Santee City Council
July 8, 2026

City Council
Mayor John W. Minto
Vice Mayor Ronn Hall – District 2
Councilmember Rob McNelis – District 1
Councilmember Laura Koval – District 3
Councilmember Dustin Trotter – District 4

CITY OF SANTEE

REGULAR MEETING AGENDA
Santee City Council
City Manager | Wendy Kaserman
City Attorney | Shawn D. Hagerty
City Clerk | James Jeffries
The City Council also sits as the Community Development Commission Successor Agency and the Santee Public Finance Authority. Any actions taken by these agencies are separate from the actions taken by City Council. For questions regarding this Agenda, please contact the City Clerk’s Office at (619) 258-4100 x114.

MEETING INFORMATION
Wednesday, July 8, 2026
6:30 p.m.

Council Chamber | Building 2
10601 Magnolia Ave • Santee, CA 92071
TO WATCH LIVE:

AT&T U-verse channel 99 (SD Market) | Cox channel 117 (SD County) City of Santee website: https://www.cityofsanteeca.gov/our-community/santee-tv

PUBLIC ATTENDANCE
Members of the public who wish to view the Council Meeting live may watch the live taping in the Council Chamber on the meeting date and time listed above.

In-person Public Comment
Members of the public who attend the meeting in-person and wish to comment on matters on the City Council Agenda or during Non-Agenda Public Comment must submit a speaker slip to the City Clerk before the item is called. Their name will be called when it is time to speak.

Written Public Comment
Members of the public who wish to provide written public comment regarding items appearing on the City Council Agenda may do so by emailing the City Clerk’s office at [email protected]. Please include “Public Comment” and the Agenda item number(s) in the subject line.

Written comments received via email before 3:00 p.m. on the day of the City Council meeting are distributed to the City Council, posted on the City website, printed for the physical Agenda packet and become part of the administrative record. Written comments will not be read out loud during the meeting. Comments received after 3:00 p.m. yet still prior to the start of the meeting will be processed in the same manner as described above if staff time allows. Please be advised that any communications directed to the City, including City Council and City staff, are subject to disclosure pursuant to the California Public Records Act. Communications will not be edited for redactions, except in compliance with State law.

July 8, 2026 | 6:30 p.m.
2 Telephonic Public Comment
Members of the public who wish to provide telephonic comment on matters on the City Council Agenda or during Non-Agenda Public Comment must submit their request to speak to the City Clerk via email at [email protected] before the item is called. Please include “Telephonic Comment” in the subject line. In the body of the email, telephonic speakers must identify the last four (4) digits of their call-in number, the Agenda item number(s) they wish to speak on, and, if so desired, a name they choose to be identified as when speaking. Failure to provide a call-in number may result in staff’s inability to identify the individual. If the individual does not provide a name to be identified as, Clerk staff will announce the last four digits of the telephone number to identify the speaker.

To call into the meeting, follow the instructions listed below:

Dial (US): 1 (650) 419-1505
Enter Access Code: 480103136#
*If prompted to enter a participant ID, press #.

Meeting staff will monitor telephonic access during the meeting. If you experience telephonic access issues during the meeting, please notify staff as soon as possible via the email address provided above.

Please Note: While members of the public are generally permitted to speak for three minutes during the public comment period, in accordance with City Council Policy 2026-01, the Mayor may reduce the usual three-minute time limit to provide for an orderly meeting when numerous comments are expected. (City Council Policy 2026-01, § 10.2; Gov. Code § 54954.3) Any reduction of speaker time will be announced before the public comment period begins. The timer will start when the participant begins speaking.

Telephonic Service Disruption
Pursuant to LPM 2026-01 and in accordance with California Government Code section 54953.4 (SB 707), if a disruption of telephonic service occurs that prevents members of the public from attending or observing the meeting remotely, the City Council will recess the open session for at least one hour, unless service is restored, and make a good-faith effort to restore service. The meeting will not reconvene in open session until service is restored or the City Council makes the findings required by law to continue the meeting without remote access.

July 8, 2026 | 6:30 p.m.
3 ROLL CALL: Mayor John W. Minto
Vice Mayor Ronn Hall – District 2
Councilmember Rob McNelis – District 1
Councilmember Laura Koval – District 3
Councilmember Dustin Trotter – District 4
LEGISLATIVE INVOCATION: Carlton Hills Lutheran Church – Hannah Bergstrom de Leon

PLEDGE OF ALLEGIANCE
PRESENTATION: Certificates of Recognition to Four Santana High School Students for Forming the Nonprofit Company All Kids Swim and Placing Third in Junior Achievement’s Future Bound, a National Competition for Entrepreneurship PROCLAMATION: Proclaiming July 2026 as Parks and Recreation Month CONSENT CALENDAR:

PLEASE NOTE: Consent Calendar items are considered routine and will be approved by one motion with no separate discussion. The public, staff or Council Members may request specific items be removed from the Consent Calendar for separate discussion or action. Speaker slips for this category must be submitted to the City Clerk at the start of the meeting. Speakers are limited to 3 minutes.
(1) Approval of Reading by Title Only and Waiver of Reading in Full of Ordinances and Resolutions on the Agenda. (City Clerk – Jeffries)
(2) Approval of Payment of Demands. (Finance – Jennings) (3) Approval of the Expenditure of $58,657.60 for June 2026 Legal Services. (Finance – Jennings)
(4) Adoption of a Resolution Rejecting the Bid Submitted by South Coast Industrial Door, Inc. and Awarding the Contract for Doors and Gates – Maintenance, Repair & Replacement to Highland Arms Enterprises, LLC. dba Precision Garage Door Service per RFB #26/27-20093. (Community Services – Chavez) (5) Adoption of a Resolution Approving the First Amendment to the Agreement with Downstream Services, Inc. for Trash Capture Device Cleaning Services. (Community Services – Chavez)
(6) Adoption of a Resolution Authorizing the City Manager to Execute a Public Right-of-Way Improvement Agreement for Public Improvements Associated with the Recreational Vehicle and Self-Storage Facility (CUP-2023-0003) Located at 8355 Graves Avenue. (Engineering – Schmitz)
July 8, 2026 | 6:30 p.m.
4 NON-AGENDA PUBLIC COMMENT (15 minutes):

Persons wishing to address the City Council regarding items not on the posted agenda may do so at this time. In accordance with State law, Council may not take action on an item not scheduled on the Agenda. If appropriate, the item will be referred to the City Manager or placed on a future agenda. This first Non-Agenda Public Comment period is limited to a total of 15 minutes. Additional Non-Agenda Public Comment will be heard prior to Council Reports.

PUBLIC HEARING:
(7) Public Hearing on a Resolution Establishing a Special Assessment on Certain Parcels of Land that were Subject to Involuntary Weed Abatement and/or Administrative Fees by the City and for which Costs Have Not Been Paid by the Owner(s) of Record of Said Parcels and Determining the Project is Categorically Exempt from Environmental Review Under the California Environmental Quality Act (“CEQA”) Per State CEQA Guidelines Section 15301(c). (Planning and Building – Sawa)
Recommendation:

1. Conduct and close the Public Hearing; and

2. Approve the cost report and account of unpaid weed abatement invoices; and

3. Adopt the Resolution confirming report and ordering abatement costs to be a special assessment on the properties referenced in the report and as shown on the itemized list of properties.
(8) Public Hearing to Consider General Plan Amendment (GPA-2025-0002) to Adopt the Updated Land Use Element of the Santee General Plan, Zoning Ordinance Amendment (ZOA-2025-0001) to Implement the Land Use Element Update, and Certification of Program Environmental Impact Report (ENV-2025-0009) Under the California Environmental Quality Act (CEQA). (Planning and Building – Sawa) Recommendation:

1. Open and close the Public Hearing; and

2. Adopt a Resolution certifying Program Environmental Impact Report ENV-2025- 0009, adopting Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program pursuant to the California Environmental Quality Act (CEQA); and

3. Adopt a Resolution approving General Plan Amendment GPA-2025-0002 amending the Land Use Element of the Santee General Plan; and

4. Introduce and conduct the First Reading of an Ordinance approving Zoning Ordinance Amendment ZOA-2025-0001 amending the Santee Municipal Code and Zoning Map to implement the Land Use Element Update; and

5. Set the Second Reading and adoption of the Ordinance for August 12, 2026.

July 8, 2026 | 6:30 p.m.
5 NEW BUSINESS:
(9) Resolution Adopting the 2026 Emergency Operations Plan. (Fire – Wallace) Recommendation:

Receive the report and update and adopt the Resolution.

NON-AGENDA PUBLIC COMMENT (Continued):

All public comment not presented within the first Non-Agenda Public Comment period above will be heard at this time.

CITY COUNCIL REPORTS:

CITY MANAGER REPORTS:

CITY ATTORNEY REPORTS:

CLOSED SESSION:
(10) Conference with Labor Negotiators
(Government Code Section 54957.6)
City Designated Representative: City Manager
Employee Organization: Santee Fire Chief Officers Association ADJOURNMENT:

July 8, 2026 | 6:30 p.m.
6 July 01 Santee Park and Recreation Committee Cancelled Council Chamber July 08 Council Meeting Council Chamber
July 13 Community Oriented Policing Committee Council Chamber July 22 Council Meeting Cancelled Council Chamber
Aug. 05 Santee Park and Recreation Committee Council Chamber Aug. 10 Community Oriented Policing Committee Council Chamber Aug. 12 Council Meeting Council Chamber
Aug. 26 Council Meeting Council Chamber
The Santee City Council welcomes you and encourages your continued interest and involvement in the City’s decision-making process.

For your convenience, a complete Agenda Packet is
available for public review at City Hall and on the
City’s website at www.CityofSanteeCA.gov.

The City of Santee complies with the Americans with Disabilities Act. Upon request, this agenda will be made available in appropriate alternative formats to persons with disabilities, as required by Section 12132 of the American with Disabilities Act of 1990 (42 USC § 12132). Any person with a disability who requires a modification or accommodation in order to participate in a meeting should direct such request to the City Clerk’s Office at (619) 258-4100, ext. 114 at least 48 hours before the meeting, if possible.

