2024, the City Council adopted Resolution No. 130- 2024, setting aside and vacating in their entirety the Project approvals, including certification of the Final Revised EIR, including Recirculated Sections of the Final Revised EIR; and
WHEREAS, in order to address the deficient portions of the Final Revised EIR, including the Recirculated Sections of the Final Revised EIR identified by the Court in Case No. 37-2022-00041478-CU-MC-CTL, the City prepared Second Recirculated Sections of the Final Revised EIR, which was released for public review from February 24, 2025 to April 10, 2025, in accordance with the provisions of CEQA; and WHEREAS, on May 30, 2025 the City of Santee published a notice of public hearing on Conditional Use Permit CUP-2025-0001 and related case files to be held on June 11, 2025, in accordance with Section 13.04.100 of the Santee Municipal Code; and WHEREAS, on June 11, 2025, the City Council held a duly advertised and noticed public hearing on Conditional Use Permit CUP-2025-0001 and other applications related to the Fanita Ranch Essential Housing Project; and
RESOLUTION NO. 075-2025
4 WHEREAS, the City Council considered the staff report, all recommendations by staff, the Final Recirculated Revised EIR including the Second Recirculated Sections, the entire record and all public testimony.
NOW, THEREFORE, BE IT RESOLVED by the City of Santee City Council, after considering the evidence presented at the public hearing, as follows:
SECTION 1: The City Council has certified the Final Recirculated Revised Environmental Impact Report (EIR) including the Second Recirculated Sections (Resolution No. 072-2025) pursuant to the California Environmental Quality Act and adopted Findings of Fact, a Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program for the Fanita Ranch Essential Housing Project.
The City Council hereby incorporates by reference, as if fully set forth herein, the Resolution certifying the Final Recirculated Revised EIR, including Second Recirculated Sections and adopting the Findings of Fact, andStatement ofOverriding ConsiderationsandMitigationMonitoring andReporting Program for the Fanita Ranch Essential Housing Project.
SECTION 2: The findings in accordance with Sections 13.06.030.E of the Santee Municipal Code for a Conditional Use Permit are made as follows:
A. That the proposed use is in accord with the General Plan, the objectives of the Zoning Ordinance, and the purposes of the district in which the site is located because:
1. The Community Park envisioned by the Fanita Ranch Development Plan meets the intent of the General Plan Recreation Element goal of providing a system of public parks and recreational facilities which serve the citizens of Santee. Further, Fanita Ranch is a certified Essential Housing Project and qualifies under state Density Bonus Law for the provision of senior citizen housing, resulting in a waiver of any conflicting General Plan Guiding Principles.
2. The Community Park meets the objectives of the Zoning Ordinance because:
i) It is included in the proposed Fanita Ranch Development Plan which includes site-specific land uses and Community Park illustrative development designs;
ii) Community Park would be designated in accordance with the Fanita Ranch Development Plan land use map;
iii) The Fanita Ranch Development Plan and conceptual design of the proposed Community Park are consistent with the broad purposes of the City’s zoning ordinance (Title 13 of the Santee Municipal Code), which are to a) implement the goals and objectives of the General Plan and to guide and manage the future growth of the City in accordance with such plan; b) to protect the physical, social, and economic stability for residential, commercial, industrial and other land uses within the City to assure its orderly and beneficial RESOLUTION NO. 075-2025
5 development; c) to reduce hazards to the public resulting from the inappropriate location, use, or design of buildings and other improvements; and d) to attain the physical, social and economic advantages resulting from comprehensive and orderly land use and resource planning. (Santee Muni. Code § 13.04.010(C).)
3. The PD land use designation permit the Fanita Ranch Development Plan and the proposed land uses and zoning therein, including recreational uses and park sites. The Community Park will be consistent with the General Plan and the purposes of the Fanita Ranch Development Plan because both plans propose park sites and park amenities to serve the citizens of Santee.
B. That the proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity because:
1. The Community Park site is separated from existing developments in the vicinity. The site is proposed within the interior of the Development Plan area, generally in the northwest portion of the property, with natural habitat areas located to the north and west beyond the project boundary.
2. Once developed, the Community Park will be separated from residential uses by open space to the north, proposed local streets to the south and east, and the extension of Fanita Parkway to the west.
3. All Community Park site improvements are envisioned to enhance future surrounding uses including the Active Adult area to the north, the proposed school and Neighborhood Park NP-8 to the south, Village Center to the east and habitat preserve to the west. Outdoor site lighting will generally be shielded to avoid glare or illumination impacts to surrounding properties such as the habitat preserve. Pedestrian-scaled lighting will be a design element to visually unify the community in accordance with Development Plan Chapter 5, the Landscape Architecture, Community Design and Outdoor Lighting Design Plan. Lighting impacts from evening sports field use at the Community Park are reduced due to the distance, from the nearest existing residences on Strathmore Drive located more than 6,000 feet away.
4. Active use areas of the Community Park concept design are located to the west of the Village Center, and a passive park knoll is proposed closer to the uses in the Village Center. Noise impacts from sports field use at Community Park are reduced due to distance, to below an audible level at the nearest existing residences on Strathmore Drive located more than 6,000 feet away. Activities that require permitted amplified noise would be limited to normal park operation hours in compliance with the Santee Municipal Code section 8.08.150.
RESOLUTION NO. 075-2025
6 C. That the proposed use complies with each of the applicable provisions of the zoning ordinance because:
1. The subject property is located in the PD district of the City’s zoning map.
This zone district implements the proposed Fanita Ranch Development Plan which includes the 31.2-acre Community Park site.
2. The Fanita Ranch Development Plan establishes use regulations and illustrative design concepts for the various land uses, including recreational uses and park sites. Where specific zoning criteria is not established, the Fanita Ranch Development Plan defers to the City’s Municipal Code standards.
3. For uses allowed pursuant to Santee Municipal Code Table 13.19.030A, such as park use, all development standards are established by a development review permit, minor conditional use permit or a conditional use permit. This Conditional Use Permit (CUP-2025-0001) grants the uses, standards, and designs envisioned by the Fanita Ranch Development Plan for the Community Park site.
SECTION 3: The application for Conditional Use Permit CUP-2025-0001, to establish a public Community Park within the Fanita Ranch Development Plan illustrated on Exhibit A, is hereby approved subject to the following conditions:
A. The Applicant shall construct and dedicate to the City the Community Park.
B. The Applicant shall commence design of the Community Park when it files its first Final Map within the Project. The Applicant shall prepare all necessary building, grading, landscaping and other relevant plans, reports and specifications for review and approval by the City of Santee, including any required revisions, asbuilt drawings or other standard documentation required for plan-check and inspection purposes.
C. The Applicant shall submit all required City applications, forms and documents with Community Park construction plans to the Department of Planning & Building, and pay all applicable fees related to the plan check, inspection and improvement of the park.
D. Prior to approval of construction plans/building permit issuance for the Community Park (Parcel CP-1), the Applicant shall prepare design documents/ final engineering plans for the pedestrian bridge connecting the Community Park (Parcel CP-1) to Fanita Parkway Right-of-Way for review and approval by the City Engineer and Director of Planning & Building.
E. Prior to approval of construction plans/building permit issuance for the Community Park (Parcel CP-1), the Applicant shall submit detailed lighting plans and photometric analyses demonstrating that lighting has been designed to adequately minimize potential light spillage from sports fields and other park facilities into RESOLUTION NO. 075-2025
7 environmentally sensitive areas subject to review and approval by the Director of Planning & Building.
F. The Applicant shall commence construction of the Community Park at the time of application for the first building permit within the project. Construction of the park shall be in substantial conformance with the approved Fanita Ranch Development Plan and any subsequent amendments.
G. All construction activities related to the Community Park shall require prior approval by the Community Services Director and Director of Planning & Building, or their designee(s).
H. The Applicant shall comply with all applicable sections of the Municipal Code, Land Development Manual and Public Works Standards of the City of Santee unless otherwise superseded by the Fanita Ranch Development Plan or other authorization.
I. The Applicant shall complete construction of the Community Park no later than 36 months from commencement of construction. Following the City’s acceptance of the park, the City shall be solely responsible for the programming of the activities in the Community Park and the Community Center. However, the Applicant shall maintain the Community Park and the Community Center at no expense to the City for two years. All maintenance shall be performed consistent with, or exceed, City standards. After the termination of this two year maintenance period, the Applicant shall convey the Community Park to the City and thereafter have no maintenance obligations. Applicant shall receive a credit against the payment of public facility fees because Applicant is meeting its park acreage requirements on-site with the provision of approximately 46-48 acres of completed parkland and associated Community Center. Applicant shall be credited up to 33.3% of the required Public Facilities fee for the cost incurred in construction of the Community Center and the splash pad/play area.
J. The Community Park shall be designed and constructed to include the following amenities:
1. The Applicant shall either fund the expansion of the City’s existing aquatics facility in the City’s Town Center Community Park, or construct as part of the Project a publicly-accessible aquatic center, consisting, at a minimum, of a splash pad/play area of approximately 3,000 to 5,000 square feet. This splash pad/play area shall be located either in the Project’s Community Park or in the Project’s adjacent Village Center. If the Applicant elects to construct the splash pad/play area in the Community Park, the splash pad/play area shall be dedicated to the City, programmed and maintained in the same manner as the Community Park and Community Center.
Specifically, upon acceptance by the City, City will assume programming responsibility for the splash pad/play area, but the Applicant shall maintain the facility for an additional two year period. At the end of that maintenance period, City shall be responsible for maintenance; provided, however, that the Applicant shall be solely responsible for all maintenance and operation RESOLUTION NO. 075-2025
8 costs for the aquatic facility improvements that exceed the splash pad/play area minimum. In the event the Applicant elects to provide the aquatic facility improvements in the Project’s Community Park, such improvements may be installed in a separate phase from the Community Park construction and completed not later than 36 months from the application for the first building permit within the Project. The date for completion of the aquatic facility improvements may be extended up to two years with written approval of the City Manager. If the Applicant elects to construct the splash pad/play area in the adjacent Village Center, the facility will be owned, operated and maintained by Applicant, but shall be open to the general public.
K. The following minimum baseline amenities shall be provided, consistent with City of Santee standards except where specific sizes or other components are noted, subject to future public input into the actual park designs which may require the modification of amenities:
1. Two multi-purpose lighted, sports fields to support adult, recreational soccer, baseball and softball (approximately 2.0 acres), located on the southwest portion of the park site, consisting of natural turf and including appropriate safety fencing, drinking fountains, backstops, dugouts with benches, and viewing stands (to accommodate approximately 60 people, two 4-row bleachers), and warm up areas, in accordance with City Park and Recreation Department standards.
2. Comfort Station/Concession building (approximately 1,200 square feet total) and off-street parking lot to accommodate approximately 50 vehicles, to support programmed recreational uses on multi-purpose sports fields.
3. A publicly accessible Community Center (7,000 – 10,000 square feet) to include multi-purpose flexible spaces to support recreation activities (e.g., learning, arts and crafts, social and service functions, after-school children’s programs, public restrooms), staff offices with support spaces (e.g., reception area, restrooms, storage, etc.), and off-street parking lot to accommodate approximately 40 vehicles.
4. Large-scale, Children’s Play Area with universal access for older age group, ages 5-12 (appropriately sized for a community park), equipped with age-appropriate play elements, and resilient surfacing beneath.
5. Community gathering plaza which functions as in identifiable, central gathering space that signals a point of arrival at the park and enhanced with an identity element and/or focal point (e.g., public art, kiosk, significant landscaping with specimen tree, etc.).
6. Children’s Play Area for younger age group, ages 2-5 (appropriately sized for a community park) equipped with age-appropriate play elements, with resilient surfacing beneath, shade structures and protective barriers, where necessary.
RESOLUTION NO. 075-2025
9 7. Three lighted and fenced hardcourts to accommodate basketball and pickleball (two courts specifically designed for eight simultaneous pickleball games) with shade structure and benches for player’s queuing; lighting to be shielded as necessary to avoid glare or illumination impacts to the adjacent habitat preserve.
8. Multi-purpose turf areas for open, unstructured play (several locations, approximately ¼-acre minimum, each), including trees for shade, strategically placed to avoid deterrence of recreational activities, but enhance passive uses.
9. Off-leash dog areas, sized to accommodate small and large dogs, each enclosed by fencing and including seating areas, shade trees, and/or structures, and dog drinking fountain at entry.
10. Group picnic area (minimum grouping of five tables and three barbeques), one hot coals receptacle, with overhead, impervious shade structure, and paved surfacing to accommodate group functions; 5,000 – 10,000 square feet natural turf area adjacent to picnic area for overflow use.
11. Individual picnic areas strategically placed within park, quantity as necessary, including concrete pads, shaded by tree canopies and shade structures.
12. Paved pedestrian pathways a minimum of six (6) feet in width to interconnect park areas and amenities within the park and to the school site; Incorporate paved pathway to accommodate small children’s wheeled activities, such as tricycles, skates, etc. near children’s play area.
13. Larger paved paths to support maintenance and emergency vehicles, nine feet to 12 feet in width, as required.
14. Paved and unpaved (decomposed granite) trails meandering throughout park which interconnect to provide access to the passive eastern knoll (containing natural rock formations and panoramic views), as well as to the riparian area on north side of park; observation/overlook viewing areas, including seating and interpretive signage, and AgMeander Stations, where appropriate, accessible to people with disabilities, as required by law.
15. Pedestrian-scaled security lighting, consistent with Chapter 5 of the Development Plan, along primary pathways within the park, shielded as necessary to avoid glare or illumination impacts to surrounding habitat preserves.
16. Three drinking fountains with jug fillers, strategically placed within the park.
17. Trash and recycling receptacles, strategically placed, quantity as necessary.
RESOLUTION NO. 075-2025
10 18. Wayfinding signage.
19. Park furnishings, such as benches and tables (both picnic and game tables) for miscellaneous use, bicycle racks and bicycle repair station, quantity as necessary.
20. Low maintenance landscaping in accordance with Chapter 5 of the Development Plan, to enhance the park experience for users.
L. Park design, construction and maintenance shall be consistent with, or exceed, City standards and practice; construction documents must be reviewed and approved by the City Engineer and Director of Community Services.
M. The Applicant shall implement, to the satisfaction of the Director of Planning & Building, the Sustainable Santee Plan (SSP), including but not limited to:
1. Constructing new public park buildings and facilities to meet or exceed California Green Building Code Tier 2 Standards.
2. Reducing the urban heat island effect by planting trees in all park parking lots.
3. Installing energy efficient equipment, lighting, and cool roofs.
4. Installing a rooftop photovoltaic solar system.
5. Installing a minimum of four E-Vehicle charging stations within parking areas.
N. The Applicant shall implement, to the satisfaction of the Director of Planning & Building, all environmental impact mitigation measures identified in the Fanita Ranch Revised Environmental Impact Report, including the Recirculated Sections of the Final Revised EIR (SCH No. 2005061118), the CEQA Findings of Fact and Mitigation, Monitoring and Reporting Program (MMRP) within the timeframe specified in the MMRP.
O. Minor Revisions to the Conditional Use Permit, such as changes to the conceptual site design and improvements identified in the Development Plan, shall be approved by the Director of Planning & Building. Major Revisions shall be reviewed and approved by the City Council.
SECTION 4: The terms and conditions of this Conditional Use Permit (CUP-2025-0001) approval shall be binding upon the permittee and all persons, firms and corporations having an interest in the property subject to these permits and the heirs, executors, administrators, successors and assigns of each of them, including municipal corporations, public agencies and districts.
SECTION 5: In addition to all other available remedies, the City of Santee Municipal Code, Chapter 1.14, provides for the issuance of Administrative citations for Municipal RESOLUTION NO. 075-2025
11 Code violations. Should non-compliance with said terms and conditions of this Conditional Use Permit or any violation of the Municipal Code that includes the City’s Storm Water Ordinance, the City has the right to issue administrative citations containing an assessment of civil fines for each violation and collect administrative fines for violations.
SECTION 6: Pursuant to Government Code Section 66020, the 90-day approval period in which the Applicant may protest the imposition of any fees, dedications, reservations, or exactions imposed pursuant to this approval, shall begin on June 11, 2025.
SECTION 7: This Conditional Use Permit (CUP-2025-0001) shall remain valid in accordance with the provisions of the Development Plan and Vesting Tentative Map (TM2025-0001).
ADOPTED by the City Council of the City of Santee, California, at a regular meeting thereof held this 11th day of June, 2025, by the following roll call vote to wit:
AYES:
NOES:
ABSENT:
APPROVED:
JOHN W. MINTO, MAYOR
ATTEST:
__
JAMES JEFFRIES, CITY CLERK
Exhibit A: Community Park Conceptual Plan
12 EXHIBIT A
Community Park Concept Plan
RESOLUTION NO. 076-2025
1 FANITA RANCH NEIGHBORHOOD PARK 8 (NP 8)
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTEE, CALIFORNIA
APPROVING THE APPLICATION OF HOMEFED FANITA RANCHO LLC FOR A CONDITIONAL USE PERMIT (CUP-2025-0002) FOR A NEW 4.2-ACRE PUBLIC
NEIGHBORHOOD PARK LOCATED IN THE FANITA COMMONS VILLAGE SHOWN ON LOT NP-8 OF FANITA RANCH VESTING TENTATIVE MAP TM-2025-0001 APN'S: 374-030-02; 374-050-02; 374-060-01; 376-010-06; 376-020-03; 376-030- 01; 378-020-46, 50, 54; 378-030-08; 378-210-01; 378-210-03, 04; 378-210-10, 11; 378-220-01; 378-381-49; 378-382-58; 378-391-59; 378-392-61, 62; 380-040-43, 44 (RELATED TO PROJECT NUMBERS: TM-2025-0001, CUP-2025-0001, CUP2025-0003, DR-2025-0001, ENV-2025-0003, AEIS 2022-4, AEIS 2017-11) APPLICANT: HOMEFED FANITA RANCHO LLC
WHEREAS, on August 25, 2021, the City of Santee adopted Urgency Ordinance No. 592, declaring the need for an Essential Housing Program to boost housing production and improve housing affordability in the City to address and respond to the existing housing crisis in the City of Santee; and
WHEREAS, on November 29, 2021, the Applicant, HomeFed Fanita Rancho LLC submitted an Essential Housing Project Application under Urgency Ordinance No. 592 for the Fanita Ranch Essential Housing Project (the “Project”); and WHEREAS, on December 27, 2021, the Director of Planning & Building certified the Project as an Essential Housing Project as it met the specified criteria in Urgency Ordinance No. 592; and
WHEREAS, on May 4, 2022, pursuant to Urgency Ordinance No. 592, HomeFed Fanita Rancho LLC submitted the additional application materials for the Project consisting of a Fanita Ranch Development Review Permit DR2022-4, a Vesting Tentative Map TM2022-1, a Preliminary Application under the Housing Crisis Act of 2019 (Senate Bill 330), and Conditional Use Permits P2022-1, P2022-2 and P2022-3; and WHEREAS, the Project proposes a community consisting of approximately 2,949 housing units under a preferred land use plan with school, or 3,008 units under a land use plan without school, including 445 age-restricted senior units, up to 80,000 square feet of commercial uses, parks, open space, and agricultural uses; and WHEREAS, the subdivision and Development Plan would create 1,467 lots, including a public neighborhood park within the Fanita Commons Village of the Fanita Ranch Development Plan area; and
WHEREAS, pursuant to the Development Plan and other development approvals RESOLUTION NO. 076-2025
2 for the proposed project, the Applicant shall construct and dedicate to the City of Santee for public use certain park facilities and related amenities including the Fanita Ranch Neighborhood Park NP-8; and
WHEREAS, the Fanita Ranch Development Plan specifies that public parks are subject to the approval of conditional use permits (CUPs) in accordance with the procedures set forth in Santee Municipal Code section 13.06.030; and WHEREAS, Fanita Ranch is designated Planned Development (PD) in the Municipal Code and General Plan, respectively; and
WHEREAS, the PD district requires that public parks, picnic areas and playgrounds be subject to the approval of CUPs in accordance with the procedures set forth in Santee Municipal Code section 13.19.030 and Table 13.19.030A; and WHEREAS, the requirement of the Fanita Ranch Development Plan that public parks are subject to the approval of CUPs is consistent with Santee Municipal Code Table
13.19.030A, which requires approval of CUPs for parks, picnic areas and playgrounds in the City’s PD District; and
WHEREAS, approval of this Conditional Use Permit CUP-2025-0002 would allow the development of a 4.2-acre public Neighborhood Park, NP-8, located adjacent to a proposed 15-acre school site shown on the Neighborhood Park NP-8 Conceptual Plan attached hereto as Exhibit A, which may include play fields, open play areas, and other amenities; and
WHEREAS, the draft Fanita Ranch Development Plan, Exhibit 7.2: Community Park Conceptual Plan illustrates one potential layout for a Community Park and adjacent Neighborhood Park NP-8, including two youth soccer fields; and WHEREAS, previously, on September 23, 2020, the City Council certified the Final Revised Environmental Impact Report (“EIR”) (State Clearinghouse No. 2005061118) for a prior version of the Fanita Ranch Project (the “Prior Project”) and adopted several resolutions approving the Prior Project, including Resolution No. 098-2020 approving the application of HomeFed Fanita Rancho LLC for a Conditional Use Permit (P2020-2) for a new 4.2 acre public neighborhood park located in the Fanita Commons Village shown on Lot NP-8 of Fanita Ranch Vesting Tentative Map TM2017-3; and WHEREAS, subsequently, the San Diego County Superior Court (Case No. 37- 2020-00038168-CU-WM-CTL) granted a Petition for Writ of Mandate on March 25, 2022, ordering the City of Santee to set aside and vacate all resolutions and approvals pertaining to the Prior Project; and
WHEREAS, on May 25, 2022, the City Council adopted Resolution No. 070-2022, setting aside and vacating in their entirety the Prior Project approvals, including certification of the EIR; and
RESOLUTION NO. 076-2025
3 WHEREAS, in order to address the deficient portions of the EIR identified by the Court in Case No. 37-2020-00038168-CU-WM-CTL, the City prepared a Final Revised EIR, including the Recirculated Sections of the Final Revised EIR, which was released for public review from June 10, 2022 to July 25, 2022 in accordance with the provisions of the California Environmental Quality Act (“CEQA”); and WHEREAS, on September 14, 2022, the City Council held a duly advertised and noticed public hearing and approved Conditional Use Permit P2022-2 and other applications related to the Fanita Ranch Essential Housing Project (“2022 Essential Housing Project”); and
WHEREAS, subsequently, the San Diego Superior Court (Case No. 37-2022- 00041478-CU-MC-CTL) granted a second Petition for Writ of Mandate on October 1, 2024, ordering the City of Santee to set aside and vacate all resolutions and approvals pertaining to the 2022 Essential Housing Project; and
WHEREAS, on December 11, 2024, the City Council adopted Resolution No. 130- 2024, setting aside and vacating in their entirety the 2022 Essential Housing Project approvals, including certification of the Final Revised EIR including the Recirculated Sections of the Final Revised EIR; and
WHEREAS, in order to address the deficient portions of the Final Revised EIR including the Recirculated Sections of the Final Revised EIR identified by the Court in Case No. 37-2022-00041478-CU-MC-CTL, the City prepared Second Recirculated Sections of the Final Revised EIR, which was released for public review from February 24, 2025 to April 10, 2025, in accordance with the provisions of CEQA; and WHEREAS, on May 30, 2025 the City of Santee published a notice of public hearing on Conditional Use Permit CUP-2025-0002 and related case files to be held on June 11, 2025, in accordance with Section 13.04.100 of the Santee Municipal Code; and WHEREAS, on June 11, 2025, the City Council held a duly advertised and noticed public hearing on Conditional Use Permit CUP-2025-0002 and other applications related to the Fanita Ranch Essential Housing Project; and
WHEREAS, the City Council considered the staff report, all recommendations by staff, the Final Recirculated Revised EIR including the Second Recirculated Sections for the Fanita Ranch Project, the entire record and all public testimony.
NOW, THEREFORE, BE IT RESOLVED by the City of Santee City Council, after considering the evidence presented at the public hearing, as follows:
SECTION 1: The City Council has certified the Final Recirculated Revised Environmental Impact Report (EIR) including the Second Recirculated Sections (Resolution No. 072- 2025) pursuant to the California Environmental Quality Act and adopted Findings of Fact, a Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program for the Fanita Ranch Essential Housing Project. The City Council RESOLUTION NO. 076-2025
4 hereby incorporates by reference, as if fully set forth herein, the Resolution certifying the Final Recirculated Revised EIR including the Second Recirculated Sections and adopting the Findings of Fact, and Statement of Overriding Considerations and Mitigation Monitoring and Reporting Program for the Fanita Ranch Essential Housing Project.
SECTION 2: The findings in accordance with Section 13.06.030.E of the Santee Municipal Code for a Conditional Use Permit are made as follows:
A. That the proposed use is in accord with the General Plan, the objectives of the Zoning Ordinance, and the purposes of the district in which the site is located because:
1. The neighborhood park envisioned by the Fanita Ranch Development Plan meets the intent of the General Plan Recreation Element goal of providing a system of public parks and recreational facilities which serve the citizens of Santee.
2. The neighborhood park meets the objectives of the Zoning Ordinance because:
i) It is included in the proposed Fanita Ranch Development Plan which includes site-specific land uses and neighborhood park illustrative development designs;
ii) Neighborhood Park NP-8 would be designated in accordance with the Fanita Ranch Development Plan land use map;
iii) The Fanita Ranch Development Plan and conceptual design of the proposed Neighborhood Park are consistent with the broad purposes of the City’s zoning ordinance (Title 13 of the Santee Municipal Code), which are to a) implement the goals and objectives of the General Plan and to guide and manage the future growth of the City in accordance with such plan; b) to protect the physical, social, and economic stability for residential, commercial, industrial and other land uses within the City to assure its orderly and beneficial development; c) to reduce hazards to the public resulting from the inappropriate location, use, or design of buildings and other improvements; and d) to attain the physical, social and economic advantages resulting from comprehensive and orderly land use and resource planning. (Santee Muni. Code § 13.04.010(C).)
3. The PD land use designations permit the Fanita Ranch Development Plan and the proposed land uses and zoning therein, including recreational uses and neighborhood parks. The neighborhood park will be consistent with the General Plan and the purposes of the Fanita Ranch Development Plan because both plans propose park sites and park amenities to serve the citizens of Santee. Further, Fanita Ranch is a certified Essential Housing Project and qualifies under state Density Bonus Law for the provision of RESOLUTION NO. 076-2025
5 senior citizen housing, resulting in a waiver of any conflicting General Plan Guiding Principles.
B. That the proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity because:
1. The neighborhood park site is separated from existing developments in the vicinity. The site is proposed within the interior of the Development Plan area, generally in the northwest portion of the property, with natural habitat areas and open space located to the north, south and west beyond the park boundary.
2. Once developed, the neighborhood park will be separated from residential uses by a street and open space to the south, a school site to the east, and the extension of Fanita Parkway to the west.
3. The neighborhood park site improvements are envisioned to enhance future surrounding uses including the proposed Community Park to the northeast and school and Village Center to the east. Outdoor site lighting will be shielded to avoid glare or illumination impacts to surrounding properties, and pedestrian-scaled lighting will be a design element to visually unify the community in accordance with Development Plan Chapter 5, the Landscape Architecture, Community Design and Outdoor Lighting Design Plan.
4. In accordance with the Final Revised EIR, Section 4.12 (Noise), potential noise from the use of Neighborhood Park NP-8 would not be audible offsite due to distance.
C. That the proposed use complies with each of the applicable provisions of the zoning ordinance because:
1. The subject property is located in the PD districts of the City’s zoning map.
This zone district implements the proposed Fanita Ranch Development Plan which includes the 4.2-acre Neighborhood Park NP-8 site.
2. The Fanita Ranch Development Plan establishes use regulations and illustrative design concepts for the various land uses, including recreational uses and park sites. Where specific zoning criteria is not established, the Fanita Ranch Development Plan defers to the City’s Municipal Code standards.
3. For uses allowed pursuant to Santee Municipal Code Table 13.19.030A, such as park use, all development standards are established by a development review permit, minor conditional use permit or a conditional use permit. This Conditional Use Permit (CUP-2025-0002) grants the uses, RESOLUTION NO. 076-2025
6 standards, and designs envisioned by the Fanita Ranch Development Plan for the Neighborhood Park NP-8 site.
SECTION 3: The application for Conditional Use Permit CUP-2025-0002, to establish a public neighborhood park within the Fanita Ranch Development Plan illustrated on Exhibit A, is hereby approved subject to the following conditions:
A. The Applicant shall commence design of Neighborhood Park NP-8 when it files its first Final Map within the Project. The Applicant shall prepare all necessary building, grading, landscaping and other relevant plans, reports and specifications for review and approval by the City of Santee, including any required revisions, as-built drawings or other standard documentation required for plan-check and inspection purposes.
B. The Applicant shall submit all required City applications, forms and documents with Neighborhood Park NP-8 construction plans to the Department of Planning & Building, and pay all applicable fees related to the plan check, inspection and improvement of the park.
C. Prior to approval of construction plans/building permit issuance for the Neighborhood Park Parcel 8 (Parcel NP-8), the Applicant shall submit detailed lighting plans and photometric analyses demonstrating that lighting has been designed to adequately minimize potential light spillage from sports fields and other park facilities into environmentally sensitive areas subject to review and approval by the Director of Planning & Building.
D. The Applicant shall commence construction of the neighborhood park at the time of application of the first building permit within the project. Construction of the park shall be in substantial conformance with the approved Fanita Ranch Development Plan and any subsequent amendments.
E. All construction activities related to the neighborhood park shall require prior approval by the Community Services Director and Director of Planning & Building, or their designee(s).
F. The Applicant shall comply with all applicable sections of the Municipal Code, Land Development Manual and Public Works Standards of the City of Santee unless otherwise superseded by the Fanita Ranch Development Plan or other authorization.
G. The Applicant shall complete construction of Neighborhood Park NP-8 no later than 36 months from commencement of construction. Following the City’s acceptance of the park, the Applicant shall maintain the neighborhood park at no expense to the City for two years. All maintenance shall be performed consistent with, or exceed, City standards. After the termination of this two year maintenance period, the Applicant shall convey Neighborhood Park NP-8 to the City and thereafter have no maintenance obligations. The date for the completion of RESOLUTION NO. 076-2025
7 Neighborhood Park NP-8 may be extended by up to two years with written approval of the City Manager.
H. Neighborhood Park NP-8 shall be designed and constructed, in accordance with the Development Plan, to include publicly accessible play fields such as youth soccer, open play areas, and other amenities within the park to serve the public.
I. The following minimum baseline amenities shall be provided, consistent with City of Santee standards except where specific sizes or other components are noted, subject to future public input into the actual park designs which may require the modification of amenities:
i) Multi-purpose turf areas for open, unstructured play (several locations, approximately 1/4-acre minimum each), including trees for shade, strategically placed to avoid deterrence of recreational activities, but enhance passive uses.
ii) Two multi-purpose natural turf sports fields to support organized youth soccer (one U-12 size minimum, and one U-10 size minimum). iii) Off-street, pull-through, drop-off area to accommodate sports field uses; Off-street parking lot to accommodate 10 vehicles, including parking per ADA requirements, and on-street parking to accommodate a minimum of 20 vehicles.
iv) Children’s Play Area for younger age group, ages 2-5 (appropriately sized for a neighborhood park) equipped with age-appropriate play elements, with resilient surfacing beneath, shade structures and protective barriers, where necessary.
v) Shaded (tree canopy and impervious structure), picnic area to accommodate individual and group gatherings (minimum of five tables and three barbeques), one hot coals receptacle, with paved or decomposed granite surfacing.
vi) Central gathering space that signals the point of arrival at the park and enhanced with an identity element and/or focal point (e.g., public art, kiosk, significant landscaping with specimen tree, etc.).
vii) Paved pedestrian pathways, a minimum of six feet in width, to interconnect park areas and amenities; Incorporate paved pathway to accommodate small children’s wheeled activities, such as tricycles, skates, etc. viii) Pedestrian-scaled security lighting, consistent with Chapter 5 of the Development Plan, along primary pathways within the park, shielded as necessary to avoid glare or illumination impacts to surrounding habitat preserves.
ix) Two drinking fountains with jug fillers, strategically placed. x) Trash and recycling receptacles, strategically placed, quantity as necessary.
xi) Wayfinding signage.
xii) Low maintenance landscaping in accordance with Chapter 5 of the Development Plan, to enhance the park experience for users. xiii) Vinyl-coated fencing where necessary to protect park users and adjacent properties from recreational activities.
RESOLUTION NO. 076-2025
8 J. Park design, construction and maintenance shall be consistent with, or exceed, City standards and practice; construction documents must be reviewed and approved by the City Engineer and Director of Community Services; and park design shall undergo the City’s public input process.
K. The Applicant shall implement, to the satisfaction of the Director of Planning & Building, the Sustainable Santee Plan (SSP), including but not limited to:
i) Constructing new public park buildings and facilities to meet or exceed California Green Building Code Tier 2 Standards;
ii) Reducing the urban heat island effect by planting trees in all park parking lots;
iii) Installing energy efficient equipment, lighting, and cool roofs; and iv) Installing one E-Vehicle charging station if parking is provided on-site (refer to Condition H iii).
L. The Applicant shall implement, to the satisfaction of the Director of Planning & Building, all environmental impact mitigation measures identified in the Fanita Ranch Final Recirculated Revised EIR, including the Second Recirculated Sections (SCH No. 2005061118), the CEQA Findings of Fact and Mitigation, Monitoring and Reporting Program (MMRP) within the timeframe specified in the MMRP.
M. Minor Revisions to the Conditional Use Permit, such as changes to the conceptual site design and improvements identified in the Development Plan, shall be approved by the Director of Planning & Building. Major Revisions shall be reviewed and approved by the City Council.
SECTION 4: The terms and conditions of this Conditional Use Permit (CUP-2025-0002) approval shall be binding upon the permittee and all persons, firms and corporations having an interest in the property subject to these permits and the heirs, executors, administrators, successors and assigns of each of them, including municipal corporations, public agencies and districts.
SECTION 5: In addition to all other available remedies, the City of Santee Municipal Code, Chapter 1.14, provides for the issuance of Administrative citations for Municipal Code violations. Should non-compliance with said terms and conditions of this Conditional Use Permit or any violation of the Municipal Code that includes the City’s Storm Water Ordinance, the City has the right to issue administrative citations containing an assessment of civil fines for each violation and collect administrative fines for violations.
SECTION 6: Pursuant to Government Code Section 66020, the 90-day approval period in which the Applicant may protest the imposition of any fees, dedications, reservations, or exactions imposed pursuant to this approval, shall begin on June 11, 2025.
RESOLUTION NO. 076-2025
9 SECTION 7: This Conditional Use Permit (CUP-2025-0002) shall remain valid in accordance with the provisions of the Development Plan and Vesting Tentative Map (TM2025-0001).