UPCOMING BOARDS, COMMISSIONS & COMMITTEES

JULY AND AUGUST MEETINGS

City of Santee
Certificate of Recognition
This certificate is proudly presented in recognition of The City of Santee recognizes Davis Jesperson for being one of four students who created the non-profit All Kids Swim. As a team, they participated in Junior Achievement’s National Contest, Future Bound, and won Third Place in the Social Innovation Challenge in the national competition for entrepreneurship! Congratulations on a job very well done, Davis!
Mayor John W. Minto
July 8, 2026

DAVIS JESPERSON
City of Santee
Certificate of Recognition
This certificate is proudly presented in recognition of The City of Santee recognizes Cody Nelson for being one of four students who created the non-profit All Kids Swim. As a team, they participated in Junior Achievement’s National Contest, Future Bound, and won Third Place in the Social Innovation Challenge in the national competition for entrepreneurship! Congratulations on a job very well done, Cody!
Mayor John W. Minto
July 8, 2026

CODY NELSON
City of Santee
Certificate of Recognition
This certificate is proudly presented in recognition of The City of Santee recognizes Jared Parkinson for being one of four students who created the non-profit All Kids Swim. As a team, they participated in Junior Achievement’s National Contest, Future Bound, and won Third Place in the Social Innovation Challenge in the national competition for entrepreneurship! Congratulations on a job very well done, Jared!
Mayor John W. Minto
July 8, 2026

JARED PARKINSON
City of Santee
Certificate of Recognition
This certificate is proudly presented in recognition of The City of Santee recognizes Justin Hocanson for being one of four students who created the non-profit All Kids Swim. As a team, they participated in Junior Achievement’s National Contest, Future Bound, and won Third Place in the Social Innovation Challenge in the national competition for entrepreneurship! Congratulations on a job very well done, Justin!
Mayor John W. Minto
July 8, 2026

JUSTIN HOCANSON

|Proclamation
WHEREAS, each July we celebrate Parks and Recreation Month, recreation, parks, and programs are an essential part of communities throughout this country, including The City of Santee; and
WHEREAS, this year’s emphasis is “The Power Of…” highlighting the power of parks and recreation, play, nature, community belonging, well-being, and the people who make these experiences possible; and
WHEREAS, parks and recreation has the power to bring people together, strengthen health and well-being, and build more resilient, connected communities; and WHEREAS, The Power of Connection: Parks and recreation provides spaces where relationships grow, family and friends meet and communities bond; and WHEREAS, The Power of Play: From playgrounds to programs to youth sports and seniors, play fuels creativity, joy and lifelong learning; and WHEREAS, The Power of Community: Public spaces and special events offer areas for everyone to gather and celebrate; and
WHEREAS, The Power of Nature: Access to nature restores, inspires, and improves quality of life; and
WHEREAS, The Power of Belonging: Welcoming parks and programs provide spaces where everyone feels valued; and
WHEREAS, The Power of Well-Being: Parks and recreation advances health, resilience, and shared community benefits; and
WHEREAS, The Power of fundraising and donations is spent on improving recreation facilities, sports courts and fields, affordable access to recreation programs, and events.

NOW, THEREFORE, I, John W. Minto, Mayor of The City of Santee, on behalf of the City Council do hereby proclaim July 2026 as
“Parks and Recreation Month”
in the city of Santee, and encourage all Santee residents to recognize the importance of access to local parks, recreation programs, special events, trails, open space and facilities.

IN WITNESS WHEREOF, I have hereunto set
my hand this eighth day of July, two thousand
twenty-six, and have caused the Official Seal of
the city of Santee to be affixed.

Mayor John W. Minto

2 Payment of Demands
Summary of Payments Issued
Date Description Amount
06/10/26 Accounts Payable $ 146,427.45
06/12/26 Accounts Payable 55,869.53
06/15/26 Accounts Payable 159,649.70
06/18/26 Accounts Payable 953,232.48
06/25/26 Payroll 529,217.76
06/25/26 Accounts Payable 48,343.18
06/25/26 Accounts Payable 30,435.05
06/26/26 Accounts Payable 2,999,347.06
TOTAL $4,922,522.21
I hereby certify to the best of my knowledge and belief that the foregoing demands listing is correct, just, conforms to the approved budget, and funds are available to pay said demands.

Heather Jennings, Director of Finance
vchlist
06/11/2026 4:15:18PM
Bank code : ubqen
Voucher Date Vendor -----------------
1861 6/10/2026 10955 DEPARTMENT OF THE TREASURY
1903 6/10/2026 10956 FRANCHISE TAX BOARD
2 Vouchers for bank code : ubgen
2 Vouchers in this report
Prepared by: ��
Voucher List

CITY OF SANTEE
Invoice
PPE 6/3/26
Retiree June
June Retiree
PPE 06/03/26
PO# Description/Account

FEDERAL WITHHOLDING TAX

FEDERAL WITHHOLDING TAX
Total:

CA STATE TAX WITHHELD

CA STATE TAX WITHHELD
Total:

Bank total:

Total vouchers
Amount
109,296.48
211.00
109,507.48

46.00 36,873.97
36,919.97
146,427.45
146,427.45

vchlist
06/12/2026 11 :55:43AM
Bank code: ubqen
Voucher
Voucher List

CITY OF SANTEE
----- --Date -- ----------------- Vendor --------- Invoice --PO # ---- ---=----------- Description/Account Amount ------
6916785
6970938
6/12/2026 14704 457 MISSIONSQUARE
6/12/2026 14705 RHS MISSIONSQUARE
2 Vouchers for bank code : ubgen
2 Vouchers in this report
Prepared by,�JJ;i,.

Date� Appco,ed by ""::;---,......,.,.._�-------- Date: - - PPE 6/3/26 ICMA- 457
Total:

PPE 6/3/26 RETIREE HSA
Total:

Bank total:

Total vouchers
50,583.95
50,583.95
5,285.58
5,285.58
55,869.53
55,869.53

vchlist
06/16/2026 2:50:45PM
Bank code : ubQen
Voucher
6263
Date Vendor
6/15/2026 10353 PERS
1 Vouchers for bank code : ubgen
1 Vouchers in this report
Voucher List

CITY OF SANTEE
Invoice
06 26 3
------ PO# Description/Account

PERS REDEPOSIT TAXABLE
Total:

Bank total:

Total vouchers
Amount
159,649.70
159,649.70
159,649.70
159,649.70

vchlist Voucher List
06/18/2026 3:20:24PM CITY OF SANTEE
Bank code : ubqen
Voucher Date Vendor Invoice PO# Description/Account Amount 142673 6/18/2026 14954 ADVANCED ELECTRICAL INNOVATION 816 55400 ELECTRICAL REPAIRS & MAINT 3,233.99 874 55400 ELECTRICAL REPAIRS & MAINT 856.58
875 55400 ELECTRICAL REPAIRS & MAINT 1,774.95
881 55400 ELECTRICAL REPAIRS & MAINT 3,917.91
908 55400 ELECTRICAL REPAIRS & MAINT 338.01
920 55400 ELECTRICAL REPAIRS & MAINT 2,168.21
944 55400 ELECTRICAL REPAIRS & MAINT 1,076.33
Total: 13,365.98
142674 6/18/2026 14448 CAMACHO, MARIO 2980158 EMPLOYEE REIMBURSEMENT 530.00 Total: 530.00
142675 6/18/2026 10223 CHRISTIAN WHEELER ENGINEERING 66519 55424 GEOTECHNICAL REVIEW - COTTO! 2,227.50 Total: 2,227.50
142676 6/18/2026 10033 CITY ELECTRIC SUPPLY COMPANY STE/119234 MATERIALS AND SUPPLIES 14.52 Total: 14.52
142677 6/18/2026 10333 COX COMMUNICATIONS 094486701; JUN26 CITY HALL GROUP BILL 3,410.59 Total: 3,410.59
142678 6/18/2026 16073 CRAVEY BLING BOUTIQUE 16760 BUSINESS LICENSE REFUND INV-1 112.00 Total: 112.00
142679 6/18/2026 14581 CUSTOM TRUCK BODY & EQUIPMENT, 7012 55701 EMERGENCY VEHICLE REPAIR 1,282.82 · Total: 1,282.82
142680 6/18/2026 13129 DAVID TURCH AND ASSOCIATES 052726 55415 HIGHWAY 52 COALITION 5,000.00 Total: 5,000.00
142681 6/18/2026 15446 FOCUS PSYCHOLOGICAL SERVICE INV110124 55616 PSYCHOLOGICAL SERVICES 900.00 Total: 900.00
142682 6/18/2026 12876 FUN 4 KIDS ENTERTAINMENT 000667 SPECIAL EVENTS ENTERTAINMEN" 300.00 Total: 300.00
142683 6/18/2026 14785 HEARTLAND FIRE SNTFC3TTT0526 55714 REGISTRATION FEES 2,400.00

vchlist Voucher List
06/18/2026 3:20:24PM CITY OF SANTEE
Bank code: ubqen
Voucher Date Vendor Invoice
142683 6/18/2026 14785 HEARTLAND FIRE (Continued)
SNTFF10426
SNTSCS10326
SNTSCS20426
142684 6/18/2026 10600 HINDERLITER DE LLAMAS & ASSOC SIN063438-A SIN063438-B
142685 6/18/2026 12386 HORIZONS CONSTRUCTION COMPANY 138078.00F RET#6CIP2024-38
142686 6/18/2026 10204 LIFE ASSIST INC 2128647
2130393
2131288
2131290
2131450
2133333
142687 6/18/2026 10306 MOTOROLA SOLUTIONS INC 8282337009 8282337082
8282337139
8282339762
142688 6/18/2026 10527 MOYNEUR, KYLE 06941D
142689 6/18/2026 15740 NBS GOVERNMENT FINANCE GROUP 202606-1973 142690 6/18/2026 10308 O'REILLY AUTO PARTS 2968-3604 78 2968-360900
2968-360952
PO# Description/Account
55714 TESTING FEE
55713 UASI TRAINING
55713 UASI TRAINING
Total:
55342 FY 25/26 QRTLY SALES TAX PREP

SALES TAX AUDIT SVCS
Total:
55192 PROGRESS PAYMENT #6 - APP BA'

RETENTION - PROGRESS PAYMEN
Total:
55324 EMS SUPPLIES
55324 EMS SUPPLIES
55324 EMS SUPPLIES
55324 EMS SUPPLIES
55324 EMS SUPPLIES
55689 EMS SUPPLIES
Total:
55690 COMMUNICATION EQUIPMENT
55691 COMMUNICATION EQUIPMENT
55692 COMMUNICATION EQUIPMENT
55691 COMMUNICATION EQUIPMENT
Total:

EMPLOYEE REIMBURSEMENT
Total:
55461 SLEMSA FEE STUDY
Total:
55364 VEHICLE SUPPLIES
55364 VEHICLE SUPPLIES
55364 VEHICLE SUPPLIES
Amount
1,300.00
1,000.00
1,650.00
6,350.00
2,476.80
652.09
3,128.89
407,960.28
-20,398.01
387,562.27
1,479.75
1,664.34
750.45
621.85
1,782.03
105.97
6,404.39
3,963.26

89.21 12,392.71
8,669.39
25,114.57
250.00
250.00
2,937.03
2,937.03

83.98 8.53

27.99

vchlist
06/18/2026 3:20:24PM
Bank code : ubqen
Voucher Date Vendor
142690 6/18/2026 10308 10308 O'REILLY AUTO PARTS
142691 6/18/2026 10344 PADRE DAM MUNICIPAL WATER DIST
142692 6/18/2026 10932 PERRY ELECTRIC
142693 6/18/2026 10092 PHOENIX GROUP INFO SYSTEMS
142694 6/18/2026 10157 PRIMO DJ'S
142695 6/18/2026 16045 PRINT PROFESSION LLC
142696 6/18/2026 12062 PURETEC INDUSTRIAL WATER
142697 6/18/2026 15343 QUADIENT FINANCE USA INC
142698 6/18/2026 15987 QUALITYLOGIC INC
142699 6/18/2026 10095 RASA
142700 6/18/2026 15507 RICHARD ANTHONY ASSOCIATES
142701 6/18/2026 10606 SD COUNTY SHERIFF'S DEPT
142702 6/18/2026 10768 SANTEE SCHOOL DISTRICT
Voucher List

CITY OF SANTEE
Invoice PO#
(Continued)
90000367; JUN26
1785-1 55712
CIP2022-55R
012026031 55346
122025031 55346
153309621 55682
5799 55678
2413809 55528
2908334
33094 55662
5953 55434
2026.1 SANTEE 55663
06112026 55472
9973 55409
Description/Account
Total:

GROUP BILL
Total:

CITYWIDE FIBER COMMUNICATlm
RETENTION #1
Total:

FY 25/26 PARKING CITE PROCESS
FY 25/26 PARKING CITE PROCESS
Total:

SPECIAL EVENT ENTERTAINMENT
Total:

MAILING SERVICES
Total:

DEIONIZED WATER SERVICE
Total:

PRIORITY MAIL POSTAGE
Total:

WEBSITE ACCESSIBILITY SERVICE
Total:

MAP CHECK - WOODSIDE IOD & Of
Total:

SB1383 CONSULTANT
Total:

FY25/26 SHERIFF MOU FOR CANN,
Total:

SANTEE SCHOOL DISTRICT TRAN�
Amount
120.50
34,631.29
34,631.29
422,750.00
-21,137.50
401,612.50
555.30
494.04
1,049.34
600.00
600.00
3,335.04
3,335.04
200.40
200.40

67.34 67.34
433.00
433.00
700.00
700.00
10,867.50
10,867.50
878.93
878.93
225.84

vchlist
06/18/2026 3:20:24PM
Bank code : ubqen
Voucher Date Vendor
142702 6/18/2026 10768 10768 SANTEE SCHOOL DISTRICT
142703 6/18/2026 14523 SCA OF CA, LLC
142704 6/18/2026 13206 SHARP BUSINESS SYSTEMS DIVISIO
142705 6/18/2026 10217 STAPLES ADVANTAGE
142706 6/18/2026 12080 STRATTON, WENDY
142707 6/18/2026 10250 THE EAST COUNTY
142708 6/18/2026 10642 USPS-POC
142709 6/18/2026 12276 VARGAS, CROSSBY
142710 6/18/2026 12515 VICKERS CONSULTING SERVICES IN
142711 6/18/2026 15832 WEST COAST TURF
142712 6/18/2026 10331 WHITE CAP LP
40 Vouchers for bank code : ubgen
Voucher List

CITY OF SANTEE
Invoice PO#
(Continued)
CA0943715 55372
9005834634
9005834646
6064268298 55412
6064782865 55349
6064852131 55438
03774A
00163656
00163816
05312026
513
027457 55600
INV226799 55660
50036187607 55487
50036892820 55487
Description/Account
Total:

STREET SWEEPING SVCS
Total:

COPY CHARGES

COPY CHARGES
Total:

OFFICE SUPPLIES
FY 25/26 OFFICE SUPPLIES -FINAt

OFFICE SUPPLIES
Total:

MEETING SUPPLES
Total:

ORDINANCE PUBLICATION

PUBLIC NOTICE -SLEMSA ORDINA
Total:

MAY 2026 POSTAGE
Total:

SPECIAL EVENT ENTERTAINMENT
Total:

GRANT WRITING SERVICES
Total:

SOD-TCCPE
Total:

TOOLS, MATERIALS & SUPPLIES

TOOLS, MATERIALS & SUPPLIES
Total:

Bank total:

Amount
225.84
32,198.14
32,198.14
960.78

18.49 979.27
117.56

39.92 114.97
272.45

24.99 24.99
143.50

73.50 217.00
533.98
533.98
200.00
200.00
1,750.00
1,750.00
3,178.63
3,178.63

12.58 253.20
265.78
953,232.48

vchlist
06/18/2026 3:20:24PM
Bank code : ubqen
Voucher Date Vendor
40 Vouchers in this report
Date: _________ _
Voucher List

CITY OF SANTEE
Invoice ------ PO# Description/Account
Total vouchers
Amount
953,232.48

PyBatch
06/23/2026
Grand
Totals
9:42:27AM

EARNINGS SECTION
Hours/units Rate Amount Src
17,080.50 829,884.09
Plan
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roth
sb-1
sb-3
sffa
sffapc
s11cs3
st2cs3
texlif
vaccpr
vaccpt
vcanpr
vcanpt
vgcipl
vghipr
vision
voladd
voldis
vollif
vollpb
Payroll Processing Report

CITY OF SANTEE
6/4/2026 to 6/17/2026-2 Cycle b

DEDUCTIONS SECTION
Base Wages
31,574.23
143,383.95
67,837.50
17,153.94
14,409.14
Deduction
631.49
14,900.70

95.79 67.62
3,597.44
971.08
2,035.13
514.62
364.68
1,068.10
170.76
362.27
113.15

93.26 60.29
552.69

17.50 546.89
156.83
300,666.33
Benefit/Cont
-2,035.13
-514.62
-156.83
95,261.09
LvPlan

LEAVE SECTION
Accrued
Gross:

Net:

Taken
829,884.09
529,217.76
Banked Lost
« No Errors/ 13 Warnings »

vchlist Voucher List
06/25/2026 12:35:32PM CITY OF SANTEE
Bank code: ubqen
Voucher Date Vendor Invoice PO# Description/Account Amount 142714 6/25/2026 10001 US BANK 000189 VERONA FIRE 29.68 009483 SENIORS SUPPLIES 67.33
0106651 250TH SUPPLIES 231.60
011395 MEETING SUPPLIES 20.03
012505 VERONA FIRE 22.82
016096 SENIOR PROGRAM SUPPLIES 65.18
018030 BANNER SUPPLIES 1.62
018212 APPAREL 407.53
018623 WELLNESS 168.50
021996 SENIOR LUNCHEON 1,126.35
0229013 OFFICE SUPPLIES 67.65
024146 EMS WEEK 60.94
025677 TEEN CENTER SUPPLIES 33.97
028714 MEETING SUPPLIES 40.98
0302508 FACILITY/ART GRANT SUPPLIES 895.99
030653 SANG IS AERIAL MAPS UPDATE 30.00
033698 TEEN CENTER SUPPLIES 83.48
0350613 GENERAL EVENT SUPPLIES 119.58
0383-0375 PROFESSIONAL DEVELOPMENT 83.20
040911 SENIOR PROGRAM SUPPLIES 15.22
04302026 MONTHLY GOOGLE SEARCH WEB! 0.08
043275 STATION SUPPLIES 99.49
044510 CAPTAINS' EXAM 22.00
044536 STATION SUPPLIES 853.56
046873 SHIPPING CHARGE 31.62
049387 OUTREACH EVENT 17.54
0496201 OFFICE SUPPLIES 42.46
051717 TEEN CENTER SUPPLIES 45.54
052146 MEETING SUPPLIES 14.29
053323 MEETING SUPPLIES 9.87
06012026 EVENT PROMOTION 90.00
063698 EVENT SUPPLIES 1,150.00
066804 CPR CERTIFICATION 33.00
0686626-1 MINOR EQUIPMENT 22.79
0686626-2 MINOR EQUIPMENT 18.85
0686626CM CREDIT FOR RETURN OF MINOR E
-13.30

vchlist Voucher List
06/25/2026 12:35:32PM CITY OF SANTEE
Bank code: ubQen
Voucher Date Vendor Invoice PO# Description/Account Amount 142714 6/25/2026 10001 US BANK (Continued)
072088 EVENT SUPPLIES 360.08
072968 TEEN CENTER SUPPLIES 33.17
073406 MEETING SUPPLIES 43.98
073666 EMPLOYEE RECOGNITION 442.50
075094 SENIOR SUPPLIES 18.99
083786 MEETING SUPPLIES 107.84
084104 TOWN HALL SUPPLIES 50.16
084352 MATERIALS AND SUPPLIES 10.74
088349 TEEN CENTER SUPPLIES 98.12
088738 CAPIO CONFERENCE PARKING 20.00
090158 EVENT SUPPLIES 379.19
090453 MATERIALS AND SUPPLIES 105.20
091869 SENIOR PROGRAM SUPPLIES 36.37
094608 TEEN CENTER SUPPLIES 8.09
099310 SENIOR TRIP 51.05
10009 MATERIALS AND SUPPLIES 43.98
10144 TRANSPORTATION CHARGE 60.96
10484 MEETING SUPPLIES 19.73
11071722 FITNESS EQUIPMENT 452.53
1122 WCISA CONFERENCE TRANSPORl 79.97
113498 PLANETIZEN SUBSCRIPTION
- PLA 224.95
12858249 APPAREL 64.62
1324 SPECIAL EVENT MATERIALS AND� 812.50
13493262 MATERIALS AND SUPPLIES 21.49
1377259 HEROES GOLF CLASSIC TOURNA� 89.10
1397810 STATION SUPPLIES 94.74
1441049 OFFICE SUPPLIES 45.82
1511337 MATERIALS AND SUPPLIES 131.23
1530495 MAINTENANCE EQUIPMENT 107.43
15521335 EVENT SUPPLIES 2,482.42
15544317 ART GRANT SUPPLIES 285.89
1629BD7-5 FIREFIGHTERS TEXTING SERVICE 40.02
1813974056 STATION EQUIPMENT 888.18
1833052 MOVIE EVENT DVD 19.30
1849833 250 SUPPLIES 16.73
1972 MEETING FEE 30.00