ADOPTED by the City Council of the City of Santee, California, at a regular meeting thereof held this 11th day of June, 2025, by the following roll call vote to wit:
AYES:
NOES:
ABSENT:
APPROVED:
JOHN W. MINTO, MAYOR
ATTEST:
__
JAMES JEFFRIES, CITY CLERK
RESOLUTION NO. 076-2025
10 EXHIBIT A
Neighborhood Park NP-8 Conceptual Plan
RESOLUTION NO. 077-2025
FANITA RANCH FIRE STATION
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTEE, CALIFORNIA
APPROVING THE APPLICATION OF HOMEFED FANITA RANCHO LLC FOR A CONDITIONAL USE PERMIT (CUP-2025-0003) FOR A NEW FIRE STATION LOCATED IN THE FANITA COMMONS VILLAGE SHOWN ON LOT VC-2 OF FANITA RANCH VESTING TENTATIVE MAP TM-2025-0001
APN'S: 374-030-02; 374-050-02; 374-060-01; 376-010-06; 376-020-03; 376-030- 01; 378-020-46, 50, 54; 378-030-08; 378-210-01; 378-210-03, 04; 378-210-10, 11; 378-220-01; 378-381-49; 378-382-58; 378-391-59; 378-392-61, 62; 380-040-43, 44 (RELATED TO PROJECT NUMBERS: TM-2025-0001, CUP-2025-0001, CUP2025-0002, DR-2025-0001, ENV-2025-0003, AEIS 2022-4, AEIS 2017-11) APPLICANT: HOMEFED FANITA RANCHO LLC
WHEREAS, on August 25, 2021, the City of Santee adopted Urgency Ordinance No. 592, declaring the need for an Essential Housing Program to boost housing production and improve housing affordability in the City to address and respond to the existing housing crisis in the City of Santee; and
WHEREAS, on November 29, 2021, the Applicant, HomeFed Fanita Rancho LLC submitted an Essential Housing Project Application under Urgency Ordinance No. 592 for the Fanita Ranch Essential Housing Project (the “Project”); and WHEREAS, on December 27, 2021, the Director of Planning & Building certified the Fanita Ranch project as an Essential Housing Project as it met the specified criteria in Urgency Ordinance No. 592; and
WHEREAS, on May 4, 2022, pursuant to Urgency Ordinance No. 592, HomeFed Fanita Rancho LLC submitted the additional application materials for the Project consisting of a Fanita Ranch Development Review Permit DR2022-4, a Vesting Tentative Map TM2022-1, a Preliminary Application under the Housing Crisis Act of 2019 (Senate Bill 330), and Conditional Use Permits P2022-1, P2022-2 and P2022-3; and WHEREAS, the Project proposes a community consisting of approximately 2,949 housing units under a preferred land use plan with school, or 3,008 units under a land use plan without school, including 445 age-restricted senior units, up to 80,000 square feet of commercial uses, parks, open space, and agricultural uses; and
WHEREAS, the subdivision and Development Plan creates 1,467 lots, including a public fire station within the Fanita Commons Village of the Fanita Ranch Development Plan area; and
RESOLUTION NO. 077-2025
WHEREAS, pursuant to the Development Plan and other approvals for the proposed project, the Applicant shall construct and dedicate to the City a fully staffed and operational fire station; and
WHEREAS, Fanita Ranch is designated Planned Development (PD) in the Municipal Code and General Plan, respectively; and
WHEREAS, the PD district requires that public buildings be subject to the approval of conditional use permits (“CUPs”) in accordance with the procedures set forth in Santee Municipal Code section 13.19.030 and Table 13.19.030A; and WHEREAS, the Fanita Ranch Development Plan specifies that public buildings which includes the fire station are subject to the approval of CUPs in accordance with the procedures set forth in Santee Municipal Code section 13.06.030; and WHEREAS, the requirement of the Fanita Ranch Development Plan that public buildings are subject to the approval of CUPs is consistent with Santee Municipal Code Table 13.19.030A, which require approval of CUPs for public buildings in the City’s PD District; and
WHEREAS, Conditional Use Permit CUP-2025-0003 would allow the development of a 1.5-acre fire station, located within the Village Center of Fanita Commons; and WHEREAS, previously, on September 23, 2020, the City Council certified the Final Revised Environmental Impact Report (“EIR”) (State Clearinghouse No. 2005061118) for a prior version of the Fanita Ranch Project (the “Prior Project”) and adopted several resolutions approving the Prior Project; and
WHEREAS, subsequently, the San Diego County Superior Court (Case No. 37- 2020-00038168-CU-WM-CTL) granted a Petition for Writ of Mandate on March 25, 2022, ordering the City of Santee to set aside and vacate all resolutions and approvals pertaining to the Prior Project; and
WHEREAS, on May 25, 2022, the City Council adopted Resolution No. 070-2022, setting aside and vacating in their entirety the Prior Project approvals, including certification of the EIR; and
WHEREAS, in order to address the deficient portions of the EIR identified by the Court in Case No. 37-2020-00038168-CU-WM-CTL, the City prepared a Final Revised EIR, including the Recirculated Sections of the Final Revised EIR, which was released for public review from June 10, 2022 to July 25, 2022 in accordance with the provisions of the California Environmental Quality Act (“CEQA”); and WHEREAS, on September 14, 2022, the City Council held a duly advertised and noticed public hearing and approved Conditional Use Permit P-2022-3 and other applications related to the Fanita Ranch Development Plan (“2022 Essential Housing Project”); and
RESOLUTION NO. 077-2025
WHEREAS, subsequently, the San Diego Superior Court (Case No. 37-2022- 00041478-CU-MC-CTL) granted a second Petition for Writ of Mandate on October 1, 2024, ordering the City of Santee to set aside and vacate all resolutions and approvals pertaining to the 2022 Essential Housing Project; and
WHEREAS, on December 11, 2024, the City Council adopted Resolution No. 130- 2024, setting aside and vacating in their entirety the Project approvals, including certification of the Final Revised EIR, including Recirculated Sections of the Final Revised EIR; and
WHEREAS, in order to address the deficient portions of the EIR identified by the Court in Case No. 37-2022-00041478-CU-MC-CTL, the City prepared Second Recirculated Sections of the Final Revised EIR, which was released for public review from February 24, 2025 to April 10, 2025, in accordance with the provisions of CEQA; and WHEREAS, on May 30, 2025 the City of Santee published a notice of public hearing on Conditional Use Permit CUP-2025-0003 and related case files to be held on June 11, 2025, in accordance with Section 13.04.100 of the Santee Municipal Code; and WHEREAS, on June 11, 2025, the City Council held a duly advertised and noticed public hearing on Conditional Use Permit CUP-2025-0003 and other applications related to the Fanita Ranch Essential Housing Project; and
WHEREAS, the City Council considered the staff report, all recommendations by staff, the Final Recirculated Revised EIR including the Second Recirculated Sections for the Fanita Ranch Project, the entire record and all public testimony.
NOW, THEREFORE, BE IT RESOLVED by the City of Santee City Council, after considering the evidence presented at the public hearing, as follows:
SECTION 1: The City Council has certified the Final Recirculated Revised Environmental Impact Report (EIR) including the Second Recirculated Sections (Resolution No. 072- 2025) pursuant to the California Environmental Quality Act and adopted Findings of Fact, a Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program for the Fanita Ranch Essential Housing Project. The City Council hereby incorporates by reference, as if fully set forth herein, the Resolution certifying the Final Recirculated Revised EIR including the Second Recirculated Sections and adopting the Findings of Fact, and Statement of Overriding Considerations and Mitigation Monitoring and Reporting Program for the Fanita Ranch Essential Housing Project.
SECTION 2: The findings in accordance with Sections 13.06.030.E of the Santee Municipal Code for a Conditional Use Permit are made as follows:
RESOLUTION NO. 077-2025
A. That the proposed use is in accord with the General Plan, the objectives of the Zoning Ordinance, and the purposes of the district in which the site is located because:
1. The Fire Station envisioned by the Fanita Ranch Development Plan meets the intent of the General Plan Safety Element goal of minimizing injuries, loss of life, and property damages resulting from natural and humaninduced safety hazards because it will:
i. Be located to meet established response time standards for fire and life safety services.
ii. Respond to the rise in service demand on Fanita Ranch and the City as a whole.
2. Section 4.4 of the Safety Element recognizes that another fire station will be needed when the currently vacant Fanita Ranch develops.
3. The Fire Station meets the objectives of the Zoning Ordinance because:
i. It is included in the proposed Fanita Ranch Development Plan which includes a specific site for the fire station;
ii. The Fanita Ranch Development Plan and proposed fire station are consistent with the broad purposes of the City’s zoning ordinance (Title 13 of the Santee Municipal Code), which are to a) implement the goals and objectives of the General Plan and to guide and manage the future growth of the City in accordance with such plan; b) to protect the physical, social, and economic stability for residential, commercial, industrial and other land uses within the City to assure its orderly and beneficial development; c) to reduce hazards to the public resulting from the inappropriate location, use, or design of buildings and other improvements; and d) to attain the physical, social and economic advantages resulting from comprehensive and orderly land use and resource planning. (Santee Muni. Code § 13.04.010(C).)
4. The PD land use designation permits the proposed land uses including a fire station. The fire station is consistent with the General Plan and the purposes of the Fanita Ranch Development Plan because both plans propose fire stations to serve the citizens of Santee.
B. That the proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity because:
1. The proposed fire station site is within the interior of the Development Plan area, generally in the central portion of the development area.
2. The proposed fire station site is bordered by streets to the north, east and west facilitating ingress and egress.
3. The proposed fire station site is located to meet a response time maximum of six minutes to all areas of the Project.
4. Any change to the location of the temporary fire station must be approved by the Santee Fire Chief.
RESOLUTION NO. 077-2025
C. That the proposed use complies with each of the applicable provisions of the zoning ordinance because:
1. The subject property is located in the PD zone of the City’s zoning map.
This zone district implements the proposed Fanita Ranch Development Plan which includes the 1.5-acre fire station site.
2. The Fanita Ranch Development Plan establishes use regulations. Where specific zoning criteria is not established, the Fanita Ranch Development Plan defers to the City’s Municipal Code standards.
3. For uses allowed pursuant to Santee Municipal Code Table 13.19.030A, such as public building, all development standards are established by a development review permit, minor conditional use permit, or a conditional use permit. This Conditional Use Permit (CUP-2025-0003) grants the uses, standards, and designs envisioned by the Fanita Ranch Development Plan for the fire station site.
SECTION 3: The application for Conditional Use Permit CUP-2025-0003, to establish a public fire station within the Fanita Ranch Development Plan is hereby approved subject to the following conditions:
The Applicant shall construct and dedicate to the City a fire station.
A. The Applicant shall be solely responsible for the costs of constructing, equipping, staffing, outfitting, maintaining, operating and dedicating to the City a permanent fire station (including, but not limited to, utilities, water and sewer) necessary and sufficient to provide fire and life safety services to the Project, in accordance with the terms hereof. Applicant may elect first to construct, equip, staff, outfit, maintain and dedicate to the City a temporary fire station and then subsequently a permanent fire station, or Applicant may elect to construct the permanent fire station only. Construction of either the temporary or the permanent station must be completed before issuance of the first Certificate of Occupancy for a dwelling unit (not including model homes) for the Project. If Applicant elects to construct the temporary station, the construction of the permanent fire station must commence prior to the 750th Certificate of Occupancy for a dwelling unit and must be completed by the 1,250th Certificate of Occupancy for a dwelling unit, or within two years of commencement of construction, whichever is earliest.
Notwithstanding any other Project condition to the contrary, the permanent fire station must be completed no later than five years from the lumber drop for the framing of the first dwelling unit in the Project.
B. The permanent fire station shall meet all of the specifications described in Exhibit A, as well as any additional requirements set forth in the Project approvals. If the Applicant elects to first construct the temporary fire station, the temporary fire RESOLUTION NO. 077-2025
station shall meet all the specifications described in Exhibit B, as well as any additional requirements set forth in the Project approvals.
C. The Applicant shall prepare all necessary building, grading, landscaping and other relevant plans, reports and specifications for review and approval by the City of Santee, including any required revisions, as-built drawings or other standard documentation required for plan-check and inspection purposes.
D. The Applicant shall submit all required City applications, forms and documents with fire station construction plans to the Department of Planning & Building, and pay all applicable fees related to the plan check, inspection and improvement of the Fire Station.
E. All construction activities related to the fire station shall require prior approval by the Santee Fire Chief and Director of Planning & Building, or their designee(s).
F. The Applicant shall comply with all applicable sections of the Municipal Code, Land Development Manual and Public Works Standards of the City of Santee unless otherwise superseded by the Fanita Ranch Development Plan or other authorization.
G. Both the permanent fire station and, if any, the temporary fire station shall be fully staffed 24 hours a day, seven days a week. Full staffing means a total of three captains, three engineers and three firefighter/paramedics. Mandatory apparatus for the fire stations include one Type I Fire Engine and one Type III Wildland Fire Engine.
H. If the Applicant elects to first construct the temporary fire station, the temporary fire station must be located in an area which will meet a response time maximum of six minutes to all areas of the Project. The final location of the temporary fire station must be approved by the Santee Fire Chief.
I. If the Applicant elects to construct a temporary fire station, after completion of the permanent fire station, the City, at its sole election, may maintain ownership and use of the temporary fire station. If the City elects to maintain ownership and use of the temporary fire station, the City may continue to occupy the property on which the temporary fire station is located at its sole cost and expense, but without paying rent, for three years prior to vacating the site, or, at its sole election and cost, to move the temporary fire station to a different location outside of the Property or within the Property with the Applicant’s consent. If the City elects not to maintain ownership and use of the temporary fire station, Applicant shall be solely responsible for the temporary fire station.
J. Applicant shall be and shall remain responsible for all recurring costs related to the fire station (both temporary or permanent), exclusive of subsequent one-time capital expenditures, as described in this paragraph, or a portion thereof, as set forth below, until such time as the ad valorem property tax revenue derived from RESOLUTION NO. 077-2025
the property, and actually received by the City (“Ad Valorem Property Tax Revenue”), is sufficient to fund such recurring costs (“Fire Station Revenue Neutrality”). The City shall apply Ad Valorem Property Tax Revenue in excess of recurring costs to recurring costs incurred in subsequent years until such surplus is exhausted. In the event the Applicant believes that Fire Station Revenue Neutrality is achieved, Applicant shall provide the City with a Fire Station Revenue Neutrality report prepared by an independent third-party expert that documents the achievement of Fire Station Revenue Neutrality. The City shall cooperate with the expert and promptly provide any and all documents reasonably requested by the expert. The City shall have 60 days to review the Fire Station Revenue Neutrality report and to provide Applicant with a written response to the report. Moreover, Applicant may conduct an audit, at its own expense, of the costs which the City claims to have incurred in connection with the fire station, and the City will cooperate with such audit by promptly providing documentation reasonably requested. If there is disagreement that Fire Station Revenue Neutrality has been achieved, the City and Applicant shall meet and confer to attempt to resolve the dispute. If no agreement is reached, the City and Applicant may pursue appropriate legal remedies. Until a final determination is made regarding the achievement of Fire Station Revenue Neutrality, Applicant shall remain responsible for its share of the recurring costs associated with the fire stations as calculated pursuant to this paragraph.
K. Until achievement of Fire Station Revenue Neutrality, the City shall annually notify Applicant of the estimated costs associated with the temporary or permanent fire stations for the next fiscal year, after deducting therefrom any surplus Ad Valorem Property Tax Revenue remaining from prior years (“Fire Station Annual Estimate”).
Applicant shall quarterly advance to the City, starting July 1 of each year, onefourth (1/4th) of the Fire Station Annual Estimate (the “Quarterly Advance”). City shall use the Quarterly Advance to pay for the costs of the temporary or permanent fire stations for each subsequent quarter of the fiscal year. If the Quarterly Advance is insufficient to pay for the City’s actual costs for the temporary or permanent fire stations for that quarter, the City shall provide notice to Applicant of the deficiency, setting forth, with appropriate backup documentation, the basis for the deficiency. Applicant shall pay to the City the deficiency within 30 days of receiving the notice of deficiency. If the City’s actual costs are less than the Quarterly Advance for that quarter, the remaining balance in the Quarterly Advance will be used to offset the amount of the Quarterly Advance for the next quarter. The City shall provide Applicant with a final annual report regarding actual costs and associated Ad Valorem Property Tax Revenues, identifying any surplus or deficit, within 90 days from the end of each fiscal year. Recurring fire station costs shall be limited to the categories and descriptions set forth in Exhibit C.
L. Fire station design, construction and maintenance shall be consistent with, or exceed, City standards and practice; construction documents must be reviewed and approved by the City Fire Chief and Director of Planning & Building.
M. The Applicant shall implement, to the satisfaction of the Director of Planning & RESOLUTION NO. 077-2025
Building, the Sustainable Santee Plan (SSP), including but not limited to:
1. Constructing the new fire station to meet or exceed California Green Building Code Tier 2 Standards.
2. Reducing the urban heat island effect by planting trees in the parking lot.
3. Installing energy efficient equipment, lighting, and cool roofs.
4. Installing a rooftop photovoltaic solar system.
N. The Applicant shall implement, to the satisfaction of the Director of Planning & Building, all environmental impact mitigation measures identified in the Fanita Ranch Final Recirculated Revised Environmental Impact Report (SCH No. 2005061118), including the Second Recirculated Sections, the CEQA Findings of Fact and Mitigation, Monitoring and Reporting Program (MMRP) within the timeframe specified in the MMRP.
O. Minor Revisions to the Conditional Use Permit, such as changes to the specifications and improvements identified in the Development Plan, shall be approved by the Director of Planning & Building. Major Revisions shall be reviewed and approved by the City Council.
SECTION 4: The terms and conditions of this Conditional Use Permit (CUP-2025-0003) approval shall be binding upon the permittee and all persons, firms and corporations having an interest in the property subject to these permits and the heirs, executors, administrators, successors and assigns of each of them, including municipal corporations, public agencies and districts.
SECTION 5: In addition to all other available remedies, the City of Santee Municipal Code, Chapter 1.14, provides for the issuance of Administrative citations for Municipal Code violations. Should non-compliance with said terms and conditions of this Conditional Use Permit or any violation of the Municipal Code that includes the City’s Storm Water Ordinance, the City has the right to issue administrative citations containing an assessment of civil fines for each violation and collect administrative fines for violations.
SECTION 6: Pursuant to Government Code Section 66020, the 90-day approval period in which the Applicant may protest the imposition of any fees, dedications, reservations, or exactions imposed pursuant to this approval, shall begin on June 11, 2025.
SECTION 7: This Conditional Use Permit (CUP-2025-0003) shall remain valid in accordance with the provisions of the Development Plan and Vesting Tentative Map (TM2025-0001).
ADOPTED by the City Council of the City of Santee, California, at a regular meeting thereof held this 11th day of June, 2025, by the following roll call vote to wit:
RESOLUTION NO. 077-2025
AYES:
NOES:
ABSENT:
APPROVED:
JOHN W. MINTO, MAYOR
ATTEST:
__
JAMES JEFFRIES, CITY CLERK
Exhibit A: Permanent Fire Station Specifications
Exhibit B: Temporary Fire Station Specifications
Exhibit C: Recurring Fire Operational Costs
RESOLUTION NO. 077-2025
EXHIBIT A
PERMANENT FIRE STATION SPECIFICATIONS
Overview
A Permanent fire station must be located in an area which will meet a response time maximum of six minutes to all areas of the proposed project. Design shall meet standards and features to accommodate Firefighters 24 hours a day, seven days a week. Components of the fire station include:
Approximate Square Footage 10,000
Public Areas
Lobby / Foyer
Offices (3)
Community / Training Room (40)
A/V Storage
Restrooms
Visitor Parking
Private Areas
Dayroom
Kitchen
Dining Room
Dorms (10)
Restrooms (6 individual)
Exercise Room
Employee Parking
Patio
Support Areas
Apparatus Room (3 wide, 2 deep)
Turnout Storage
Hose Storage
SCBA Storage
Equipment Storage
Medical Storage
Comms / Server Room
Shop / Tool Room
Mechanical Room
Electrical Room
Laundry (turnout and regular)
Hose Tower
Decontamination Shower
Fuel Station
Emergency Generator
RESOLUTION NO. 077-2025
Dumpster / Trash
Janitorial Storage
Air Compressor Room
Ice Machine
Electric, Air and Exhaust for all apparatus locations
Station Monument Sign
Flagpole
Solar Power Generation
Apparatus: One fully-equipped Type I fire engine and one fully-equipped Type Ill wildland fire engine
• Must be consistent with current fleet, Pierce Manufacturing • Both units must be fully equipped with hose, tools, etc.
EXHIBIT B
TEMPORARY FIRE STATION SPECIFICATIONS
Overview
A temporary fire station must be located in an area which will meet a response time maximum of six minutes to all areas of the proposed project. Design shall meet standards and features to accommodate three Firefighters 24 hours a day, seven days a week. Components of the fire station include: crew quarters, apparatus, apparatus storage, employee parking, physical training area, and allweather sur face.
Crew Quarters: Adequate for three personnel (approx. 28’X60’) • Three Individual bunk rooms (approx. 10X14)
o Three lockers in each room
o Desk in each room
o One Bed
• Restrooms
o Two restrooms each with shower
• Kitchen (8’X1 9’)
o Full-size oven with cooktop
o Microwave
o Three refrigerators
o Large sink
o Food preparation countertop
• Living area
o Three recliners
o Carpeted livingspace
o Commercial grade linoleum or equivalent
Apparatus: One fully-equipped Type I fire engine and one fully-equipped Type Ill wildland fire engine
• Must be consistent with current fleet, Pierce Manufacturing • Both units must be fully equipped with hose, tools, etc.
Apparatus Storage: Covered and secured structure
• Steel, or conventional structure
• Two apparatus side by side (individual doors or one large double door) • Adequate storage for miscellaneous equipment and supplies with shelving • Exhaust removal system, consistent with current brand used Employee parking: Secure for eight employee vehicles
Location: Response time to all areas of project within six minutes • Adequate egress from station out of project
Physical Training: May be an extension of the apparatus bay • Separated from apparatus with barrier wall
• Air conditioned
Surface: Concrete for entire station site
EXHIBIT C
RECURRING FIRE OPERATIONAL COSTS
Assembly Bill No. 2561
CHAPTER 409
An act to add Section 3502.3 to the Government Code, relating to public employment.
[Approved by Governor September 22, 2024. Filed with
Secretary of State September 22, 2024.]
legislative counsel’s digest
AB 2561, McKinnor. Local public employees: vacant positions.
Existing law, the Meyers-Milias-Brown Act (act), authorizes local public employees, as defined, to form, join, and participate in the activities of employee organizations of their own choosing for the purpose of representation on matters of labor relations. The act requires the governing body of a public agency to meet and confer in good faith regarding wages, hours, and other terms and conditions of employment with representatives of recognized employee organizations and to consider fully presentations that are made by the employee organization on behalf of its members before arriving at a determination of policy or course of action.
This bill would, as specified, require a public agency to present the status of vacancies and recruitment and retention efforts at a public hearing at least once per fiscal year, and would entitle the recognized employee organization to present at the hearing. If the number of job vacancies within a single bargaining unit meets or exceeds 20% of the total number of authorized full-time positions, the bill would require the public agency, upon request of the recognized employee organization, to include specified information during the public hearing. By imposing new duties on local public agencies, the bill would impose a state-mandated local program. The bill would also include related legislative findings.
The California Constitution requires local agencies, for the purpose of ensuring public access to the meetings of public bodies and the writings of public officials and agencies, to comply with a statutory enactment that amends or enacts laws relating to public records or open meetings and contains findings demonstrating that the enactment furthers the constitutional requirements relating to this purpose.
This bill would make legislative findings to that effect.
The California Constitution requires the state to reimburse local agencies and school districts for certain costs mandated by the state. Statutory provisions establish procedures for making that reimbursement.
This bill would provide that no reimbursement shall be made pursuant to these statutory provisions for costs mandated by the state pursuant to this act, but would recognize that a local agency or school district may pursue any available remedies to seek reimbursement for these costs.
92 The people of the State of California do enact as follows:
SECTION 1. The Legislature finds and declares as follows:
(a) Job vacancies in local government are a widespread and significant problem for the public sector affecting occupations across wage levels and educational requirements.
(b) High job vacancies impact public service delivery and the workers who are forced to handle heavier workloads, with understaffing leading to burnout and increased turnover that further exacerbate staffing challenges. (c) There is a statewide interest in ensuring that public agency operations are appropriately staffed and that high vacancy rates do not undermine public employee labor relations.
SEC. 2. Section 3502.3 is added to the Government Code, to read:
3502.3. (a) (1) A public agency shall present the status of vacancies and recruitment and retention efforts during a public hearing before the governing board at least once per fiscal year.
(2) If the governing board will be adopting an annual or multiyear budget during the fiscal year, the presentation shall be made prior to the adoption of the final budget.
(3) During the hearing, the public agency shall identify any necessary changes to policies, procedures, and recruitment activities that may lead to obstacles in the hiring process.
(b) The recognized employee organization for a bargaining unit shall be entitled to make a presentation at the public hearing at which the public agency presents the status of vacancies and recruitment and retention efforts for positions within that bargaining unit.
(c) If the number of job vacancies within a single bargaining unit meets or exceeds 20 percent of the total number of authorized full-time positions, the public agency shall, upon request of the recognized employee organization, include all of the following information during the public hearing:
(1) The total number of job vacancies within the bargaining unit. (2) The total number of applicants for vacant positions within the bargaining unit.
(3) The average number of days to complete the hiring process from when a position is posted.
(4) Opportunities to improve compensation and other working conditions. (d) This section shall not prevent the governing board from holding additional public hearings about vacancies.
(e) The provisions of this section are severable. If any provision of this section or its application is held invalid, the invalidity shall not affect other provisions or applications that can be given effect without the invalid provision or application.
(f) For purposes of this section, “recognized employee organization” has the same meaning as defined in subdivision (a) of Section 3501.
SEC. 3. The Legislature finds and declares that Section 2 of this act, which adds Section 3502.3 to the Government Code, furthers, within the 92 Ch. 409 — 2 —
meaning of paragraph (7) of subdivision (b) of Section 3 of Article I of the California Constitution, the purposes of that constitutional section as it relates to the right of public access to the meetings of local public bodies or the writings of local public officials and local agencies. Pursuant to paragraph (7) of subdivision (b) of Section 3 of Article I of the California Constitution, the Legislature makes the following findings:
It is in the public interest, and it furthers the purposes of paragraph (7) of subdivision (b) of Section (3) of Article I of the California Constitution, to ensure that information concerning public agency employment is available to the public.
SEC. 4. No reimbursement shall be made pursuant to Part 7 (commencing with Section 17500) of Division 4 of Title 2 of the Government Code for costs mandated by the state pursuant to this act. It is recognized, however, that a local agency or school district may pursue any remedies to obtain reimbursement available to it under Part 7 (commencing with Section 17500) and any other law.
O
92 — 3 — Ch. 409
RESOLUTION NO. _______
1 Attachment 1
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTEE, CALIFORNIA
APPROVING THE CAPITAL IMPROVEMENT PROGRAM
FOR FISCAL YEARS 2026-2030 AND
ADOPTING THE CAPITAL IMPROVEMENT PROGRAM BUDGET
FOR FISCAL YEARS 2025-26 AND 2026-27
WHEREAS, the City of Santee, California requires public infrastructure improvements in areas such as circulation, drainage, parks and public facilities; and WHEREAS, the prioritization and scheduling of these improvements is necessary to best serve the public’s health, safety and welfare; and WHEREAS, in order to prioritize these public infrastructure improvements, a Capital Improvement Program is necessary; and
WHEREAS, on May 28, 2025 and June 11, 2025 public meetings were held by the City Council to discuss the Proposed Capital Improvement Program for Fiscal Years 2026-2030; and
WHEREAS, the City Council considered all recommendations by staff and public testimony.
NOW, THEREFORE BE IT RESOLVED by the City Council of the City of Santee, California as follows:
SECTION 1.
The Capital Improvement Program for Fiscal Years 2026-2030 as submitted by the City Manager, including all changes directed by the City Council, is hereby approved.
SECTION 2.
The Capital Improvement Program establishes the appropriated capital projects budget for fiscal years 2026 and 2027 and reflects $51.7 million in funded projects in the first two fiscal years.
SECTION 3.
The Capital Improvement Program Budget for Fiscal Years 2025-26 and 2026-27 is hereby adopted and appropriated pursuant to Section 1 and Section 2.
SECTION 4.
The City Manager may authorize transfers of up to $25,000 between approved Capital Improvement Program projects
RESOLUTION NO. _______
2 Attachment 1
SECTION 5.
Unencumbered balances remaining at June 30, 2026 and June 30, 2027 for Capital Improvement Program projects may be carried forward to the succeeding fiscal year without further City Council action.
ADOPTED by the City Council of the City of Santee, California, at a regular meeting thereof held this 11th day of June 2025 by the following roll call vote to wit:
AYES:
NOES:
ABSENT:
APPROVED:
________________________________
JOHN W. MINTO, MAYOR
ATTEST:
____________________________________
JAMES JEFFRIES, CITY CLERK
Weston Park Playground Shade Installation
Park Project
Description: This project will install a shade covering over the playground at Weston Park. Shade coverings are proven to provide relief from the sun, enhance comfort, and improve safety for children and families. Additionally, they encourage longer playtime and create a more enjoyable, inclusive environment for all visitors, especially during the warmer months.
Justification: The Weston Park Playground was completed in September 2022 without a shade covering.
Installing a shade covering will prevent prolonged exposure to direct sunlight, which can lead to dehydration, heat stroke, or sunburn.
Operating Impact: Maintenance will be included in the Community Services Department’s (CSD) annually adopted operating budget.
Prior Year
Expenditures FY 2025-26 FY 2026-27 FY 2027-28 FY 2028-29 FY 2029-30 Total Expenditures:
Planning/Design $ - $ - $ 1,500 - $ $ - $ 1,500 - $
Construction - - - 179,000 - - 179,000
Total $ - $ - $ 180,500 - $ $ - $ 180,500 - $
Source of Funds:
Unfunded* $ - $ - $ 180,500 - $ $ - $ 180,500 - $
Total $ - $ - $ 180,500 - $ $ - $ - $ 180,500
*Seeking Grant Funds
Project Location: Weston Park
Attachment 2
Carlton Oaks Drive Bike Lanes Installation
Circulation Project
Description: This project will install bike lanes on Carlton Oaks Drive from Carlton Hills Boulevard to Stoyer Drive to complete missing bike lanes along Carlton Oaks Drive. The project will require reducing the existing landscape median width to provide the necessary roadway area to accommodate the bike lanes. Pedestrian crossing enhancements at the Pike Road intersection will be installed to improve pedestrian safety due to the adjacent Carlton Hills School.
Justification: Improving bicycle and pedestrian safety throughout the City and around schools remains a priority.
Operating Impact: Increased landscape median maintenance costs are anticipated as the existing median was constructed and maintained by the adjacent town home homeowner associations along Carlton Oaks Drive.
Prior Year
Expenditures FY 2025-26 FY 2026-27 FY 2027-28 FY 2028-29 FY 2029-30 Total Expenditures:
Planning/Design $ - $ - $ - $ 507,000 $ - $ - $ 507,000 Construction - - - - 4,557,000 - 4,557,000
Total $ - $ - $ - $ 507,000 $ 4,557,000 $ - $ 5,064,000 `
Source of Funds:
Unfunded* $ - $ - $ - $ 507,000 $ 4,557,000 $ - $ 5,064,000 Total $ - $ - $ - $ 507,000 $ 4,557,000 $ - $ 5,064,000 *Seeking Grant Funds
Project Location: Carlton Oaks Drive from Carlton Hills Boulevard to Stoyer Drive
Attachment 3
Capital Improvement Program - Summary of Projects by Project Type Fiscal Years 2026 - 2030
Pg. Lead Prior Proposed Proposed Projected Projected Projected Total No. Dept Project Expenditures FY 2025-26 FY 2026-27 FY 2027-28 FY 2028-29 FY 2029-30 Project Cost
CIRCULATION PROJECTS
1 ENG ADA Pedestrian Ramp Improvements(2)
475,600 1,122,700 1,122,700 1,122,700 1,122,700 1,122,700 6,089,100 2 ENG Bridge Restorations Citywide(2)
- 1,665,000 1,665,000 1,665,000 1,665,000 1,665,000 8,325,000 3 ENG Bridge Streetlight Installation - - 110,000 490,000 - - 600,000 4 ENG Carlton Oaks Drive Bike Lanes(1)
- - - 507,000 4,557,000 - 5,064,000
5 ENG Concrete Repair/Replacement Program(2)
- 220,000 220,000 220,000 220,000 220,000 1,100,000
6 ENG Cottonwood Ave River Crossing(2)
- - - - - 21,120,000 21,120,000
7 ENG Cottonwood Ave Widening & Sidewalks(2)
- - - 350,000 7,840,000 4,850,000 13,040,000
8 ENG Cuyamaca St Right Turn Lane at Mission Gorge Rd 2,573,430 100,000 2,673,430 9 ENG Graves Avenue Street Improvements - - 350,000 1,700,000 3,500,000 2,428,000 7,978,000 10 ENG Magnolia Avenue Widening(2)
- - - - - 4,800,000 4,800,000
11 ENG Mast Blvd and West Hills Pkwy Intersection 225,000 1,500,000 - - - - 1,725,000 12 ENG Median Modification - Mission Gorge at Market Place - - 100,000 519,000 - - 619,000 13 CSD Median Upgrade-Mission Gorge at Town Center (1)
- - - 1,534,300 - - 1,534,300
14 ENG Olive Lane Improvements(1)
- - - - 705,000 2,325,000 3,030,000
15 ENG Pavement Repair and Rehabilitation Citywide(2)
40,000 3,474,000 2,285,500 2,353,000 2,423,000 2,495,000 13,070,500 16 ENG Pavement Roadway Maintenance Citywide(2)
40,000 1,469,300 2,285,500 2,353,000 2,423,000 2,495,000 11,065,800 17 ENG Prospect Avenue Improvements - West(2)
- - - 500,000 11,094,000 9,547,000 21,141,000
18 ENG Safe Routes to School Improvements(1)
- - - 180,000 240,000 - 420,000
19 ENG Sidewalk Installation Program Citywide(1)
- - - - - 28,900,000 28,900,000
20 ENG Smart Traffic Signals 620,000 721,000 274,000 - - - 1,615,000 21 ENG State Route 52 Improvements(2)
872,000 1,511,000 4,143,000 6,006,000 4,147,000 81,321,000 98,000,000 22 ENG Street Light Installation(1)
- - - 500,000 - - 500,000
23 ENG Street Light LED Upgrades 590,000 702,300 - - - - 1,292,300 24 ENG Traffic Calming Manual(1)
- - - 100,000 - - 100,000
25 ENG TS & Comm Upgrades - Isolated Intersections 280,000 1,380,000 - - - - 1,660,000 26 ENG TS & Comm Upgrades - Mission Gorge West - - 60,000 1,260,000 - - 1,320,000 27 ENG Traffic Signal LED Replacement - 222,000 - - - - 222,000 28 ENG Traffic Signal Modification-Carlton Oaks/Weathersfield - - - - 530,000 - 530,000 29 ENG Traffic Signal Modification - Mast/Carlton Hills - - - - - 300,000 300,000 30 ENG Traffic Signal Upgrades - - - - - 1,610,000 1,610,000 31 ENG Turn Lane Modification - Mission Gorge/TCP - - 54,000 246,000 - - 300,000 Subtotal Circulation Projects $ 5,716,030 $ 14,087,300 $ 12,669,700 $ 21,606,000 $ 40,466,700 $ 165,198,700 $ 259,744,430 (1) This project is unfunded at this time. See specific project page for more detail. (2) This project is partially unfunded at this time. See specific project page for more detail.