vchlist Voucher List
06/25/2026 12:35:32PM CITY OF SANTEE
Bank code: ubqen
Voucher Date Vendor Invoice PO# Description/Account Amount 142714 6/25/2026 10001 US BANK (Continued)
19978669 SUBSCRIPTION 350.00
2010 ITE MAY LUNCHEON
- MORGAN 20.00
2010410 STATION SUPPLIES 59.60
2046639 250 SUPPLIES 499.84
205574 MEETNG SUPPLIES 33.70
2063 SPECIAL EVENT SUPPLIES 874.95
2153862 MINOR EQUIPMENT 109.77
22087863 MARKETING 66.00
22901 SENIOR TRANSPORTATION 2,280.00
229511 EMS SUPPLIES 685.24
2344241 ENGINE SUPPLIES 59.25
2420234 GENERAL EVENT SUPPLIES 21.52
24368840 STORMWATER DOMAIN RENEWAL 35.00
2450610 OFFICE SUPPLIES 112.66
2458601-1 MINOR EQUIPMENT 22.01
2458601-2 MINOR EQUIPMENT 18.61
2598016 GENERAL EVENT SUPPLIES 81.84
2611-3 MATERIALS AND SUPPLIES 81.08
2669843 ENGINEERING SUPPLIES 21.58
2694-5447 REC STAFF SOFTWARE 288.00
27010 VEHICLE REPAIR PART 11.84
284382 LICENSE RENEWAL
- ESPINOLA 180.00
284815 LICENSE RENEWAL
- SCHMITZ 180.00
300050069 MEMBERSHIP 150.00
3009859 OFFICE SUPPLIES 209.98
3010250 MATERIALS AND SUPPLIES 88.52
3013143 MATERIALS AND SUPPLIES 210.11
3013144 MATERIALS AND SUPPLIES 188.31
30460333 SPECIAL EVENTS 264.01
30506455 MATERIALS AND SUPPLIES 410.93
30508950 EVENT BANNERS 287.39
30536406 ART GRANT PROMOTION 122.65
32429935 PUBLIC EDUCATION SUPPLIES 468.52
3321050 SHOP SUPPLIES 726.09
3345848 MATERIALS AND SUPPLIES 1,329.90
34463167 ANNUAL SUBSCRIPTION 119.99

vchlist Voucher List
06/25/2026 12:35:32PM CITY OF SANTEE
Bank code: ubQen
Voucher Date Vendor Invoice PO# Description/Account Amount 142714 6/25/2026 10001 US BANK (Continued)
346099300 SENIOR TRIP 2,159.00
3493835 , 250 SUPPLIES 215.40
3520750 SMALL TOOLS 57.99
35968 CFED CONFERENCE 929.34
3643462 ENGINEERING SUPPLIES 587.24
3658646 ENGINEERING AND PLANNING & B 21.54
3705 TRANSPORTATION CHARGE 61.94
3937024 250TH SUPPLIES 215.00
3949 BANNER PRINTING FOR SPECIAL E 88.40
3991451 MATERIALS AND SUPPLIES 286.60
4001040 MATERIALS AND SUPPLIES 47.49
4049031708 250 SUPPLIES 59.65
4080898838 DOMAIN NAME RENEWAL 23.19
42226-1 LEAGUE OF CA CITIES CITY LEADE 30.98
42226-2 LEAGUE OF CA CITIES CITY LEADE 11.99
42226-3 LEAGUE OF CA CITIES CITY LEADE 11.99
4248201 MATERIALS AND SUPPLIES 50.65
42526 LEAGUE OF CA CITIES CITY LEADE 31.92
4456258 SANTEE 250 SUPPLIES 120.66
44915 MOVIE EVENT
- GAME RENTAL 682.05
4510981 MATERIALS AND SUPPLIES 19.87
4520612 MATERIALS AND SUPPLIES 47.37
4543052 250TH SUPPLIES 64.59
4641046 250TH SUPPLIES 603.30
4700934901.1 CA FIRE MECHANICS ACADEMY 462.12
481164 WELLNESS 262.74
496044 WELLNESS 790.77
4976204 OFFICE FURNITURE 175.26
4995 WCISA CONFERENCE TRANSPORl 159.00
5022155 VEHICLE SUPPLIES 8.59
5165830 NETWORK REPLACEMENT PARTS 810.00
5210649 OFFICE EQUIPMENT 67.87
52365888 PARK SUPPLIES 933.92
5449833 SHOP SUPPLIES 808.10
5496 INSTRUCTIONAL CLASS COST 15.00
5522038 STATION SUPPLIES 18.58

vchlist Voucher List
06/25/2026 12:35:32PM CITY OF SANTEE
Bank code: ubqen
Voucher Date Vendor Invoice PO# Description/Account Amount 142714 6/25/2026 10001 US BANK (Continued)
5571406 WELLNESS 49.00
562026 SPONSORSHIP 517.37
5796 OFFICE SUPPLIES 25.47
5900322 250TH SUPPLIES 59.85
591102264 WCISA CONFERENCE ACCOMODA 1,094.46
591118515 WCISA CONFERENCE 1,196.61
59747 PUBLIC EDUCATION SUPPLIES 390.00
5Y3VY3 SUBRECIPIENT MANAGEMENT WE 181.13
6010600 OFFICE SUPPLIES 120.15
6166664 WELLNESS 127.40
61747 SIGNS 284.00
6228269 ENGINEERING SUPPLIES 7.90
6397821 VEHICLE SUPPLIES 354.16
6514409 MATERIALS AND SUPPLIES 11.29
6522143 MATERIALS AND SUPPLIES 61.39
6598646 250 SUPPLIES 276.34
6640203 MATERIALS AND SUPPLIES 72.60
6964257 250 SUPPLIES 290.76
6A4BDDE CAPIO CONFERENCE PARKING 20.00
7153800 VEHICLE SUPPLIES 35.16
7211501 STATION SUPPLIES
-23.66
7230681 WELLNESS 74.16
7239 TLG CONFERENCE
- WESTIN GALL 811.77
7257-8 MATERIALS AND SUPPLIES 439.08
741142 MEMBERSHIP RENEWAL 200.00
7493453 DOMAIN NAME RENEWAL 23.19
7531196 MATERIALS AND SUPPLIES 173.12
7531296 STATION SUPPLIES 137.81
7533014 MATERIALS AND SUPPLIES 182.10
7612573 STATION SUPPLIES 40.26
76238 EMS SUPPLIES 123.70
77001 STATION SUPPLIES 78.64
7713017 ENGINEERING SUPLLIES 87.02
82096-99 OFFICE SUPPLIES 477.74
8230556 WELLNESS 107.35
84591 OFFICE SUPPLIES 15.97

vchlist
06/25/2026 12:35:32PM
Bank code : ubqen
Voucher
142714
Date ----------------- Vendor
6/25/2026 10001 US BANK
1 Vouchers for bank code : ubgen
1 Vouchers in this report
Prepared : (, by ¼�
;;;�c-v
ed-: by__ la-·¼-•'1-�z:h
Voucher List

CITY OF SANTEE
Invoice
(Continued)
8510346
8888066
8952225
89699
8B99479
8F51790
90181770986
9029101
9038161
9038161A
9260
960279
9649023
97468
9981848
AK2129
CYFQXP
HCN18
J2AJX1AQ7T
Q04HIBVK-0001
R78226209
R8T8MN25
SMT-963495
PO# Description/Account

MATERIALS AND SUPPLIES

CSD STAFF SUPPLIES

OFFICE EQUIPMENT

OFFICE SUPPLIES
250 SUPPLIES

CAPIO CONFERENCE PARKING

CA FIRE MECHANICS ACADEMY

MARKETING

COUNTY OF SD RECORDER - RECI

RECORDED DOCUMENT - SERVICE

MULCH FOR TCCPE

CONCERT SUPPLIES
250 SUPPLIES

OFFICE SUPPLIES

VEHICLE SUPPLIES

PUBLIC EDUCATION SUPPLIES

LAWXC CONFERENCE FLIGHT

WCISA CONFERENCE PARKING

COMMUNICATION CHARGES

SUBSCRIPTION

SHRM MEMBERSHIP

MEETING SUPPLIES

VEHICLE SIGNS
Total:

Bank total:

Total vouchers
Amount

69.37 180.65
150.84
107.37
741.87

15.00 260.25

17.90 0.90

0.02 160.73
686.91
484.60

88.90 171.05
455.64
276.80
119.20
110.00

96.00 399.00

10.90 220.49
48,343.18
48,343.18
48,343.18

vchlist
06/25/2026 1:14:55PM
Bank code : ubqen
Voucher Date Vendor
142715 6/25/2026 12724 AMERICAN FIDELITY ASSURANCE
142716 6/25/2026 12903 AMERICAN FIDELITY ASSURANCE CO
142717 6/25/2026 12722 FIDELITY SECURITY LIFE
142718 6/25/2026 10508 LIFE INSURANCE COMPANY OF
142719 6/25/2026 14452 MEDICAL AIR SERVICES ASSOC B2B
142720 6/25/2026 14458 METROPOLITAN LIFE INSURANCE
142721 6/25/2026 10784 NATIONAL UNION FIRE INSURANCE
142722 6/25/2026 10335 SAN DIEGO FIREFIGHTERS FEDERAL
142723 6/25/2026 10424 SANTEE FIREFIGHTERS
142724 6/25/2026 10776 STATE OF CALIFORNIA
142725 6/25/2026 10776 STATE OF CALIFORNIA
142726 6/25/2026 14467 TEXAS LIFE INSURANCE COMPANY
Voucher List

CITY OF SANTEE
Invoice PO# Description/Account
D985490 VOLUNTARY LIFE INS-AM FIDELITY
Total:
2707028 FLEXIBLE SPENDING ACCOUNT
2707029 FLEXIBLE SPENDING ACCOUNT
Total:
167375102 EYEMED - VOLUNTARY VISION
Total:

June 2026 LIFE INSURANCE
Total:

June 2026 MEDICAL AIR TRANSPORT SVCS
Total:
90130148 VOLUNTARY LEGAL
Total:

June 2026 VOLUNTARY AD&D
Total:

PPE 6/17/26 LONG TERM DISABILITY-SFFA
Total:

PPE 6/17/26 BATT CHIEF-STATION EXPENSE
Total:

PPE 6/17/26 WITHHOLDING ORDER
Total:

PPE 6/17/26 WITHHOLDING ORDER
Total:

SM0FOU20260614001 VOLUNTARY INS RIDERS
Total:

Amount
6,734.06
6,734.06
3,933.83
3,933.83
7,867.66
1,113.01
1,113.01
3,443.11
3,443.11
193.00
193.00
609.00
609.00

35.05 35.05
1,298.00
1,298.00
4,705.79
4,705.79
449.53
449.53
260.30
260.30
729.45
729.45

vchlist
06/25/2026 1 :14:55PM
Bank code : ubqen
Voucher
142727
142728
Date Vendor
6/25/2026 10001 US BANK
6/25/2026 14600 WASHINGTON STATE SUPPORT
14 Vouchers for bank code: ubgen
14 Vouchers in this report
Voucher List

CITY OF SANTEE
Invoice
PPE 6/17/26
PPE 6/17/26
PO# Description/Account

PARS RETIREMENT
Total:

WITHHOLDING ORDER
Total:

Bank total:

Total vouchers
Amount
2,355.56
2,355.56
641.53
641.53
30,435.05
30,435.05

vchlist Voucher List
06/26/2026 11:47:33AM CITY OF SANTEE
Bank code: ubqen
Voucher Date Vendor Invoice PO# Description/Account Amount 1423111 6/26/2026 10003 A & B SAW & LAWNMOWER SHOP 5969 55281 EQUIPMENT, REPAIR PARTS & REF 383.59 5976 55281 EQUIPMENT REPAIR 136.48
Total: 520.07
1423112 6/26/2026 10292 ALL STAR FIRE EQUIPMENT INC 273152 55627 FIREFIGHTING EQUIPMENT 13,259.18 Total: 13,259.18
1423113 6/26/2026 10010 AIS TRUST ACCOUNT NEWPORT 3561131 JUNE 2026 CONCERT INSURANCE 2,200.00 Total: 2,200.00
1423114 6/26/2026 10510 AMAZON WEB SERVICES, INC 2653330661 AMAZON CLOUD SERVICES 108.09 Total: 108.09
1423115 6/26/2026 15028 AMERICAN BUSINESS BANK CIP2025-05 1 E ESCROW CITYWIDE PAVEMENT RE 8,898.00 Total: 8,898.00
1423116 6/26/2026 11445 AMERICAN MESSAGING L1072898AF FIRE PAGER SERVICE 245.02 Total: 245.02
1423117 6/26/2026 10412 AT&T 2725946113 6216318; JUN26 1,355.09 Total: 1,355.09
1423118 6/26/2026 10412 AT&T 000025280401; MAY26 TELEPHONE 615.64 Total: 615.64
1423119 6/26/2026 12714 BALCH, CHRIS 061126-CB FRESNO TRAINING SYMPOSIUM 387.00 Total: 387.00
1423120 6/26/2026 15924 BARNHART-REESE CONSTRUCTION 4 55596 SANTEE COMMUNITY CENTER PR< 581,372.00 CIP71831, PP4 RET RETENTION FOR PROGRESS PAYI\ -29,068.60 Total: 552,303.40
1423121 6/26/2026 10924 BATTISTI, JEREMY 051126-JB CA FIRE MECHANICS ACADEMY 356.21 060326168428 EMPLOYEE REIMBURSEMENT 600.00
Total: 956.21
1423122 6/26/2026 10020 BEST BEST & KRIEGER LLP LEGAL MAY 2026 LEGAL SVCS MAY 2026 67,454.24

vchlist Voucher List
06/26/2026 11:47:33AM CITY OF SANTEE
Bank code: ubqen
Voucher Date Vendor Invoice PO#
1423122 6/26/2026 10020 10020 BEST BEST & KRIEGER LLP (Continued) 1423123 6/26/2026 16074 BLUE MOON POOLS INC 16833
1423124 6/26/2026 13292 BORDER RECAPPING LLC 26-0357581-008 55318 26-0362236-008 55318
1423125 6/26/2026 14448 CAMACHO, MARIO 0603326168435
1423126 6/26/2026 10031 CDW GOVERNMENT LLC AJ1NS4K 55640 1423127 6/26/2026 12328 CINTAS CORP. #2 5338265401 55610 5341033101 55610
1423128 6/26/2026 15152 COAR DESIGN GROUP 24312 55647
24335 55648
1423129 6/26/2026 10035 COMPETITIVE METALS INC 234546 55286 1423130 6/26/2026 10161 CORE SERVICES INC 99905 55381
99919 55381
99927 55381
1423131 6/26/2026 11862 CORODATASHREDDING INC DN1580695 1423132 6/26/2026 10358 COUNTY OF SAN DIEGO 26CTOFSAN11 55425 26CTOFSASN11 55441
Description/ Account
Total:

BUSINESS LICENSE REFUND INV-1
Total:

TIRE REPAIR
TIRES
Total:

EMPLOYEE REIMBURSEMENT
Total:

COMPUTER HARDWARE
Total:

FIRST-AID KIT SERVICE

FIRST-AID KIT SERVICE
Total:

SANTEE FS 4 REMODEL
INTERIM FIRE STATION NO. 24
Total:

EMS SUPPLIES
Total:

FY25/26 CUSTODIAL SERVICES - 0
FY25/26 CUSTODIAL SERVICES - 0
FY25/26 CUSTODIAL SERVICES - 0
Total:

MAY SHREDDING SERVICE
Total:

SHERIFF RADIOS
800 MHZ NETWORK ACCESS
Total:

Amount
67,454.24
112.00
112.00
310.17
152.72
462.89
600.00
600.00
14,972.94
14,972.94
441.56
765.95
1,207.51
44,625.00
57,075.00
101,700.00
774.64
774.64
5,374.04
5,374.04
1,369.17
12,117.25

60.61 60.61
2,806.00
2,517.70
5,323.70

vchlist Voucher List
06/26/2026 11:47:33AM CITY OF SANTEE
Bank code: ubqen
Voucher Date Vendor Invoice
1423133 6/26/2026 10486 COUNTY OF SAN DIEGO 202600463
1423134 6/26/2026 10333 COX COMMUNICATIONS 052335901; JUN26 063453006; JUN26
064114701; JUN26
1423135 6/26/2026 10449 DAY MANAGEMENT CORPORATION INV922992 1423136 6/26/2026 12655 DELL MARKETING LP 10875045217
1423137 6/26/2026 12970 DUDEK 202605394
1423138 6/26/2026 14926 EAGLES POINT SECURITY INC 33576 1423139 6/26/2026 12593 ELLISON WILSON ADVOCACY, LLC 2026-06-06 1423140 6/26/2026 10009 FIRE ETC 206780
206815
1423141 6/26/2026 12638 GEORGE HILLS COMPANY INC INV1035033 1423142 6/26/2026 12155 GORILLA TEAM ARTISTS 483923
483924
1423143 6/26/2026 10457 HAZARD CONSTRUCTION ENGR LLC CIP2025-05 1 P CIP2025-05 1 R
PO# Description/Account

RECORDED DOCUMENT - RELEASI
Total:
8950 COTTONWOOD AVE
9534 VIA ZAPADOR
8115 ARLETTE ST
Total:
55290 EQUIPMENT REPAIR
Total:
55489 MONTHLY WEBSITE HOSTING FEE
Total:
55444 SD RIVER FIRE HAZ MIT PLAN
Total:
55515 PARK SECURITY
Total:
55418 LEGISLATIVE ADVOCACY SERVICE
Total:
55356 FIREFIGHTING SUPPLIES
55702 FIREFIGHTING EQUIPMENT
Total:
55466 ADMIN-LIABILITY CLAIMS
Total:
55666 ARTS SERVICES
55666 ARTS SERVICES
Total:
55649 CITYWIDE PAVEMENT REPAIR AND

RETENTION CITYWIDE PAVEMENT
Total:

Amount

20.00 20.00
197.18

97.98 194.51
489.67

55.00 55.00
525.81
525.81
16,051.50
16,051.50
3,260.25
3,260.25
1,500.00
1,500.00
797.35
13,414.88
14,212.23
1,541.66
1,541.66
750.00
750.00
1,500.00
177,960.00
-8,898.00
169,062.00

vchlist Voucher List
06/26/2026 11:47:33AM CITY OF SANTEE
Bank code : ub�en
Voucher Date Vendor Invoice
1423144 6/26/2026 11196 HD SUPPLY FACILITIES 9250222950 1423145 6/26/2026 14785 HEARTLAND FIRE SNTRRAO0626
1423146 6/26/2026 10600 HINDERLITER DE LLAMAS & ASSOC SIN063014 SIN064261
1423147 6/26/2026 15984 HUNTON ANDREWS KURTH LLP 125010722 1423148 6/26/2026 10454 INTERNATIONAL CITY/COUNTY 367325-5 1423149 6/26/2026 15316 JD ANIMAL REMOVAL INC 2066
1423150 6/26/2026 14956 JET ADVERTISING LLC 13609
1423151 6/26/2026 12703 KB HOME COASTAL INC 2984
1423152 6/26/2026 15922 KOA HILLS CONSULTING LLC 11840
11841
1423153 6/26/2026 10204 LIFE ASSIST INC 2139021
2139077
2139385
2139387
2139940
1423154 6/26/2026 13155 LIFETIME DOG TRAINING, LLC 5019 PO# Description/Account
55358 STATION SUPPLIES
Total:
55716 UASI TRAINING
Total:
55706 CANNABIS RETAIL PERMIT COMPL
55706 CANNABIS RETAIL PERMIT COMPL
Total:
55680 MSCP SUBAREA PLAN
Total:
55722 FY 26-27 ICMA MEMBERSHIP RENE
Total:
55360 FY25/26 DEAD ANIMAL REMOVAL S
Total:
55268 WEBSITE CONSULTANT SERVICES
Total:

REFUNDABLE DEPOSIT
Total:
55579 CONSULTING SVCS FOR ERP PRO
55579 CONSULTING SVCS FOR ERP PRO
Total:
55689 EMS SUPPLIES
55689 EMS SUPPLIES
55689 EMS SUPPLIES
55689 EMS SUPPLIES
55689 EMS SUPPLIES
Total:

INSTRUCTOR PAYMENT
Amount
465.26
465.26
995.00
995.00
900.00
1,800.00
2,700.00
8,025.00
8,025.00
1,200.00
1,200.00
1,440.00
1,440.00

75.00 75.00
18,311.20
18,311.20
7,750.00
1,399.40
9,149.40
9,521.45
1,620.19
146.99
146.99
689.38
12,125.00
3,027.00

vchlist Voucher List
06/26/2026 11:47:33AM CITY OF SANTEE
Bank code: ubqen
Voucher Date Vendor Invoice
1423154 6/26/2026 13155 13155 LIFETIME DOG TRAINING, LLC (Continued) 1423155 6/26/2026 10567 LLOYD'S COLLISION CENTER 20237
1423156 6/26/2026 10174 LN CURTIS AND SONS INV1054393
1423157 6/26/2026 16075 LUMNIA BUILDERS INC 13184
1423158 6/26/2026 10083 MUNICIPAL EMERGENCY SERVICES L IN2500766 IN2516899
IN2519800
1423159 6/26/2026 15342 NAPA AUTO PARTS 979630
1423160 6/26/2026 16014 NATIONAL PRINT & PROMO 21879
1423161 6/26/2026 13369 NATIONWIDE MEDICAL IN56256
1423162 6/26/2026 16010 NOVA SERVICES 27307
1423163 6/26/2026 15999 OPEN SKY PRODUCTIONS LLC 1992
1423164 6/26/2026 15600 PACIFIC LAWN MOWER WORKS 220000106670 1423165 6/26/2026 11539 PALM ENGINEERING CONSTRUCTION 8-2026 CIP2024-02, 08 R
PO# Description/Account
Total:
55298 VEHICLE REPAIR
Total:
55623 WEARING APPAREL
Total:

REFUND BUSINESS LICENSE INV-1
Total:
55674 FIREFIGHTING EQUIPMENT
55668 SAFETY APPAREL
55674 FIREFIGHTING EQUIPMENT
Total:
55345 VEHICLE REPAIR PARTS
Total:
55717 PRINTING PARKING VIOLATION Cll
Total:
55325 EMS SUPPLIES
Total:
55694 TASK ORDER #1 FOR INTERIM FS ;
Total:
55710 DRONE SHOW
Total:
55511 AS-NEEDED LAWN MOWER PARTS
Total:
55127 CUYAMACA STREET RIGHT TURN F

RETENTION
Total:

Amount
3,027.00
600.00
600.00
7,138.49
7,138.49

44.00 44.00
2,680.65
701.60
4,338.20
7,720.45

10.85 10.85
1,919.00
1,919.00
283.80
283.80
1,081.50
1,081.50
18,000.00
18,000.00
146.15
146.15
90,988.80
-4,549.44
86,439.36

vchlist Voucher List
06/26/2026 11:47:33AM CITY OF SANTEE
Bank code : ubqen
Voucher Date Vendor Invoice
1423166 6/26/2026 12062 PURETEC INDUSTRIAL WATER 2418009 2418010
2418011
1423167 6/26/2026 10228 QUESTYS SOLUTIONS 0000767
1423168 6/26/2026 10095 RASA 5955
1423169 6/26/2026 15393 REC CONSULTANTS INC 1997-3
1423170 6/26/2026 15425 RENEWELL FLEET SERVICE LLC 11483 1423171 6/26/2026 10311 ROADONE A918807
1423172 6/26/2026 10097 ROMAINE ELECTRIC CORPORATION 12-066997 1-575734
1423173 6/26/2026 11756 ROMERO, TONY 052926-TR
1423174 6/26/2026 10830 SAN DIEGO COMMUNITY COLLEGE 23401 1423175 6/26/2026 10606 SD COUNTY SHERIFF'S DEPT SHERIFF APRIL 2026 1423176 6/26/2026 13061 SAN DIEGO HUMANE SOCIETY & JUN-26 1423177 6/26/2026 16076 SANDERS ELECTRIC CO LLC 16918
PO# Description/Account
55528 DEIONIZED WATER SERVICE
55528 DEIONIZED WATER SERVICE
55528 DEIONIZED WATER SERVICE
Total:
55723 FY 26-27 QUESTYS SOFTWARE RE
Total:
55434 MAP CHECK - CAMERON BC 2024-(
Total:
55435 PLAN REVIEW - SUMMIT
Total:
55611 VEHICLE REPAIR PARTS
Total:
55368 VEHICLE TOWING
Total:
55407 VEHICLE SUPPLIES
55407 VEHICLE REPAIR PARTS
Total:

CFED WEST CONFERENCE
Total:
55715 IN-SERVICE FIRE TRAINING
Total:

LAW ENFORCEMENT APRIL 2026
Total:
55408 ANIMAL CONTROL SERVICES
Total:

BUSINESS LICENSE REFUND INV-1
Amount

34.40 51.22

17.20 102.82
5,117.64
5,117.64
385.00
385.00
7,230.00
7,230.00
1,769.19
1,769.19
384.00
384.00
350.89
3,554.36
3,905.25
722.56
722.56
3,680.00
3,680.00
1,521,073.08
1,521,073.08
39,881.00
39,881.00
112.00

vchlist Voucher List
06/26/2026 11:47:33AM CITY OF SANTEE
Bank code: ubqen
Voucher Date Vendor Invoice PO# Description/Account Amount 1423177 6/26/2026 16076 16076 SANDERS ELECTRIC CO LLC (Continued) Total: 112.00 1423178 6/26/2026 13171 SC COMMERCIAL, LLC I N-0000359086 55576 BULK FUEL PURCHASES 216.44 IN-0000372424 55371 BULK FUEL 217.97
Total: 434.41
1423179 6/26/2026 14523 SCA OF CA, LLC CA25007292 55372 STREET SWEEPING SVCS 32,198.14 Total: 32,198.14
1423180 6/26/2026 10110 SECTRAN SECURITY INC 26060633 55348 FY 25/26 ARMORED CAR TRANSPC 180.24 Total: 180.24
1423181 6/26/2026 14797 SEDANO FORD OF LM INC 20547913 55373 FORD PARTS & SERVICE 130.09 Total: 130.09
1423182 6/26/2026 14245 SEVERIN MOBILE TOWING 25-230235 55721 TRAINING MATERIALS 300.00 25-232913 55721 TRAINING MATERIALS 300.00
25-234246 55721 TRAINING MATERIALS 300.00
25-234247 55721 TRAINING MATERIALS 300.00
25-234260 55721 TRAINING MATERIALS 300.00
26-235029 55721 TRAINING MATERIALS 300.00
Total: 1,800.00
1423183 6/26/2026 12223 SITEONE LANDSCAPE SUPPLY LLC 162416679-001 55389 CREDIT - IRRIGATION PARTS -437.36 165416044-001 55389 IRRIGATION PARTS 178.20
165416199-001 55389 IRRIGATION PARTS 92.06
165416450-001 55389 IRRIGATION PARTS 35.60
166013711-001 55389 IRRIGATION PARTS 345.86
166120480-001 55389 IRRIGATION PARTS 252.99'
166666018-001 55389 IRRIGATION PARTS 381.92
166684863-001 55389 IRRIGATION PARTS 113.47
166740828-001 55389 IRRIGATION PARTS 62.98
Total: 1,025.72
1423184 6/26/2026 10837 SOUTHWEST TRAFFIC SIGNAL 85079 55484 TRAFFIC SIGNAL - MARKOUT REPC 560.52 85080 55484 TRAFFIC SIGNAL - PM INSPECTIOf\ 3,379.00
85081 55484 TRAFFIC SIGNAL - SERVICE CALL� 2,818.30
85082 55484 TRAFFIC SIGNAL - SERVICE CALL� 1,895.08

vchlist Voucher List
06/26/2026 11:47:33AM CITY OF SANTEE
Bank code : ubqen
Voucher Date Vendor Invoice PO#
1423184 6/26/2026 10837 SOUTHWEST TRAFFIC SIGNAL (Continued) 85083 55437
85084 55437
85085 55437
1423185 6/26/2026 11910 SPECTRUM GAS PRODUCTS 0000895223 55577 0000895224 55577
1423186 6/26/2026 14240 SPICER CONSULTING GROUP 2261 55636 1423187 6/26/2026 14500 SPROUT SOCIAL INC. 7126 55724
1423188 6/26/2026 10217 STAPLES ADVANTAGE 6063352611 55393 6063352612 55393
6064931695 55349
6065626395 55350
6065793387 55517
6065939167 55349
6065939169 55349
6066008880 55349
6066072774 55349
6066072775-CR 55349
6066072776 55349
1423189 6/26/2026 10027 STATE OF CALIFORNIA 050589
1423190 6/26/2026 10119 STEVEN SMITH LANDSCAPE INC 49993 55375 52209 55374
52217 55375
55878 55374
55879 55375
Description/Account

STREETLIGHGT MAINTENANCE - D

STREETLIGHT MAINTENANCE - SE

STREETLIGHT MAINTENANCE - SE
Total:

OXYGEN CYLINDER RENTALS

OXYGEN CYLINDER RENTALS
Total:

ASSESSMENT ENG & CFO SVCS F'
Total:

FY 26-27 SOCIAL MEDIA MANAGEM
Total:

FY25/26 OFFICE SUPPLIES - PSD
FY25/26 OFFICE SUPPLIES - PSD
FY 25/26 OFFICE SUPPLIES - FINAr

OFFICE SUPPLIES - P&B, E

STAPLES OFFICE SUPPLIES
FY 25/26 OFFICE SUPPLIES - FINAr
FY 25/26 OFFICE SUPPLIES - FINAr
FY 25/26 OFFICE SUPPLIES - FINAr
FY 25/26 OFFICE SUPPLIES - FINAr
FY 25/26 OFFICE SUPPLIES - FINAr
FY 25/26 OFFICE SUPPLIES - FINAr
Total:

PREEMPLOYMENT LIVESCAN
Total:

FY25/26 - AREA 3 LANDSCAPE SEF
FY25/26 AREA 2 LANDSCAPE SER\
FY25/26 - AREA 3 LANDSCAPE SEF
FY25/26 AREA 2 LANDSCAPE SER\
FY25/26 - AREA 3 LANDSCAPE SEF
Amount
492.32
235.82
3,186.51
12,567.55
161.50

76.00 237.50
2,841.67
2,841.67
14,304.00
14,304.00

70.39 215.34
265.00
415.13
683.03

9.09 923.17

6.44 15.72
-4.77
285.12
2,883.66

96.00 96.00
11,918.32
22,586.88
4,458.24
22,586.88
11,918.32

vchlist Voucher List
06/26/2026 11:47:33AM CITY OF SANTEE
Bank code : ubqen
Voucher Date Vendor Invoice
1423190 6/26/2026 10119 10119 STEVEN SMITH LANDSCAPE INC (Continued) 1423191 6/26/2026 11587 STRYKER SALES CORPORATION 9212545173 1423192 6/26/2026 10572 SUNBELT RENTALS INC 183835780-0001 184688052-001
1423193 6/26/2026 15523 CALMAT OBA 6395992
6446442
6484906
6485315
6485360
1423194 6/26/2026 15776 TEAMCIVX LLC 4639
1423195 6/26/2026 10250 THE EAST COUNTY 00163997
00163999
1423196 6/26/2026 10515 THE SAN DIEGO UNION - TRIBUNE 0011792469 1423197 6/26/2026 15120 THE WATCHLIGHT CORPORATION 924690 1423198 6/26/2026 14886 THOMAS, AUSTEN 061126-AT
1423199 6/26/2026 14543 TOPCON SOLUTIONS INC 90421914
1423200 6/26/2026 11112 ULINE 208177840
PO# Description/Account
Total:
55327 EMS EQUIPMENT SUPPLIES
Total:
55328 EQUIPMENT RENTAL
55328 EQUIPMENT RENTAL
Total:
55624 ASPHALT MATERIALS & SUPPLIES
55624 ASPHALT MATERIALS & SUPPLIES
55624 ASPHALT MATERIALS & SUPPLIES
55624 ASPHALT MATERIALS & SUPPLIES
55624 ASPHALT MATERIALS & SUPPLIES
Total:
55513 FUNDING FEASIBILITY ASSESSMEI
Total:

RFP - BLDG 4 FRONT COUNTER RE

ORDINANCE PUBLICATION
Total:

NOA-EIR-SD RIVER FIRE DRAFT
Total:
55413 SECURITY ALARM SERVICES
Total:

FRESNO TRAINING SYMPOSIUM
Total:
55709 SOFTWARE SUBSCRIPTION RENE'
Total:
55655 MASTER LOCKS
Total:

Amount
73,468.64
820.68
820.68
1,820.95
751.71
2,572.66
770.63
3,555.75
395.73
398.59
530.91
5,651.61
36,500.00
36,500.00
770.00
129.50
899.50
1,919.92
1,919.92
462.44
462.44
387.00
387.00
5,039.29
5,039.29
3,524.88
3,524.88

vchlist Voucher List
06/26/2026 11:47:33AM CITY OF SANTEE
Bank code: ubi:ien
Voucher Date Vendor Invoice PO#
1423201 6/26/2026 10133 UNDERGROUND SERVICE ALERT 25-264134 55439 520260709 55439
1423202 6/26/2026 12480 UNITED SITE SERVICES 114-14214172 55698 114-14244794 55698
214-3089638 55698
INV-6042346 55423
1423203 6/26/2026 11305 VELOCITY TRUCK CENTERS RA290043765:01 55679 1423204 6/26/2026 10475 VERIZON WIRELESS 6145781995
1423205 6/26/2026 16084 VILLARD, JOHN 2005203.001
1423206 6/26/2026 15410 VORASANE, TYLER 061126-TV
1423207 6/26/2026 11877 WAXIE SANITARY SUPPLY 83950596 55474 1423208 6/26/2026 15832 WEST COAST TURF INV227438 55660 INV227462 55660
INV228316 55660
1423209 6/26/2026 14039 WESTERN EXTRICATION 3563 55311
1423210 6/26/2026 10537 WETMORE'S 06P133556 55312
1423211 6/26/2026 12510 ZERO WASTE USA 816864 55684
Description/Account

DIG ALERT - STATE FEES

DIG ALERT - MONTHLY TICKETS
Total:

PORTABLE TOILET, FENCE & SINK

PORTABLE TOILET, FENCE & SINK
CREDIT FOR OVERCHARGE FENCi

PORTABLE TOILET, FENCE & SINK
Total:

APPARATUS REPAIR
Total:

CELL PHONE SERVICE
Total:

REFUND OF ONLINE FEE
Total:

MILEAGE REIMBURSEMENT
Total:

FACILITIES MAINTENANCE SUPPLI
Total:

SOD - TCCPE

SOD - TCCPE

SOD - TCCPE
Total:

EQUIPMENT MAINTENANCE
Total:

VEHICLE SUPPLIES
Total :

PET WASTE BAGS
Amount

59.83 154.05
213.88
4,538.07
358.36
-1,493.67
135.54
3,538.30
18,877.34
18,877.34
533.63
533.63

8.10 8.10

31.97 31.97
2,475.71
2,475.71
3,178.63
3,803.58
678.83
7,661.04
1,636.29
1,636.29
149.06
149.06
5,165.54

vchlist
06/26/2026 11 :47:33AM
Bank code : ubqen
Voucher
Voucher List

CITY OF SANTEE
Date ----------------- Vendor --------- Invoice ------ PO # ---=------------- ------ Description/Account Amount 1423211 6/26/2026 12510 12510 ZERO WASTE USA
101 Vouchers for bank code: ubgen
101 Vouchers in this report
Prepared b�i)__dh
D��- •��-z-��
Approved by: ------�-"' __ C:..---�--+----­
Date: ------�/�_ /-, r:. f,� I - r,,-,��
(Continued) Total: 5,165.54
Bank total : 2,999,347.06
Total vouchers : 2,999,347.06

LEGAL SERVICES BILLING SUMMARY Attachment 1
June 2026

CURRENT INVOICE

DESCRIPTION AMOUNT NUMBER NOTES
Retainer $ 18,431.00 1065682
1001.00.1201.51020 18,431.00
Labor & Employment:

Labor & Employment 596.00 1065683
1001.00.1201.51020 596.00
Litigation & Claims:

Litigation & Claims 715.20 1065684
Hope for the Homeless Lakeside Inc. 89.40 1065694
1001.00.1201.51020 804.60
Special Projects (General Fund):

Community Oriented Policing 8,218.30 1065685
CEQA Special Advice 894.00 1065697
General Elections 4,380.60 1065686
Prop 218 447.00 1065687
Parcel 4 Hotel 1,072.80 1065688
Advanced Records Center Services for PRA 256.30 1065690 Cannabis 387.40 1065691
Surplus Land Act/Real Property Special Advice 447.00 1065693 Housing and Planning Legal Support 1,996.60 1065689
1001.00.1201.51020 18,100.00
SLEMSA JPA 178.80 1065692 5505.00.1901.51020
SD River Fire Mitigation 89.40 1065695 *cip72452.10.05
268.20
Third-Party Reimbursable:

Lantern Crest (Applicant Initiated) 220.50 1065696 grd1383a.20.05 HomeFed Litigation 4 8,137.70 1065702 tm22001a.10.05
Redevelopment of Carlton Oaks Golf Course 441.00 1065698 tm19001a.20.05 City Ventures Cottonwood and Park 11,085.30 1065700 grd2504a.20.05 Townsend Project Design Review 573.30 1065701 tm24003a.10.05 20,457.80
Total $ 58,657.60
LEGAL SERVICES BILLING RECAP Attachment 2
FY 2025-26
Adopted Revised Previously Spent Available Current Request Category Budget Budget Year to Date Balance Mo./Yr. Amount General Fund:

General / Retainer $ 223,170.00 $ 223,170.00 $ 204,908.70 $ 18,261.30 Jun-26 $ 18,431.00 Labor & Employment 70,000.00 70,000.00 54,079.50 15,920.50 Jun-26 596.00 Litigation & Claims 200,000.00 200,000.00 58,882.08 141,117.92 Jun-26 804.60 Special Projects 430,000.00 430,000.00 518,174.83 (88,174.83) Jun-26 18,100.00 Total $ 923,170.00 $ 923,170.00 $ 836,045.11 $ 87,124.89 $ 37,931.60 Other City Funds:

MHFP Commission $ 10,000.00 $ 10,000.00 $ 10,900.45 $ (900.45) Jun-26 $ - SLEMSA JPA 5,000.00 5,000.00 2,860.80 2,139.20 Jun-26 178.80 Financial System Upgrade 20,000.00 20,000.00 5,662.00 14,338.00 Jun-26 - SD River Fire Mitigation 50,000.00 50,000.00 34,419.00 15,581.00 Jun-26 89.40 Total $ 85,000.00 $ 85,000.00 $ 53,842.25 $ 31,157.75 $ 268.20 Third-Party Reimbursable:

Total $ 130,369.07 $ 20,457.80
Total Previously Spent to Date
Total Proposed for Payment
General Fund $ 836,045.11 General Fund $ 37,931.60
Other City Funds 53,842.25 Other City Funds 268.20
Applicant Deposits or Grants 130,369.07 Applicant Deposits or Grants 20,457.80 Total $ 1,020,256.43 Total $ 58,657.60
FY 2025-26

RESOLUTION NO.

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTEE, REJECTING THE BID SUBMITTED BY SOUTH COAST INDUSTRIAL DOOR, INC. AND AWARDING THE CONTRACT FOR DOORS AND GATES – MAINTENANCE, REPAIR &

REPLACEMENT TO HIGHLAND ARMS ENTERPRISES, LLC DBA PRECISION GARAGE DOOR SERVICE PER RFB #26/27-20093
WHEREAS, on May 15, 2026, City staff administered a formal bid process in compliance with Santee Municipal Code Section 3.24.100(A); and WHEREAS, the City Clerk, on June 8, 2026, publicly opened and examined sealed bids for Doors & Gates – Maintenance, Repair & Replacement (RFB #26/27-20093); and WHEREAS, one bid received by South Coast Industrial Door, Inc. was deemed non-responsive due to missing required bid form(s); and WHEREAS, in accordance with Santee Municipal Code section 3.24.100(E), staff has determined that the bid submitted by Highland Arms Enterprises, LLC dba Precision Garage Door Service conforms in all material respects to the requirements set forth in the invitation for bids; and
WHEREAS, Highland Arms Enterprises, LLC dba Precision Garage Door Service was found to be the lowest responsive and responsible bidder with a total bid amount of $112,780.00; and
WHEREAS, staff recommends awarding the contract to Highland Arms Enterprises, LLC dba Precision Garage Door Service in the amount of $112,780.00; and WHEREAS, staff requests authorization for the Director of Community Services to approve change orders in a total amount not to exceed 10% of the current annual contract amount for unforeseen items and additional work associated with the Project; and WHEREAS, staff recommends authorizing the City Manager to execute all necessary documents to execute the contract on behalf of the City.