Attachment 4
Capital Improvement Program - Summary of Projects by Project Type Fiscal Years 2026 - 2030
Pg. Lead Prior Proposed Proposed Projected Projected Projected Total No. Dept Project Expenditures FY 2025-26 FY 2026-27 FY 2027-28 FY 2028-29 FY 2029-30 Project Cost
DRAINAGE PROJECTS
34 ENG CMP Storm Drain Replacement Program(2)
- 3,047,000 3,139,000 3,234,000 3,329,000 3,427,000 16,176,000 35 ENG Mission Gorge Rd Drainage Improvements East(1)
- - - 858,000 3,500,000 3,937,000 8,295,000
36 ENG Mission Gorge Rd Drainage Improvements West(1)
- - - 437,000 2,000,000 1,934,000 4,371,000
37 ENG SD River Bacteria Reduction - Investigative Order(1) 72,217 - - 39,900 79,800 79,800 271,717
38 ENG SD River Bacteria Reduction - TMDL - 10,000 10,000 44,700 35,430 185,470 285,600 39 ENG Shadow Hill/Woodside Drainage Improvements(1)
- - - - 1,553,000 1,854,000 3,407,000
40 ENG Storm Drain Trash Diversion 342,400 217,000 217,000 217,000 217,000 - 1,210,400 Subtotal Drainage Projects $ 414,617 $ 3,274,000 $ 3,366,000 $ 4,830,600 $ 10,714,230 $ 11,417,270 $ 34,016,717
FACILITY PROJECTS
44 IT Centralized Alarm System Upgrade - 98,400 - - - - 98,400 45 ENG City Hall Improvements - - 210,000 - - 210,000
46 IT City Hall Network Wiring Upgrade - 90,000 - - - - 90,000 47 ENG Community Center 1,485,701 22,014,299 - - - - 23,500,000 48 ENG Electric Vehicle Charging Stations(2)
38,817 725,000 162,000 194,000 227,000 460,000 1,806,817 49 FIRE Emergency Operations Center(1)
500,000 3,000,000 3,500,000
50 FIRE Fire Station 4 Comprehensive Remodel(1)
- - 1,200,000 15,000,000 - - 16,200,000
51 FIRE Fire Station 4 Maintenance(2)
- 299,500 709,000 395,000 735,000 2,138,500
52 FIRE Fire Station 20 at City Operations Center(2)
1,315,000 - - 21,000,000 - - 22,315,000
53 CSD Lighting Upgrades Citywide(1)
- - - 600,000 - - 600,000
54 ENG Operations Center Upgrades 58,600 926,400 - - - - 985,000 55 ENG Parking Lot Resurfacing - - 250,000 639,000 157,000 130,000 1,176,000 56 ENG Santee Library(1) - - - - - 33,750,000 33,750,000 57 FIRE Temporary Fire Station at Woodglen Vista Park(2) 34,000 - 750,000 3,000,000 - - 3,784,000
Subtotal Facility Projects $ 2,932,118 $ 24,153,599 $ 2,362,000 $ 41,852,000 $ 3,779,000 $ 35,075,000 $ 110,153,717 (1) This project is unfunded at this time. See specific project page for more detail. (2) This project is partially unfunded at this time. See specific project page for more detail.
Capital Improvement Program - Summary of Projects by Project Type Fiscal Years 2026 - 2030
Pg. Lead Prior Proposed Proposed Projected Projected Projected Total No. Dept Project Expenditures FY 2025-26 FY 2026-27 FY 2027-28 FY 2028-29 FY 2029-30 Project Cost
PARK PROJECTS
60 CSD Big Rock Park Playground Improvements(1)
- - - 978,700 - - 978,700
61 CSD Big Rock Park Restroom Improvements(1)
- - - 1,701,900 - - 1,701,900
62 CSD Big Rock Park Trailhead Enhancements(1)
- - - 2,479,700 - - 2,479,700
63 CSD General Park Improvements - - 52,500 55,100 57,900 60,800 226,300 64 CSD Lodgepole Fencing Replacement(1)
- - - - 4,603,540 - 4,603,540
65 CSD Park Restroom Improvements 50,000 50,000
66 CSD Skate Park at Town Center Community Park(1)
- - - - 2,015,000 - 2,015,000
67 CSD Sports Field & Court Improvements - 50,000 52,500 55,100 57,900 60,800 276,300 68 CSD TCCP Artificial Turf Replacement - 150,000 150,000 150,000 150,000 150,000 750,000 69 CSD Trails - Mast Blvd to Walker Preserve(1)
- - - 3,100,000 - - 3,100,000
70 CSD Trails - SD River at Carlton Oaks(1)
- - - 4,233,800 9,076,000 - 13,309,800
71 ENG Trails - SD River North Side Cuyamaca to Cottonwood(2) - - - 1,251,000 6,000,000 5,741,000 12,992,000
72 ENG Trails - SD River South Side Cuyamaca to Magnolia - - - - 477,200 4,135,600 4,612,800 73 CSD Video/Camera Locations for Trails and Parks - 134,550 134,550 - - - 269,100 74 CSD Walker Preserve Restroom Installation(2) - - - 31,000 268,000 - 299,000 75 CSD West Hills Park Playground Improvements(1)
- - - 597,900 - - 597,900
76 CSD Weston Park Shade(1)
- - - 180,500 - - 180,500
77 CSD Woodglen Vista Park Playground Improvements(1)
- - - 792,200 - - 792,200
78 CSD Woodglen Vista Park Restroom Improvements - - - - - 1,740,000 1,740,000 Subtotal Park Projects $ - $ 384,550 $ 389,550 $ 15,606,900 $ 22,705,540 $ 11,888,200 $ 50,974,740
OTHER PROJECTS
82 FIN Asset Management 250,000 250,000
83 ENG Broadband Infrastructure Improvements 11,072 1,150,000 - - - - 1,161,072 84 IT Council Chamber Audio/Visual Replacement Program - - - 92,700 95,500 98,400 286,600 85 FIN Financial Management System Upgrade - 1,000,000 - - 1,000,000 86 FIRE SD River Defensible Space/Hazardous Fuel Reduction - 556,962 3,545,745 3,545,745 - - 7,648,452 87 ENG Town Center Specific Plan Implementation(2)
- - - 450,000 4,000,000 - 4,450,000
Subtotal Other Projects $ 11,072 $ 2,956,962 $ 3,545,745 $ 4,088,445 $ 4,095,500 $ 98,400 $ 14,796,124 Total Capital Improvement Program Fiscal Years 2026-2030 $ 44,856,411 $ 22,332,995 $ 87,983,945 $ 81,760,970 $ 223,677,570 $ 460,611,891 (1) This project is unfunded at this time. See specific project page for more detail. (2) This project is partially unfunded at this time. See specific project page for more detail.
Capital Improvement Program - Summary of Projects by Revenue Source Fiscal Years 2026-30
Total 5-Year
REVENUE SOURCE Prior Available Proposed Proposed Projected Projected Projected Revenue & & Project Expenditures Expenditures Balance FY 2025-26 FY 2026-27 FY 2027-28 FY 2028-29 FY 2029-30 Expenditures
AMERICAN RESCUE PLAN ACT
Prior Year Balance - - - - - -
Revenues - - -
ENG Broadband Infrastructure Improvements 460 - - - - - - ENG Community Center 156,595 - - - - - -
Total Expenditures - - - - - -
Balance - - - - - -
CDBG
Prior Year Balance - - - - - -
Revenues 320,000 320,000 320,000 320,000 320,000 1,600,000 ENG ADA Pedestrian Ramp Improvements 475,600 320,000 320,000 320,000 320,000 320,000 1,600,000 - -
Total Expenditures 320,000 320,000 320,000 320,000 320,000 1,600,000 Balance - - - - - -
Capital Improvement Program - Summary of Projects by Revenue Source Fiscal Years 2026-30
Total 5-Year
REVENUE SOURCE Prior Available Proposed Proposed Projected Projected Projected Revenue & & Project Expenditures Expenditures Balance FY 2025-26 FY 2026-27 FY 2027-28 FY 2028-29 FY 2029-30 Expenditures
DEVELOPER CONTRIBUTIONS
Prior Year Balance 1,080,000 1,080,000 - - - -
Revenues 421,000 - 605,000 7,577,600 22,493,300 32,176,900 ENG Cuyamaca Right Turn Lane at Mission Gorge 227,641 - - - - - - ENG Cottonwood Avenue River Crossing - - - - - 6,353,700 6,353,700 ENG Cottonwood Ave Widening & Sidewalks - - - - 1,000,000 2,000,000 3,000,000 ENG Graves Avenue Street Improvements - - - - 1,000,000 715,000 1,715,000 ENG Magnolia Ave Widening - - - - - 4,512,000 4,512,000 ENG Mast Blvd and West Hills Pkwy Intersection 225,000 1,500,000 - - - - 1,500,000 ENG Prospect Ave Improvements - West - - - 16,000 - - 16,000 ENG Smart Traffic Signals 66,184 - - - - - -
ENG State Route 52 Improvements 798,000 1,000 - - 424,000 4,777,000 5,202,000 ENG Trails-SD River North Side Cuyamaca to Cottonwood - - 589,000 4,676,400 - 5,265,400 CSD Trails-SD River South Side Cuyamaca to Magnolia - - - 477,200 4,135,600 4,612,800 Total Expenditures 1,501,000 - 605,000 7,577,600 22,493,300 32,176,900 Balance - - - - - -
DRAINAGE FEES
Prior Year Balance 1,510,000 1,510,000 1,557,830 1,955,860 2,015,710 713,550 Revenues 47,830 398,030 917,850 712,840 1,558,020 5,144,570 ENG Mission Gorge Rd Drainage Improve East - - - 858,000 2,015,000 - 2,873,000 Total Expenditures - - 858,000 2,015,000 - 2,873,000
Balance 1,557,830 1,955,860 2,015,710 713,550 2,271,570 2,271,570
EECBG ENERGY GRANT
Prior Year Balance - - - - - -
Revenues 118,300 - - - - 118,300
ENG Street Light LED Upgrades Phase II - 118,300 - - - - 118,300 Total Expenditures 118,300 - - - - 118,300
Balance - - - - - -
FEDERAL APPROPRIATION
Prior Year Balance - - 727,000 2,815,000 2,198,000 1,130,000 Revenues 1,500,000 4,100,000 2,900,000 1,000,000 - 9,500,000 ENG State Route 52 Improvements - 773,000 2,012,000 3,517,000 2,068,000 1,130,000 9,500,000 Total Expenditures 773,000 2,012,000 3,517,000 2,068,000 1,130,000 9,500,000 Balance 727,000 2,815,000 2,198,000 1,130,000 - -
Capital Improvement Program - Summary of Projects by Revenue Source Fiscal Years 2026-30
Total 5-Year
REVENUE SOURCE Prior Available Proposed Proposed Projected Projected Projected Revenue & & Project Expenditures Expenditures Balance FY 2025-26 FY 2026-27 FY 2027-28 FY 2028-29 FY 2029-30 Expenditures
FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA) GRANT
Prior Year Balance - - - - - -
Revenues 503,918 3,208,055 3,208,055 - - 6,920,028
FIRE SD River Defensible Space/Hazardous Fuel Reduction 503,918 3,208,055 3,208,055 - - 6,920,028 Total Expenditures 503,918 3,208,055 3,208,055 - - 6,920,028 Balance - - - - - -
GAS TAX
Prior Year Balance - - - - -
Revenues 222,000 - - - - 222,000
ENG Traffic Signal LED Replacement - 222,000 - - - - 222,000 Total Expenditures 222,000 - - - - 222,000
Balance - - - - - -
GAS TAX-RMRA
Prior Year Balance 900,920 900,920 972,520 1,186,320 1,433,020 1,713,320 Revenues 1,612,400 1,644,600 1,677,500 1,711,100 1,745,300 9,291,820 ENG Bridge Restorations Citywide - 200,000 100,000 100,000 100,000 100,000 600,000 ENG Concrete Repair/Replacement Program - 100,000 100,000 100,000 100,000 100,000 500,000 ENG Pavement Repair and Rehabilitation Citywide 40,000 665,400 615,400 615,400 615,400 615,400 3,127,000 ENG Pavement Roadway Maintenance Citywide 40,000 575,400 615,400 615,400 615,400 615,400 3,037,000 Total Expenditures 1,540,800 1,430,800 1,430,800 1,430,800 1,430,800 7,264,000 Balance 972,520 1,186,320 1,433,020 1,713,320 2,027,820 2,027,820 Capital Improvement Program - Summary of Projects by Revenue Source Fiscal Years 2026-30
Total 5-Year
REVENUE SOURCE Prior Available Proposed Proposed Projected Projected Projected Revenue & & Project Expenditures Expenditures Balance FY 2025-26 FY 2026-27 FY 2027-28 FY 2028-29 FY 2029-30 Expenditures
GENERAL FUND - - -
Prior Year Balance 8,738,300 8,738,300 1,061,550 - - -
Revenues 945,100 - 1,825,600 939,230 845,270 13,293,500 FIN Asset Management - 250,000 - - - - 250,000
ENG Broadband Infrastructure Improvements 9,540 990,000 - - - - 990,000 IT Centralized Alarm System Upgrade - 98,400 - - - - 98,400 ENG City Hall Improvements - - - 210,000 - - 210,000
IT City Hall Network Wiring Upgrade - 90,000 - - - - 90,000 ENG CMP Storm Drain Replacement Program - 250,000 250,000 250,000 250,000 250,000 1,250,000 ENG Community Center - 1,500,000 - - - - 1,500,000
ENG Concrete Repair/Replacement Program - 100,000 50,000 50,000 50,000 50,000 300,000 ENG Electric Vehicle Charging Stations 38,817 - - - - - - FIN Financial Management System Upgrade - 1,000,000 - - - - 1,000,000 FIRE Fire Station 4 Maintenance - 299,500 - - - - 299,500 FIRE Fire Station 20 at City Operations Center 1,315,000 - - - - - - ENG Operations Center Upgrades 58,600 926,400 - - - - 926,400 CSD Park Restroom Improvements - 50,000 - - - - 50,000
ENG Parking Lot Resurfacing - - 250,000 639,000 157,000 130,000 1,176,000 ENG Pavement Repair and Rehabilitation Citywide - 2,006,000 - - - - 2,006,000 ENG Pavement Roadway Maintenance Citywide - 550,000 - - - - 550,000 ENG SD River Bacteria Reduction - Investigative Order 72,217 - - 39,900 79,800 79,800 199,500 ENG SD River Bacteria Reduction - TMDL - 10,000 10,000 44,700 35,430 185,470 285,600 ENG Storm Drain Trash Diversion 342,400 217,000 217,000 217,000 217,000 - 868,000 CSD TCCP - Artificial Turf Replacement - 150,000 150,000 150,000 150,000 150,000 750,000 FIRE Temporary Fire Station Woodglen Vista Park 34,000 - - - - - - PLN Town Center Specific Plan Implementation - - - 225,000 - - 225,000 CSD Video/Camera Locations for Trails and Parks - 134,550 134,550 - - - 269,100 Total Expenditures 8,621,850 1,061,550 1,825,600 939,230 845,270 13,293,500 Balance 1,061,550 - - - - -
Capital Improvement Program - Summary of Projects by Revenue Source Fiscal Years 2026-30
Total 5-Year
REVENUE SOURCE Prior Available Proposed Proposed Projected Projected Projected Revenue & & Project Expenditures Expenditures Balance FY 2025-26 FY 2026-27 FY 2027-28 FY 2028-29 FY 2029-30 Expenditures
PARK-IN-LIEU FEES
Prior Year Balance 5,351,800 5,351,800 - 739,755 3,639,741 9,864,321 Revenues 461,020 1,281,870 3,010,186 6,340,380 16,459,260 32,904,516 General Fund Advance 437,115 (437,115) - - - -
CSD Community Center 330,348 6,199,935 - - - - 6,199,935 CSD General Park Improvements - - 52,500 55,100 57,900 60,800 226,300 CSD Sports Field & Court Improvements - 50,000 52,500 55,100 57,900 60,800 276,300 CSD Woodglen Vista Park Restroom Improvements - - - - - 870,000 870,000 Total Expenditures 6,249,935 105,000 110,200 115,800 991,600 7,572,535 Balance - 739,755 3,639,741 9,864,321 25,331,981 25,331,981
PEG FEES
Prior Year Balance 64,000 64,000 64,000 174,000 189,300 199,800 Revenues - 110,000 108,000 106,000 104,000 492,000
IT Council Chamber A/V Replacement Program - - - 92,700 95,500 98,400 286,600 Total Expenditures - - 92,700 95,500 98,400 286,600
Balance 64,000 174,000 189,300 199,800 205,400 205,400
PUBLIC FACILITIES FEES
Prior Year Balance 9,285,160 9,285,160 - - 2,275,588 7,257,388 Revenues 360,350 1,001,880 2,354,940 4,981,800 12,870,040 30,854,170 General Fund Advance 1,081,232 (1,001,880) (79,352) - - - CSD Community Center 86,380 10,726,742 - - - - 10,726,742 CSD Woodglen Vista Park Restroom Improvements - - - - 870,000 870,000 Total Expenditures 10,726,742 - - - 870,000 11,596,742
Balance - - 2,275,588 7,257,388 19,257,428 19,257,428
Capital Improvement Program - Summary of Projects by Revenue Source Fiscal Years 2026-30
Total 5-Year
REVENUE SOURCE Prior Available Proposed Proposed Projected Projected Projected Revenue & & Project Expenditures Expenditures Balance FY 2025-26 FY 2026-27 FY 2027-28 FY 2028-29 FY 2029-30 Expenditures
ROADWAY LIGHTING DISTRICT
Prior Year Balance - - - - - -
Revenues 584,000 110,000 490,000 - - 1,184,000
ENG Bridge Streetlight Installation - - 110,000 490,000 - - 600,000 ENG Street Light LED Upgrades Phase II 590,000 584,000 - - - - 584,000 Total Expenditures 584,000 110,000 490,000 - - 1,184,000 Balance - - - - - -
RTCIP FEE
(Regional Transportation Congestion Improvement Program) Prior Year Balance 1,531,180 1,531,180 655,752 623,882 1,091,825 2,423,785 Revenues 105,572 296,130 713,943 1,331,961 3,523,471 7,502,257 ENG Broadband Infrastructure Improvements 1,072 160,000 - - - - 160,000 ENG Cuyamaca Right Turn Lane at Mission Gorge 1,119,780 100,000 - - - - 100,000 ENG Smart Traffic Signals 553,816 721,000 274,000 - - - 995,000 ENG Traffic Signal Upgrades - - - - - 540,000 540,000
ENG Turn Lane Modification - Mission Gorge/TCP - - 54,000 246,000 - - 300,000 Total Expenditures 981,000 328,000 246,000 - 540,000 2,095,000 Balance 655,752 623,882 1,091,825 2,423,785 5,407,257 5,407,257 Capital Improvement Program - Summary of Projects by Revenue Source Fiscal Years 2026-30
Total 5-Year
REVENUE SOURCE Prior Available Proposed Proposed Projected Projected Projected Revenue & & Project Expenditures Expenditures Balance FY 2025-26 FY 2026-27 FY 2027-28 FY 2028-29 FY 2029-30 Expenditures SANDAG
Prior Year Balance - - - - - -
Revenues 737,000 2,131,000 2,489,000 1,655,000 1,914,000 8,926,000 ENG State Route 52 Improvements 74,000 737,000 2,131,000 2,489,000 1,655,000 1,914,000 8,926,000 Total Expenditures 737,000 2,131,000 2,489,000 1,655,000 1,914,000 8,926,000 Balance - - - - - - -
SAN DIEGO FOUNDATION DONATION
Prior Year Balance 89,220 89,220 89,220 89,220 58,220 - Revenues - - - - - 89,220
CSD Walker Preserve Restroom Installation - - - 31,000 58,220 - 89,220 Total Expenditures - - 31,000 58,220 - 89,220
Balance 89,220 89,220 58,220 - - -
SAN DIEGO RIVER CONSERVANCY
Prior Year Balance - - - - - -
Revenues 53,044 337,690 337,690 - - 728,424
FIRE SD River Defensible Space/Hazardous Fuel Reduction 53,044 337,690 337,690 - - 728,424 Total Expenditures 53,044 337,690 337,690 - - 728,424
Balance - - - - - -
STATE OF CALIFORNIA APPROPRIATION
Prior Year Balance 3,587,622 3,587,622 - - - -
Revenues - - - - - 3,587,622
ENG Community Center 912,378 3,587,622 - - - - 3,587,622 Total Expenditures 3,587,622 - - - - 3,587,622
Balance - - - - - -
Capital Improvement Program - Summary of Projects by Revenue Source Fiscal Years 2026-30
Total 5-Year
REVENUE SOURCE Prior Available Proposed Proposed Projected Projected Projected Revenue & & Project Expenditures Expenditures Balance FY 2025-26 FY 2026-27 FY 2027-28 FY 2028-29 FY 2029-30 Expenditures
TRAFFIC MITIGATION FEES
Prior Year Balance 2,207,130 2,207,130 1,140,060 2,027,350 6,247,030 9,027,000 Revenues 312,930 1,337,290 6,438,680 5,279,970 10,896,090 26,472,090 ENG Cuyamaca Right Turn Lane at Mission Gorge 1,226,009 - - - - - - ENG Graves Avenue Street Improvements - - 350,000 1,700,000 2,500,000 1,713,000 6,263,000 ENG Median Mod - Mission Gorge at Market Place - - 100,000 519,000 - - 619,000 ENG Traffic Signal and Comm Upgrades-Isolated 230,000 1,380,000 - - - - 1,380,000 Total Expenditures 1,380,000 450,000 2,219,000 2,500,000 1,713,000 8,262,000 Balance 1,140,060 2,027,350 6,247,030 9,027,000 18,210,090 18,210,090
TRAFFIC SIGNAL FEES
Prior Year Balance 375,000 375,000 419,700 546,750 187,890 393,600 Revenues 44,700 187,050 901,140 735,710 1,517,820 3,761,420 ENG Traffic Signal and Comm Upgrades-Isolated 50,000 - - - - - - ENG Traffic Signal & Comm Upgrades MG West - - 60,000 1,260,000 - - 1,320,000 ENG Traffic Signal Mod - Carlton Oaks at Wethersfield - - - - 530,000 - 530,000 ENG Traffic Signal Mod - Mast Blvd at Carlton Hills - - - - - 300,000 300,000 ENG Traffic Signal Upgrades - - - - - 1,070,000 1,070,000 Total Expenditures - 60,000 1,260,000 530,000 1,370,000 3,220,000 Balance 419,700 546,750 187,890 393,600 541,420 541,420
TRANSNET / PROP A
Prior Year Balance - - 61,500 123,000 186,600 252,900
Revenues 2,017,143 2,045,015 2,097,768 2,165,273 2,238,459 10,563,658 Debt Service (809,143) (818,015) (828,768) (840,273) (726,459) (4,022,658) ENG Pavement Repair and Rehabilitation Citywide - 802,600 815,900 843,800 881,100 1,005,400 4,348,800 ENG Pavement Roadway Maintenance Citywide - 343,900 349,600 361,600 377,600 430,900 1,863,600 Total Expenditures 1,146,500 1,165,500 1,205,400 1,258,700 1,436,300 6,212,400 Balance 61,500 123,000 186,600 252,900 328,600 328,600
TRANSPORTATION INFRASTRUCTURE
pre-IMPACT FEES (from County)
Prior Year Balance 15,080 15,080 15,080 15,080 15,080 15,080 Revenues - - - - - 15,080
- - - - - - -
Total Expenditures - - - - - -
Balance 15,080 15,080 15,080 15,080 15,080 15,080
Capital Improvement Program - Summary of Projects by Revenue Source Fiscal Years 2026-30
Total 5-Year
REVENUE SOURCE Prior Available Proposed Proposed Projected Projected Projected Revenue & & Project Expenditures Expenditures Balance FY 2025-26 FY 2026-27 FY 2027-28 FY 2028-29 FY 2029-30 Expenditures
UNFUNDED
UNFUNDED - HIGH PRIORITY
ENG ADA Pedestrian Ramp Improvements - 802,700 802,700 802,700 802,700 802,700 4,013,500 ENG Bridge Restorations Citywide - 1,465,000 1,565,000 1,565,000 1,565,000 1,565,000 7,725,000 ENG CMP Storm Drain Replacement Program - 2,797,000 2,889,000 2,984,000 3,079,000 3,177,000 14,926,000 ENG Concrete Repair/Replacement Program - 20,000 70,000 70,000 70,000 70,000 300,000 FIRE Fire Station 4 Comprehensive Remodel - - 1,200,000 15,000,000 - - 16,200,000 ENG Pavement Repair and Rehab-Citywide - - 854,200 893,800 926,500 874,200 3,548,700 ENG Pavement Roadway Maintenance Citywide - - 1,320,500 1,376,000 1,430,000 1,448,700 5,575,200 FIRE Temporary Fire Station at Woodglen Vista Park - - 750,000 3,000,000 - - 3,750,000 PLN Town Center Specific Plan Implementation - - - 225,000 4,000,000 - 4,225,000 Sub-Total Unfunded High-Priority 5,084,700 9,451,400 25,916,500 11,873,200 7,937,600 60,263,400
UNFUNDED - INTERMEDIATE PRIORITY
ENG Cottonwood Ave Widening & Sidewalks - - - 350,000 6,840,000 2,850,000 10,040,000 FIRE Emergency Operations Center - - - 500,000 3,000,000 - 3,500,000 FIRE Fire Station 4 Maintenance - - - 709,000 395,000 735,000 1,839,000 FIRE Fire Station 20 at City Operation Center - - - 21,000,000 - - 21,000,000 ENG Mission Gorge Rd Drainage Improve East - - - - 1,485,000 3,937,000 5,422,000 ENG Mission Gorge Rd Drainage Improve West - - - 437,000 2,000,000 1,934,000 4,371,000 ENG Prospect Avenue Improvements - West - - - 484,000 11,094,000 9,547,000 21,125,000 Sub-Total Unfunded Intermediate -Priority - - 23,480,000 24,814,000 19,003,000 67,297,000
UNFUNDED - LONGER-TERM PRIORITY
CSD Lighting Upgrades Citywide - - - 600,000 - - 600,000 ENG Magnolia Ave Widening - - - - - 288,000 288,000
CSD Median Upgrade - MG at Town Center - - - 1,534,300 - - 1,534,300 ENG Olive Lane Improvements - - - - 705,000 2,325,000 3,030,000 ENG Santee Library - - - - - 33,750,000 33,750,000
ENG Shadow Hill/Woodside Drainage Improvement - - - - 1,553,000 1,854,000 3,407,000 CSD Trails-Mast Blvd to Walker Preserve - - - 3,100,000 - - 3,100,000 -
Sub-Total Unfunded Longer-Term Priority - - 5,234,300 2,258,000 38,217,000 45,709,300 Capital Improvement Program - Summary of Projects by Revenue Source Fiscal Years 2026-30
Total 5-Year
REVENUE SOURCE Prior Available Proposed Proposed Projected Projected Projected Revenue & & Project Expenditures Expenditures Balance FY 2025-26 FY 2026-27 FY 2027-28 FY 2028-29 FY 2029-30 Expenditures
UNFUNDED - SEEKING GRANT FUNDS
CSD Big Rock Park Playground Improvements - - - 978,700 - - 978,700 CSD Big Rock Park Restroom Improvements - - - 1,701,900 - - 1,701,900 CSD Big Rock Park Trailhead Enhancements - - - 2,479,700 - - 2,479,700 CSD Carlton Oaks Drive Bike Lanes - - - 507,000 4,557,000 - 5,064,000 ENG Cottonwood Avenue River Crossing - - - - - 14,766,300 14,766,300 ENG Electric Vehicle Charging Stations - 725,000 162,000 194,000 227,000 460,000 1,768,000 CSD Lodgepole Fencing Replacement - - - - 4,603,540 - 4,603,540 ENG Safe Routes to School Improvements - - - 180,000 240,000 - 420,000 ENG Sidewalk Installation Program Citywide - - - - - 28,900,000 28,900,000 CSD Skate Park at Town Center Community Park - - - - 2,015,000 - 2,015,000 ENG State Route 52 Improvements - - - - 73,500,000 73,500,000 ENG Street Light Installation - - - 500,000 - - 500,000 ENG Traffic Calming Manual - - - 100,000 - - 100,000
ENG Trails-SD River at Carlton Oaks - - - 4,233,800 9,076,000 - 13,309,800 ENG Trails - SD River North Side Cuyamaca to Cottonwood - - - 662,000 1,323,600 5,741,000 7,726,600 CSD Walker Preserve Restroom Installation - - - - 209,780 - 209,780 CSD West Hill Park Playground Improvements - - - 597,900 - - 597,900 CSD Weston Park Playground Shade Installation - - - 180,500 - - 180,500 CSD Woodglen Vista Park Playground Improvements - - - 792,200 - - 792,200 Sub-Total Unfunded-Seeking Grant Funds 725,000 162,000 13,107,700 22,251,920 123,367,300 159,613,920 Total Unfunded Projects 5,809,700 9,613,400 67,738,500 61,197,120 188,524,900 332,883,620 TOTAL 5-YEAR
CAPITAL IMPROVEMENT PROGRAM $ 44,856,411 $ 22,332,995 $ 87,983,945 $ 81,760,970 $ 223,677,570 $ 460,611,891 TOTAL FUNDED PROJECTS $ 39,046,711 $ 12,719,595 $ 20,245,445 $ 20,563,850 $ 35,152,670 $ 127,728,271 (excludes unfunded projects)
STAFF REPORT
CAPITAL IMPROVEMENT PROGRAM OVERVIEW
FOR FISCAL YEARS 2026-2030
CITY COUNCIL MEETING
MAY 28, 2025
The Capital Improvement Program (CIP) for Fiscal Years 2026-2030 is a five-year planning tool that assists the City Council with setting priorities, identifies unfunded needs, helps staff in managing workloads, project schedules and budgets, and establishes the appropriated CIP budget for the first two fiscal years. Funding is allocated to projects based on existing available funds and projected revenues. Staff has identified 76 projects totaling $455.6 million over the next five years for infrastructure and other capital needs of the community and the City. Of the $455.6 million, $127.9 million is funded and $327.7 million is unfunded. The CIP reflects five project categories: Circulation, Drainage, Facilities, Parks, and Other projects.
Circulation Projects
Circulation projects comprise the largest portion of the CIP, totaling $254.7 million or 55% of the total project costs. Highlights in this category include:
• Pavement Repair and Rehabilitation / Pavement Roadway Maintenance: These ongoing projects have a combined total identified cost of $24.1 million over the next five years. This project will focus on overlays, full reconstruction, slurry seals, and cape seals on City streets. Allocated funding for both projects totals $5.0 million in FY 2025- 26 and $2.4 million in FY 2026-27.
• Traffic Signal and Communication Upgrades at Isolated Intersections: This project is fully funded in FY 2025-26 at a total project cost of $1.3 million. This project will upgrade Attachment 5
STAFF REPORT
CAPITAL IMPROVEMENT PROGRAM OVERVIEW
FOR FISCAL YEARS 2026-2030
CITY COUNCIL MEETING
MAY 28, 2025
existing traffic signals, communication systems, and detection cameras per the City’s Transportation Improvement Master Plan.
• Cuyamaca Street Right Turn Lane at Mission Gorge will be completed in FY 2025-26.
This project will provide a dedicated right-turn lane onto Mission Gorge Road traveling east-bound. Total costs for this project are $2.7 million • Smart Traffic Signals: This project will install smart traffic signals on major arterial streets. It is fully funded at $721,000 in FY 2025-26 and $274,000 in FY 2026-27. • State Route 52 Improvements: This project is reflected at a total cost of $98 million. The City is working with regional partners to actively pursue improvements on State Route 52 between State Route 125 and Interstate 15 to reduce congestion on both the freeway and Santee streets. Allocated federal and SANDAG funding totals $1.5 million in FY 2025-26 and $4.1 million in FY 2026-27. The majority of the estimated project costs, $73.0 million, is unfunded at this time.
Drainage Projects
Drainage projects total $34.0 million and represent 7% of the CIP. Highlights in this category include:
• CMP Storm Drain Replacement Program: This is an annually appropriated program with a five-year identified cost of $16.1 million, $500,000 of which is funded in the first two years. This ongoing project focuses on the assessment, design, and construction of repairs or rehabilitation of corrugated metal pipe (CMP) storm drains throughout the City.
• Storm Drain Trash Diversion: The total project cost over the next five years is $1.2 million. The project is fully funded and has a combined budget in year one and two of $434,000. This project supports the State’s efforts in addressing trash in the City’s waterways.
Facility Projects
Facility projects comprise the second largest portion of the CIP, totaling $110.2 million, or 24% of the CIP. Highlights in this category include:
• Community Center: The Community Center is projected to cost $23.5 million and is fully funded, with construction expected to begin in FY 2025-26. • Various City Hall Improvements including wood repairs, repainting of City Hall buildings and parking lot light poles, and the replacement of the roof at Building 6 have been completed. The modification of the public counter in Building 4 is included in year three. • Network wiring and a Centralized Alarm System are proposed to be updated at City Hall in FY 2025-26. These two projects are both fully funded.
STAFF REPORT
CAPITAL IMPROVEMENT PROGRAM OVERVIEW
FOR FISCAL YEARS 2026-2030
CITY COUNCIL MEETING
MAY 28, 2025
• Fire Station Projects: The total estimated cost for a comprehensive remodel and maintenance of the oldest fire station, Fire Station 4, the design and construction of a new fire station and one temporary station, and an Emergency Operations Center is included in this Capital Improvement Program Budget. The estimated cost of all facilities is $47.9 million. The majority of the projects are currently unfunded with the intent to develop a funding strategy for the facilities.
• Operations Center Upgrades: The upgrades proposed for the Operations Center include the addition of a Vactor truck dumping and de-watering station. This upgrade is needed to ensure that water and waste removed from the storm water system during cleaning does not contaminate the stormwater collection system. This project is expected to cost $985,000 and is fully funded in FY 2025-26.
Park Projects
Park projects total $50.9 million, or 11% of the CIP. There are several projects planned for future years once funding is identified. Current highlights in this category include:
• General Park Improvements: This project is an annual allocation used for improvement and systematic replacement of existing park facilities and amenities. The total identified cost included in the CIP is $226,300.
• Sports Field and Court Improvements: This project is an annual allocation used to improve City sports fields and courts. The total identified cost included in the CIP is $276,300.
• TCCP Artificial Turf Replacement. This is an annual allocation of $150,000 that will be set aside and accumulated until the useful life of the current artificial turf has expired.
This annual allocation was previously included in the Operating Budget but has been moved to the CIP to better reflect the use of the funds. • Video/Camera Locations for Trails and Parks: This is a priority for the City Council and is fully funded for FY 2025-26 and FY 2026-27 with a total project cost of $269,100. • Weston Park Playground Shade Installation will install a shade covering over the playground at Weston Park. This project is projected to cost $180,500 and is fully funding in year one of the CIP.
Other Projects
Other projects total $14.8 million, or 3% of the CIP, and include information technology and various other projects such as the following:
STAFF REPORT
CAPITAL IMPROVEMENT PROGRAM OVERVIEW
FOR FISCAL YEARS 2026-2030
CITY COUNCIL MEETING
MAY 28, 2025
• Asset Management. This project will develop the City’s formal Asset Management program to improve how assets are tracked, evaluated, and maintained. The initial project cost is $250,000.
• Broadband Infrastructure Improvements: This project will provide a secure, wired, fiber optic connection from City Hall to the City’s Operations Center and is fully funded in FY 2025-26 with an estimated cost of $1.1 million.
• Financial Management System Upgrade: This project includes the implementation, software licensing, and training costs to a new Enterprise Resource Planning (ERP) system for the City’s accounting and financial management system. This project is fully funded in FY 2025-26 with a proposed cost of $1 million. • San Diego River Defensible Space and Hazardous Fuels Reduction: This project will significantly reduce the threat of property loss and casualties in fire-prone areas of the City. The project is funded with $6.9 in grant funding from FEMA’s Hazard Mitigation Program and $728,000 from the San Diego River Conservancy. The total cost for this project is $7.6 million.
• Town Center Specific Plan Implementation. This project will initiate the implementation of the Town Center Specific Plan, beginning with the development of a sign program throughout the Specific Plan area. This project is not slated to be funded until FY 2027- 28, year three, but the timing can be reevaluated depending on need.
Revenue Sources
As previously mentioned, of the $455.6 million identified in the Capital Improvement Program, $127.9 million in funding has been identified with existing available funds and projected revenues over the next five fiscal years. Programed revenues come from a variety of sources.
STAFF REPORT
CAPITAL IMPROVEMENT PROGRAM OVERVIEW
FOR FISCAL YEARS 2026-2030
CITY COUNCIL MEETING
MAY 28, 2025
The primary revenue sources for the CIP are as follows. • Development Impact Fees received from new development, which include Drainage, Park-in-Lieu, Public Facilities, Regional Transportation Congestion Improvement Program (RTCIP), Traffic Mitigation, and Traffic Signal fees. These fees together are the largest CIP revenue source.
• Developer contributions are fees received pursuant to Development projects. • Federal and State grants
• General Fund
• Gas Tax and SB1 Road Maintenance and Rehabilitation (RMRA) Program funds • TransNet
• Various other funding sources
Under the direction of the City Manager, the Finance Department prepares the City’s Capital Improvement Program budget document. Additional information regarding the City’s CIP budget may be obtained by contacting the City of Santee Finance Department or through the City’s web site at www.cityofsanteeca.gov.
Attachment 1
STAFF REPORT
PROPOSED OPERATING BUDGET
FOR FISCAL YEAR 2025-26
CITY COUNCIL MEETING
JUNE 11, 2025
Overview
The local economy, while strong over the past several years, is experiencing uncertainty.
National and regional economic indicators show a mixed picture, while unemployment remains low and consumers are still spending, lingering inflation and rising interest rates continue to place pressure on household and municipal costs alike. The fluid nature of the current economy makes it difficult to predict outcomes. Even in this environment, our budget is a balanced budget that maintains and enhances service levels and addresses the priorities established by the City Council while maintaining our reserve balances for additional cushion against future economic uncertainties.
The Proposed Operating Budget for Fiscal Year 2025-26 has been developed after a considerable review process. Departmental budget submittals were prepared and reviewed in detail by line item and evaluated in conjunction with historical expenditures, projected revenues and consistency with City Council’s stated priorities.
General Fund
Proposed Budget Summary
FY 2025-26
Revenues $ 64,651,470
Expenditures (64,258,820)
Revenues Over (Under) Expenditures 392,650
Transfers to Other Funds (706,210)
Transfer to Capital Improvement Program (945,100)
Unfunded Liabilities (CalPERS) (600,000)
Change to Fund Balance (1,858,660)
Available Fund Balance, 7/1/25 16,081,271
Available Fund Balance, 6/30/26 $ 14,222,611
Staff Report – Proposed Operating Budget
Fiscal Year 2025-26
2 General Fund Revenues
General Fund revenues for FY 2025-26 are projected to total $64.6 million, a $1.3 million, or 2%, increase from the current fiscal year estimate. Following is a discussion of key revenues.
Property Taxes: Property Taxes represent 42.5% of General Fund revenues and are received based on property assessed valuation. Citywide assessed valuation is projected to increase by 4.0% in FY 2025-26. This is less than in the prior year due to a continued high mortgage environment resulting in fewer home sales due to limited inventory and lack of turnover.
Property tax revenues (including real property transfer taxes) are projected to total $27.5 million in FY 2025-26, an increase of $968,880 from the current fiscal year.
Sales Tax: Sales Tax represents 31.0% of General Fund revenues and is projected to total $20.0 million in FY 2025-26, an increase of $613,170 or 3.2% from the current fiscal year estimate. During the FY 2024-25 year (current fiscal year), the revenue projection for sales tax was reduced to account for revenue decreases across several categories. The forecast for FY 2025-26 was built on this reduced amount and adds in modest growth. The FY 2025- 26 projection also includes the addition of projected sales tax revenues from new businesses expected to open in the fiscal year. Modest growth is expected to continue in the City’s key Building & Construction category. Other categories are expected to flatten or have very small increases in the upcoming quarters as economic uncertainty and low consumer confidence continues to be prevalent.
Franchise Fees: Franchise Fees represent the third largest discretionary source of revenue, and are received from Waste Management, San Diego Gas & Electric (SDG&E), Cox Communications and AT&T. Franchise Fees are projected to total $4.1 million in FY 2025-26, an increase of $68,580 or 2% from the current fiscal year. Increases in revenue from certain Franchise Fee categories continue to be offset by reductions in revenues from Cox Communications and AT&T.
Building Fees: The FY 2025-26 proposed building revenue is split between plan checks and building permit revenue. Overall, there is a small, expected increase in building permit and plan check revenue, which is conservatively estimated to total $1.0 million, a $22,460 increase from the current fiscal year.
Fire Reimbursements: As a result of the wildfire season in FY 2024-25, Fire reimbursement revenue was elevated. The proposed budget reflects a reduced amount that will be reevaluated at a later date if increases are necessary.
Charges to Other Funds: Charges to Other Funds revenue represents reimbursements to the General Fund for costs incurred in support of certain activities that are funded outside of the General Fund. The funds providing these resources back to the General Fund include the Gas Tax Fund, Zone 2 Flood Control District Fund (storm water activities), landscape maintenance districts and the Capital Improvement Program among others. Charges to Other Funds revenue is estimated to total $1.2 million in FY 2025-26, an increase of $91,130 from the current fiscal year.
Staff Report – Proposed Operating Budget
Fiscal Year 2025-26
3 Emergency Medical Services (EMS) Fund Operating Transfer In: The EMS Operating Transfer In reimburses the General Fund for all expenses associated with the EMS division in the Fire and Life Safety Department. The expected reimbursement for the proposed year is $6.6 million, an increase of $290,090 over the prior year. This increase is primarily due to negotiated salary increases and equipment purchases.
The transfer in also includes funding for the continuation of a pilot program started in FY 2024- 25 that employs six full-time Emergency Medical Technicians (EMT) to co-staff both ALS ambulance. This addition of the EMTs allows for the conversion of the City’s existing ambulance staffing model to a one EMT and one FFPM (1&1) configuration. The 1&1 concept is a common staffing model throughout the industry. Additionally, this one-year trial allowed for the movement of two FFPMs per shift onto a Squad, thus alleviating call volume disparity impacting Engine 4 while also increasing the number of available personnel able to respond to critical incidents such as fires and rescues. The cost of this program, approximately $620,000, will not be sustainable through the current funding mechanism beyond FY 2025-26. New funding will be needed to continue the program after the FY 25-26 fiscal year.
General Fund Expenditures
The proposed budget reflects General Fund operating expenditures totaling $64.3 million in FY 2025-26, a $2.1 million or 3.4% increase from the current fiscal year budget.
Public safety continues to represent the largest portion of the General Fund operating budget.
The Fire and Life Safety budget totals $22.6 million representing 35.3% of the total General Fund expenditures and the Law Enforcement budget totals $18.5 million representing 28.8% of the total General Fund expenditures. The Community Services Department expenditures total $7.1 million representing 11.0% of the total General Fund expenditures. Engineering’s budget is $3.3 million and Planning & Building’s budget is $3.2 million.
Following is a discussion of some of the key impacts on the proposed budget.
Personnel Costs: The proposed budget includes an increase of seven and a half (7½) fulltime positions. Five (5) of these positions will provide staffing for the new Parks Division.
Positions are also requested for the Planning Department (1), Information Technology (1), and Code Compliance (1/2). In addition, the proposed budget includes other personnel-related adjustments. A description of the personnel requests are as follows. • The addition of five (5) full-time Landscape and Irrigation Maintenance Workers – Parks Division. The City will be transitioning its park maintenance and custodial services from a contract-based model to an in-house model. These positions, along with two part-time positions, will staff the new division and assume the maintenance and custodial services of the City’s parks. The purpose of this change is to reduce the cost of park maintenance and improve the quality of work performed in the parks.
Total budgeted labor cost for these positions is $599,500. • The addition of one Senior Planner – Planning. This position will assume the lead responsibility for cannabis permit administration, manage and support discretionary Staff Report – Proposed Operating Budget
Fiscal Year 2025-26
4 projects, and manage the General Plan Update. The scope and complexity of responsibilities assigned to this role, as well as the advanced level of knowledge required warrants classification at the senior level. Funding for this position will be split between three areas, cannabis annual renewal fees, developer deposits, and savings from consultant fees for work done on the General Plan Update. Total anticipated labor costs for this position is $144,220
• The addition of one full-time Code Compliance Assistant – Code Compliance. This position will replace the two part-time Code Compliance Assistants that the City currently employs. One of the part-time positions is a benefited position. The addition of a full-time benefited position results in a net increase in the City’s full-time employee count of half (1/2) of a position. This change in staffing is important in that it would ensure business continuity and succession planning by providing a dedicated staff member to perform code enforcement duties consistently throughout the year. The net increase to the City’s budget as a result of converting from the two current part-time staffing model to a full-time model is anticipated to be $31,080. • Information Technology Technician – Information Technology. This position, under the direct supervision of the IT Manager, will be responsible for diagnosing and repairing hardware and software issues on city computers and peripherals. As well as assisting with installing and configuring software and operating systems. This position would take over the support of certain lower-level tasks, thus freeing up the IT Manager and IT Analyst to focus on high-level initiatives such as network redesigns, cybersecurity enhancements, server migrations, and cloud transitions.
Total anticipated cost for this position is $96,180.
• Market Adjustment -- Information Technology Manager. In Spring of 2024, an external survey of San Diego County cities was performed by the Human Resources department. In that survey, it was discovered that the IT Manager was ranked number nine out of fourteen when compared to other comparable positions in San Diego County cities. At that time, no updates were made to management salaries.
The survey for this position was performed again in April 2025 and found that the position had moved down to number ten out of fourteen. Based on the results of the external survey an increase is proposed. Based on Human Resources’ review of factors of the position, it is recommended that the IT Manager’s salary band align with the Building Official and Fire Marshall. The total cost of the market adjustment will be $32,130.
• The reclassification of one Facilities Maintenance Technician to a Facilities Maintenance Worker – Public Services Division. Based upon the existing structure of the Public Services Division, the Facilities Maintenance Technician shares similar duties to other higher-paid positions in the PSD Department. This reclassification would align this position with the Maintenance Worker and Landscape and Irrigation Maintenance Worker. Some of these related duties include standby duty, special events set up and takedown, emergency work, storm related work, homeless Staff Report – Proposed Operating Budget
Fiscal Year 2025-26
5 cleanups, and working with other division staff to assist as needed. Total anticipated costs of the reclassification is $6,050.
• Standby Duty Pay Increase. Standby duty pay occurs when an employee returns to work because of an unanticipated, unscheduled work requirement or emergency.
Staff in the PSD department are assigned seven-day standby duty on a rotating basis. Currently, standby duty pay is a flat amount of $225 for the assignment. This amount has not changed in eighteen years. Human Resources surveyed seventeen San Diego cities and of the nine cities that are comparable to Santee because of their standby pay methods, Santee was ranked number eight. The median standby pay of the nine cities was a flat rate of $300. The Operating Budget includes an increase in standby pay from $225 to $300. The overall cost increase to the City’s budget is expected to be $4,000 for standby duty and $14,000 for associated overtime costs.
The proposed budget includes merit increases for eligible employees and negotiated salary increases of 5.5% for SFFA members comprised of a 3% COLA and 2.5% market adjustment.
The proposed budget also includes 3% COLA increases for non-represented full-time employees, 3% COLA increases for City Council members and an increase to the City Council members’ car allowance. The City Council members’ increases are in line with the Salary Setting Commissions report to City Council on April 9, 2025.
CalPERS Retirement Costs: CalPERS retirement costs continue to have an impact on the City’s budget. Costs are expected to total in excess of $7.8 million in FY 2025-26, a $788,670 increase from the current fiscal year. Approximately $5.1 million of the total amount represents required payments against the City’s unfunded pension liability. This is $643,524 more than in the prior year. This increase can be attributed to lower-than-expected returns on investments on June 30, 2023. The FY 2025-26 Proposed Budget includes an Additional Discretionary Payment (ADP) of $600,000 to be made towards the City’s unfunded liability. This will be the City’s fifth consecutive year making ADPs.
Other Non-Personnel Expenditures: Other non-personnel expenditures of note affecting the proposed budget are as follows.
City Council: Includes continued support of the Hometown Heroes banner program and for adopted military units and other military and veteran activities. This budget also includes increases to memberships including LAFCO, League of CA Cities, and SANDAG.
City Attorney: Includes amounts to support a variety of special projects and potential litigation matters, including the City’s continuing efforts to develop a comprehensive strategy to address issues associated with homelessness, assisting the City’s efforts in processing applications for cannabis business permits, providing special assistance with the new Financial Software contract, and providing staff with tailored training on governance, transparency and ethical roles and responsibility.
City Manager: Includes $36,000 for homelessness services as a stop gap until grant revenue is received later in the fiscal year.
Staff Report – Proposed Operating Budget
Fiscal Year 2025-26
6 Information Technology: Includes a $89,600 increase in software maintenance and licensing costs, primarily a result of new software to address cybersecurity and an online bidding platform.
Animal Control: FY 2025-26 will be the third year of a three-year agreement with the Humane Society. This agreement includes two one-year options to extend and can be terminated at any time with one-year advance written notice. The annual cost increase each year is based on CPI. The contract price for the proposed budget is $478,600 which represents a 3.12% increase.
City Clerk: Includes an annual election expense of $80,000. These funds are budgeted each year with amounts carrying over from non-election years to election years.
Human Resources & Risk Management: Reflects anticipated increases in property and general liability insurance and property insurance premiums of approximately 32% ($257,220 increase).
Finance: This department has no significant non-personnel changes.
Engineering: Includes an amount for the annual lease costs of a new plotter.
Planning and Building: This department has an increase of $220,920 related to the General Plan Update. The total amount of the update is $1.6 million, but in order to conserve resources while actively moving forward with the update, the Planning Department was able to divide the General Plan Update into segments. The first segment was the Open Space (Conservation) Element. This year’s segment will be the initiation of the General Plan comprehensive update.
The remainder of the General Plan Update is segmented out to be completed in three remaining years. The Building Department has no significant non-personnel changes.
Community Services: In the Administration Division, funds are provided to fund a biological study of the river area in order to perform ongoing defensible space maintenance, $65,000.
The Public Services Division budget includes funding for City Hall maintenance, $27,620, updates to Fire Station 5 including HVAC units and apparatus door replacement, Woodglen Vista swing replacement, $50,000, Shadow Hill sports court resurfacing, $15,000, and tennis court LED lights retrofit, $22,950. This fiscal year marks the first year of the new Parks Division.
This division was created to bring the parks maintenance function in-house. Total costs associated with the transition are expected to be less than the previous contract-based costs.
Additional budgetary impacts result from consumer price index-based adjustments to various maintenance contract renewals.
Law Enforcement: In accordance with the terms of the current five-year law enforcement services agreement with the County of San Diego, a 3.5% or $617,940 increase is reflected for contract law enforcement services for FY 2025-26, bringing the total contract amount to $18.3 million, $200,000 of which is paid from State COPS funding in the Supplemental Law Enforcement Fund. This is the fourth year of a five-year contract. Contract cost will increase by 3.5% in FY 2026-27. Also included in the Law Enforcement budget is the continued support of funding for the Grossmont Union High School District in the amount of $240,260 to fund Staff Report – Proposed Operating Budget
Fiscal Year 2025-26
7 approximately one-half of the cost of a School Resource Officer. Also included are amounts to support the lease of six Flock cameras located throughout the City.
Fire: Items include funding for as-need new appliances and repairs, $18,820, equipment for the new Brush Rig, $6,970, equipment to outfit the reserve engine, $11,140, battery chargers $10,340, Drager SCBA masks accessories, $19,470, and communication equipment (radios), $61,690. Increases are also due to increases in medical supplies, agency contributions, and wearing apparel for new employees.
Transfers and Other Uses: The proposed budget reflects the following transfers and other uses.
• Transfers to Other Funds: Proposed transfers to other funds include $592,970 to the Vehicle Replacement Fund, $43,240 to the Highway 52 Coalition Fund, and $70,000 to the Technology Replacement Fund.
• Transfers to Capital Improvement Program. A transfer to the Capital Projects Fund is proposed in the amount of $945,100 to support projects in the Proposed FY 2026-30 Capital Improvement Program.
• A $600,000 ADP to CalPERS is proposed. This will be the fifth consecutive ADP made with the intent of reducing the City’s unfunded CalPERS pension liability as previously discussed.
Current Year (FY 2024-25) Updates: Due to unbudgeted employee payouts that occurred late in the fiscal year, staff has included increases to the following FY 2024-25 budgets, City Manager $203,080, and Building $36,570. Requested increases to these budgets will be included in the budget resolution.
Reserve Policy
On June 26, 2024, the City Council adopted a Reserve Policy that increased the City’s minimum reserve to 22% of annual General Fund operating expenditures. The reserve policy contributes to the fiscal security of the City by providing resources that could be used to mitigate future risks such as revenue shortfalls, economic downturns, natural disasters and other catastrophic events, as well as providing a source of revenue from investment earnings.
The reserve policy increases the credit worthiness of the City to credit rating agencies, resulting in cost savings when the City issues debt. The reserve policy also provides a benchmark to assist in short-term and long-term financial planning. The proposed budget conforms to the reserve policy and reflects an available reserve balance of over $14.2 million at June 30, 2026, which represents 22.13% of annual operating expenditures and includes an available reserve balance of $134,311 beyond the 22% minimum policy level.
Staff Report – Proposed Operating Budget
Fiscal Year 2025-26
8 OTHER FUNDS
The Other Funds are used to account for the proceeds of specific revenue sources that are legally restricted to expenditure for specified purposes or have been designated for a specified purpose. Following is an overview of the proposed operating budgets for the Other Funds.
Risk Management and Workers’ Compensation Reserve Funds The Risk Management and Workers’ Compensation Reserve Funds are used to account for funds held in reserve for general liability and workers’ compensation claims for which the City is self-insured up to the applicable self-insured retention amounts ($150,000 and $350,000 per claim respectively). The reserve fund balances are targeted to meet the “expected” funding level based on an actuarial analysis of the estimated outstanding liability. An actuarial analysis of the City’s liability and workers’ compensation claims experience is performed every two years.
Vehicle Acquisition & Replacement Fund
The Vehicle Acquisition & Replacement Fund is used to account for funds that are accumulated for the replacement of City vehicles. While Fire apparatus, paramedic ambulances and other heavy-duty equipment will continue to be purchased, on May 12, 2021, the City Council authorized the City’s participation in the Enterprise Fleet Management vehicle leasing program for the City’s light duty fleet. Funding for the annual lease payments, debt service payments, and purchases is provided by transfers from the General Fund and the EMS Fund for EMS related activities. Following are the new vehicles proposed for purchase or lease in FY 2025-
26. • The remount of existing body from Medic Unit #190. The remount price is $225,340 and is funded from the EMS Fund.
• The purchase of a Compact Track Loader (Skid Steer). This purchase would replace unit V132, a 22-year-old unit. This is a larger unit with tracks instead of wheels along with an enclosed cab. The equipment is used for asphalt, flood control maintenance, and illegal dump cleanup. $149,920 is included for this purchase. • The lease of one Ford Ranger XL the for the Human Services Open Space Coordinator.
This vehicle replaces vehicle 156.
The fund is also responsible for debt service payments made on capital leases used to acquire large vehicles such as fire apparatus and heavy-duty public works vehicles. The City is currently making capital lease payments on a Pierce Arrow Tiller Truck and a Pierce Arrow Triple Combo Pumper. Capital lease payments total $274,880.
Recreation Revolving Fund
The Recreation Revolving Fund is used to account for revenues received from recreation program/class participants and the direct costs of these programs. Included are instructional classes for all ages, sports leagues, youth camps, senior trips, teen activities and the Santee Staff Report – Proposed Operating Budget
Fiscal Year 2025-26
9 Twilight Brews and Bites Festival special fund-raising event. Revenues are estimated to total $322,000 in FY 2025-26 with proposed expenditures of $318,980.
Technology Replacement Fund
This program sets aside funds each year to ensure maintenance of the City’s Information Technology infrastructure with a planned replacement schedule every five to seven years; or as needed depending on the equipment. The replacement, upgrade and/or modernization of equipment is essential to keep up to date with technological changes and advances, ensure proper support of the infrastructure, ensure continuity of the City’s day-to-day business activities, and ensure the highest security of the City’s network. I.T. infrastructure under this program includes network servers, storage area network (SAN) units, firewalls, network switches, computer workstations, laptops, monitors, printers, software, other peripheral devices, and phone systems. The City’s FY 2025-26 contribution to the fund is $70,000.
Combined with prior year contributions, funds will be used for the replacement and upgrade of servers and provide the capital for a new phone system.
Supplemental Law Enforcement Fund
The Supplemental Law Enforcement Fund is used to account for revenues received annually under the State’s Citizens’ Option for Public Safety program. These revenues are used to partially offset the cost of one Special Purpose Officer in the Community Oriented Policing Unit.
The proposed FY 2025-26 budget is $200,000.
Highway 52 Coalition Fund
The Highway 52 Coalition Fund is used to account for funds budgeted in support of the Coalition’s efforts to secure funding to improve Highway 52 which are used primarily for the cost of a lobbyist assisting in efforts to obtain federal funding, for support costs incurred by the City Attorney’s Office and for meetings and outreach efforts with regional, state and federal representatives. The proposed FY 2025-26 budget totals $61,250.
PEG Fund
The PEG Fund is used to account for Public, Educational and Government (“PEG”) fees received from cable television providers in an amount equal to 1% of their gross revenues, that may only be used by the City for capital costs related to public, educational and governmental access facilities consistent with federal and state law. PEG fees have been used for the implementation of Santee TV, the City Council Chamber Upgrade Project, City Hall Fiber Optic Replacement Project, and the Clock Tower Video Display Upgrade Project. In FY 025-26 PEG fees collected will be used to reimburse for eligible costs incurred in the Clock Tower Video Display Upgrade project. The estimated PEG fee revenue for FY 2025-26 is $115,000.
CASp Certification and Training Fund
The CASp Certification and Training Fund is used to account for a State mandated surcharge collected on every business license issued or renewed. This revenue must be used for certified disabled access specialist training and certification and to facilitate compliance with construction-related accessibility requirements. In FY 2025-26, accumulated funds will be used to create a grant program that will award financial assistance to small businesses in the Santee community to upgrade accessibility.
Staff Report – Proposed Operating Budget
Fiscal Year 2025-26
10 Gas Tax Fund
The Gas Tax Fund is used to account for revenues received from the State of California through the Highway Users Tax Account (HUTA) that are restricted for street and road purposes (including the public right-of-way). Gas Tax Fund revenues are projected to total $1,653,300 in FY 2025-26, exclusive of the Gas Tax revenues received in accordance with State Senate Bill 1 (SB 1) which are separately budgeted and discussed below. Gas Tax HUTA revenues for FY 2025-26 are projected to be relatively flat when compared with the current fiscal year based on statewide fuel consumption and a reduction in the City’s allocation based on a decrease in population. Gas Tax HUTA revenues are primarily utilized for the following purposes: traffic signal maintenance, street sweeping, street striping, minor street repairs, right-of-way and median landscape maintenance and curb/gutter/sidewalk maintenance. The proposed budget reflects the full expenditure of all Gas Tax HUTA revenues to be received in FY 2025-26 and includes the following. • The purchase of traffic calming devices such as speed feedback signs and sign enhancing flashers at a total cost of $20,000.
• Electrical pedestal replacements (2), $35,000.
• Traffic Signal LED Replacement Project, $222,000
SAFE Program Fund
The SAFE (Service Authority for Freeway Emergencies) Program Fund provides for the expenditure of Santee’s share of excess program reserve funds that were distributed to all cities and the County in accordance with Assembly Bill 1572. This funding is used to offset the cost of traffic management and traffic operations center activities.
Gas Tax-RMRA (SB 1) Fund
The Gas Tax-RMRA (SB 1) Fund is used to account for revenues received from the State of California as a result of the Road Repair and Accountability Act of 2017. The allowable use of Gas Tax-RMRA funds is similar, but not identical to that of existing Gas Tax funds. Gas TaxRMRA Fund revenues are projected to total $1,496,870 in FY 2025-26. Gas Tax-RMRA funds will be used exclusively for certain street and road, concrete repair and bridge restoration projects as identified in the proposed Capital Improvement Program for FY 2026-2030.
Zone 2 Flood Control District Fund
The Zone 2 Flood Control District Fund is used to account for property tax allocations used primarily for activities required by the Municipal Storm Water Permit issued by the San Diego Regional Water Quality Control Board. Revenues are projected to total $547,810 in FY 2025- 26, covering a portion but not all of the storm water permit and storm drain/channel maintenance activities, the balance of which is paid from the General Fund.
Community Development Block Grant (“CDBG”) Fund
The CDBG Fund is used to account for federal CDBG revenues received annually for public service, public facility and program administrative activities that benefit low and moderate Staff Report – Proposed Operating Budget
Fiscal Year 2025-26
11 income families, aid in the prevention or elimination of blight or address an urgent community need. CDBG revenues are expected to total $376,750 in FY 2025-26 which will be expended on Program Year 2025 activities in accordance with prior City Council action.
Emergency Medical Services Fund
The Santee-Lakeside Emergency Medical Services Authority (SLEMSA) was initiated to provide the mechanism for funding, managing and administratively coordinating the emergency ambulance services and transportation provided by the City of Santee and Lakeside Fire Protection District for Santee, Lakeside, and the unincorporated area of El Cajon referred to as Bostonia, formally known as County Service Area 69. This fund represents the City of Santee’s share of the revenue generated by ambulance billing, property tax, the ambulance benefit fee, and grant revenue. Funds from this account are used to reimburse the general fund for all expenses associated with the EMS Program which is housed in the Fire and Life Safety Department. Revenue for FY 2025-26 is projected to be $5.9 million. Transfers to the General Fund and the Vehicle Replacement Fund total $6.8 million in FY 2025-26. This deficit in funding is due to the 1&1 staffing pilot that began in FY 2024-25. If the program continues to be funded with EMS funds, the EMS fund reserves will be depleted in approximately five years.
Community Facilities Districts (“CFDs”) Funds:
Community Facilities Districts Funds are used to account for the proceeds of property owner special tax assessments received to pay for the cost of municipal services in the following CFDs:
• CFD No. 2015-1 (Municipal Maintenance Services) – provides for storm water facility maintenance for the 10-residential unit El Nopal Estates II subdivision. • CFD No. 2017-2 (Weston Municipal Services) – provides a funding mechanism to offset the cost impact of providing various public services as a result of the 415-residential unit Weston development.
Town Center Landscape Maintenance District (“TCLMD”) Funds The TCLMD Funds are used to account for property owner assessments received to pay for landscape maintenance and related costs within the following four zones: Town Center, The Lakes, San Remo and Mission Creek. Assessment revenues have reached the maximum allowed in each of the four zones. Staff continues to evaluate alternatives for converting landscape materials to more drought-tolerant/low water use materials where feasible.
Revenues and operating transfers from the Gas Tax Fund are estimated to total $361,610 in FY 2025-26 with proposed expenditures of $356,190.
Santee Landscape Maintenance District (“SLMD”) Funds
The SLMD Funds are used to account for property owner assessments received to pay for landscape maintenance and related costs within the following ten zones: El Nopal, Country Scenes, Camelot Heights, Silver Country Estates, Mattazaro/Timberlane, The Heights, Prospect Hills, Mitchell Ranch, Dakota Ranch and Allos. Assessment revenues have reached the maximum allowed in seven of the ten zones, and one assessment increase reflecting a CPI adjustment is proposed in FY 2025-26. Staff continues to evaluate alternatives for converting landscape materials to more drought-tolerant/low water use materials where Staff Report – Proposed Operating Budget
Fiscal Year 2025-26
12 feasible. Revenues are estimated to total $122,490 in FY 2025-26 with proposed expenditures of $129,650.
Special Street Light Tax (Zone A) Fund
The Special Street Light Tax Fund is used to account for property tax allocations required to be utilized to operate, maintain and replace street lights of general benefit located throughout the City, primarily arterial streets (also referred to as “Zone A” of the Santee Roadway Lighting District). Revenues are estimated to be $514,500 in FY 2025-26 with proposed operating expenditures of $258,000.
Roadway Lighting District (Zone B) Fund
The Roadway Lighting District Fund is used to account for assessments received from benefiting property owners in order to operate, maintain and replace street lights of special benefit throughout the City (also referred to as “Zone B” of the Santee Roadway Lighting District). Revenues are estimated to be $437,010 in FY 2025-26 with proposed expenditures of $486,880.
Mobile Home Park Ordinance Administration Fund
The Mobile Home Park Ordinance Administration Fund is used to account for assessment revenues collected from mobile home park owners to help defray the reasonable and necessary costs incurred in the administration of the City’s mobile home rent control ordinance.
Park owners are assessed $3 per month for each space subject to the City’s rent control ordinance. Revenues are estimated to total $71,300 in FY 2025-26 with proposed expenditures of $43,790.
Next Steps
The Proposed Operating Budget for Fiscal Year 2025-26 will be brought back to the City Council on June 25, 2025 for additional discussion, public comment and adoption.
Item 9 attachment Proposed Operating Budget for
Fiscal Year 2025-26 is available via the link below:
https://www.cityofsanteeca.gov/departments/cityclerk/document-central/city-clerk/councilagendas/2025/06-11-2025-item-9-proposedoperating-budget.pdf
RESOLUTION NO.
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTEE, CALIFORNIA,
AWARDING THE CONSTRUCTION CONTRACT TO HAZARD CONSTRUCTION ENGR
LLC FOR THE CITYWIDE PAVEMENT REPAIR AND REHABILITATION PROGRAM 2025 (CIP 2025-01) PROJECT AND DETERMINING THE PROJECT IS
CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (“CEQA”) PER STATE CEQA GUIDELINES SECTION 15301 (c)
WHEREAS, on May 9, 2025, City staff administered a formal bid process in compliance with Santee Municipal Code Section 3.24.100; and WHEREAS, the City Clerk, on May 30, 2025, publicly opened and examined sealed bids for the Citywide Pavement Repair and Rehabilitation Program 2025 (CIP 2025-01) Project (“Project”); and
WHEREAS, the lowest received bid was submitted by Hazard Construction Engr.
LLC in the amount of $2,017,437.90; and
WHEREAS, in accordance with Santee Municipal Code section 3.24.100(E), staff has determined that the bid submitted by Hazard Construction Engr. LLC conforms in all material respects to the requirements set forth in the invitation for bids; and WHEREAS, Hazard Construction Engr. LLC was found to be the lowest responsive and responsible bidder with their total bid amount of $2,017,437.90; and WHEREAS, staff recommends awarding the construction contract to Hazard Construction Engr. LLC in the amount of $2,017,437.90; and WHEREAS, staff requests authorization for the Director of Engineering/City Engineer to approve change orders in a total amount not to exceed $504,359.00 for unforeseen items and additional work associated with the Project.
WHEREAS, the project is categorically exempt from environmental review pursuant to Section 15301(c) of the State CEQA Guidelines.
NOW, THEREFORE BE IT RESOLVED by the City Council of the City of Santee, California, as follows:
SECTION 1: The Recitals provided above are true and correct and are hereby incorporated into this Resolution.
SECTION 2: The construction contract for the Citywide Pavement Repair and Rehabilitation Program 2024 (CIP 2024-01) Project is awarded to Hazard Construction Engr. LLC as the lowest responsive and responsible bidder in the amount of $2,017,437.90 and the City Manager is authorized to execute all necessary documents to execute the contract on behalf of the City.
SECTION 3: The Director of Engineering/City Engineer is authorized to approve change orders in an amount not to exceed $504,359.00 for unforeseen items and additional work associated with the Project.
RESOLUTION NO.
SECTION 4: The project is categorically exempt from environmental review under State CEQA Guidelines Section 15301(c), Existing Facilities.
SECTION 5: The documents and materials associated with this Resolution that constitute the record of proceedings on which these findings are based are located at Santee City Hall, 10601 Magnolia Avenue, Santee, CA 92071. The City Clerk is the custodian of record of those proceedings.
SECTION 6: This Resolution shall take effect immediately upon its passage.
ADOPTED by the City Council of the City of Santee, California, at a Regular meeting thereof held this 11th day of June, 2025 by the following roll call vote to wit:
AYES:
NOES:
ABSENT:
APPROVED:
JOHN W. MINTO, MAYOR
ATTEST:
JAMES JEFFRIES, CITY CLERK
$3,538,000.00
$2,017,437.90 $2,084,982.85
$2,341,620.05 $2,467,700.00
$2,684,777.48
$4,168,020.90
$-
$500,000
$1,000,000
$1,500,000
$2,000,000
$2,500,000
$3,000,000
$3,500,000
$4,000,000
$4,500,000
Engineer's Estimate Hazard Construction
Engr Inc.
R.J. Noble Company TC Construction
Company, Inc.
Eagle Paving Quality Construction &
Engineering, Inc.
Blue Pacific Engineering
Construction, Inc.
CITYWIDE PAVEMENT REPAIR AND REHABILITATION PROGRAM 2025 CIP 2025-01
PROJECT MAP
CITYWIDE PAVEMENT REPAIR AND REHABILITATION PROGRAM 2025 CIP 2025-01
PROJECT STREETS
MISSION GORGE RD
MAST BLVD
DISTRICT 4
DISTRICT 1
DISTRICT 3
DISTRICT 2
MISSION GORGE RD FANITA DR CUYAMACA ST
MISSION GORGE RD
PROSPECT AVE
MAST BLVD
MAGNOLIA AVE
ZONE BH
MAGNOLIA AVE SR-52 SR-125
DATE: JUNE 11, 2025
Citywide Pavement Repair and Rehabilitation Program 2025 6/11/2025 CIP 2025-01
Street Name From Street To Street
Zone BH
Bend Street Mast Boulevard Grand Fork Dr
Cleary Street Second Street Greencastle Street
Columbus Street Donner Street Columbus Street
Delphi Street Columbus Street End
Donner Street Greencastle Street Columbus Street
Grand Fork Drive Scottsbluff Court Bend Street
Greencastle Street Cleary Street Donner Street
Kincaid Street Greencastle Street End
Los Ranchitos Road Mast Boulevard City Limits
Sadie Street Greencastle Street End
Seymour Street Greencastle Street End
Street Name From Street To Street
Majors
Mission Gorge Road Rancho Fanita Drive Father Junipero Serra Trail 1