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

Section 1. The bid submitted by South Coast Industrial Door, Inc. is deemed nonresponsive and rejected.

Section 2. The contract for the Doors & Gates – Maintenance, Repair & Replacement (RFB #26/27-20093) is awarded to Highland Arms Enterprises, LLC dba Precision Garage Door Service as the lowest responsive and responsible bidder in the amount of $112,780.00 and the City Manager is authorized to execute all necessary documents to execute the contract on behalf of the City.

RESOLUTION NO.

Section 3. The Department Director is authorized to approve change orders in a total amount not to exceed $11,278.00, up to 10% of the FY 26-27 contract amount.

ADOPTED by the City Council of the City of Santee, California, at a Regular Meeting thereof held this 8th day of July 2026, by the following roll call vote to wit:

AYES:

NOES:

ABSENT:

APPROVED:

JOHN W. MINTO, MAYOR
ATTEST:

JAMES JEFFRIES, CITY CLERK
60139.00001\41585659.4 Page 1 of 16 FORMAL RFB – DOORS & GATES –

MAINTENANCE, REPAIR & REPLACEMENT
DOORS & GATES – MAINTENANCE, REPAIR & REPLACEMENT
FORMAL RFB 26/27-20093

1. Parties and Date.

This Agreement (“Agreement”) is made and entered into this 8th day of July, 2026 by and between the City of Santee, a municipal corporation organized under the laws of the State of California with its principal place of business at 10601 Magnolia Avenue, Santee, California 92071 (“City”) and Highland Arms Enterprises, LLC dba Precision Garage Door Service, a Delaware Limited Liability Company, with its principal place of business at 14660 NE North Woodinville Way 100, Woodinville, WA 98072 (“Contractor”). City and Contractor are sometimes individually referred to as “Party” and collectively as “Parties” in this Agreement.

2. RECITALS.

2.1 Contractor.

Contractor desires to perform and assume responsibility for the provision of certain Services, as defined below and described herein, required by the City on the terms and conditions set forth in this Agreement.

Contractor represents that it is experienced in providing all labor, materials machinery, equipment, tools, supplies and mobility necessary to perform the Services, that it and its employees or subcontractors have all necessary licenses and permits to perform the Services in the State of California, and that is familiar with the plans of City.

Contractor shall not subcontract any portion of the work required by this Agreement, except as expressly stated herein, without prior written approval of City. Subcontracts, if any, shall contain a provision making them subject to all provisions stipulated in this Agreement.

2.2 Project.

City desires to engage Contractor to render such services for the ROLL UP DOORS & GATES – MAINTENANCE, REPAIR & REPLACEMENT (“Project”) as set forth in this Agreement. All bid documents and/or contract documents for DOORS & GATES – MAINTENANCE, REPAIR & REPLACEMENT, Formal RFB 26/27- 20093, issued by City on May 15, 2026, (“Contract Documents”) are hereby incorporated into this Agreement by reference.

3. TERMS.

3.1 Scope of Services and Term.

3.1.1 General Scope of Services. Contractor promises and agrees to furnish to the City all labor, materials, tools, equipment, services, and incidental and customary work necessary to fully and adequately supply the DOORS & GATES – MAINTENANCE, REPAIR & REPLACEMENT services necessary for the Project (“Services”). The Services are more particularly described in Exhibit ‘A’ attached hereto and incorporated herein by reference. All Services shall be subject to, and performed in accordance with, this Agreement, the exhibits attached hereto and incorporated herein by reference, and all applicable local, state and federal laws, rules and regulations.

3.1.2 Term. The term of this Agreement shall be from July 8, 2026 through June 30, 2027.

Subject to appropriation, this Agreement will automatically renew for FY 27-28, FY 28-29, and FY 29-30 unless otherwise terminated as provided herein. Thereafter, the City may approve by mutual agreement up to two (2) one-year extensions of the Agreement by providing written notice to the Contractor not less than thirty (30) 60139.00001\41585659.4 Page 2 of 16 FORMAL RFB – DOORS & GATES –

MAINTENANCE, REPAIR & REPLACEMENT
calendar days before the end of the fiscal year. In addition, the City may exercise a one-time option to extend the Agreement for a period not to exceed ninety (90) days by giving written notice to the Contractor not less than five (5) calendar days before the expiration date of the final fiscal year this Agreement remains in effect. **APPROPRIATION/CONTINGENCY OF FUNDS: This Agreement is subject to and contingent upon budgetary appropriations being approved by the City Council for each fiscal year during the term of this Agreement. If such appropriations are not approved, the Agreement will immediately terminate without penalty to the City.

3.2 Responsibilities of Contractor.

3.2.1 Control and Payment of Subordinates; Independent Contractor. The Services shall be performed by Contractor or under its supervision. Contractor will determine the means, methods and details of performing the Services subject to the requirements of this Agreement. City retains Contractor on an independent contractor basis and not as an employee. Contractor retains the right to perform similar or different services for others during the term of this Agreement. Any additional personnel performing the Services under this Agreement on behalf of Contractor shall also not be employees of City and shall at all times be under Contractor’s exclusive direction and control. Contractor shall pay all wages, salaries, and other amounts due such personnel in connection with their performance of Services under this Agreement and as required by law. Contractor shall be responsible for all reports and obligations respecting such additional personnel, including, but not limited to:
social security taxes, income tax withholding, unemployment insurance, disability insurance, and workers’ compensation insurance.

3.2.2 Schedule of Services. Contractor shall perform the Services expeditiously, within the term of this Agreement, and in accordance with the Schedule of Services agreed upon with City. Contractor represents that it has the professional and technical personnel required to perform the Services in conformance with such conditions. In order to facilitate Contractor’s conformance with the Schedule, City shall respond to Contractor’s submittals in a timely manner. Upon request of City, Contractor shall provide a more detailed schedule of anticipated performance to meet the Schedule of Services.

3.2.3 Conformance to Applicable Requirements. All work prepared by Contractor shall be subject to the approval of City.

3.2.4 City’s Representative. The City hereby designates the Director of Community Services, or his designee, to act as its representative for the performance of this Agreement (“City’s Representative”). City’s Representative shall have the power to act on behalf of the City for all purposes under this Agreement. Contractor shall not accept direction or orders from any person other than the City’s Representative or his or her designee.

3.2.5 Contractor’s Representative. Contractor hereby designates Derek Ek, or his or her designee, to act as its representative for the performance of this Agreement (“Contractor’s Representative”).

Contractor’s Representative shall have full authority to represent and act on behalf of the Contractor for all purposes under this Agreement. The Contractor’s Representative shall supervise and direct the Services, using his best skill and attention, and shall be responsible for all means, methods, techniques, sequences and procedures and for the satisfactory coordination of all portions of the Services under this Agreement.

3.2.6 Coordination of Services. Contractor agrees to work closely with City staff in the performance of Services and shall be available to City’s staff, consultants and other staff at all reasonable times.

3.2.7 Standard of Care; Performance of Employees. Contractor shall perform all Services under this Agreement in a skillful and competent manner, consistent with the standards generally recognized as being employed by professionals in the same discipline in the State of California. Contractor represents and maintains that it is skilled in the professional calling necessary to perform the Services. Contractor warrants that all employees and subcontractors shall have sufficient skill and experience to perform the Services assigned to 60139.00001\41585659.4 Page 3 of 16 FORMAL RFB – DOORS & GATES –

MAINTENANCE, REPAIR & REPLACEMENT
them. Finally, Contractor represents that it, its employees and subcontractors have all licenses, permits, qualifications and approvals of whatever nature that are legally required to perform the Services, including a City Business License, and that such licenses and approvals shall be maintained throughout the term of this Agreement. As provided for in the indemnification provisions of this Agreement, Contractor shall perform, at its own cost and expense and without reimbursement from the City, any services necessary to correct errors or omissions which are caused by the Contractor’s failure to comply with the standard of care provided for herein.

Any employee of the Contractor or its sub-contractors who is determined by the City to be uncooperative, incompetent, a threat to the adequate or timely completion of the Project, a threat to the safety of persons or property, or any employee who fails or refuses to perform the Services in a manner acceptable to the City, shall be promptly removed from the Project by the Contractor and shall not be re-employed to perform any of the Services or to work on the Project.

3.2.8 INTENTIONALLY OMITTED

3.2.9 Disputes. Should any dispute arise respecting the true value of any work done, of any work omitted, or of any extra work which Contractor may be required to do, or respecting the size of any payment to Contractor during the performance of this Agreement, Contractor shall continue to perform the Work while said dispute is decided by the City. If Contractor disputes the City’s decision, Contractor shall have such remedies as may be provided by law.

3.2.10 Laws and Regulations; Employee/Labor Certifications. Contractor shall keep itself fully informed of and in compliance with all local, state and federal laws, rules and regulations in any manner affecting the performance of the Project or the Services, including all Cal/OSHA requirements, and shall give all notices required by law. Contractor shall be liable for all violations of such laws and regulations in connection with Services. If the Contractor performs any work knowing it to be contrary to such laws, rules and regulations and without giving written notice to the City, Contractor shall be solely responsible for all costs arising therefrom. City is a public entity of the State of California subject to certain provisions of the Health & Safety Code, Government Code, Public Contract Code, and Labor Code of the State. It is stipulated and agreed that all provisions of the law applicable to the public contracts of a municipality are a part of this Agreement to the same extent as though set forth herein and will be complied with. These include but are not limited to the payment of prevailing wages, the stipulation that eight (8) hours' labor shall constitute a legal day's work and that no worker shall be permitted to work in excess of eight (8) hours during any one calendar day except as permitted by law. Contractor shall defend, indemnify and hold City, its officials, officers, employees and agents free and harmless, pursuant to the indemnification provisions of this Agreement, from any claim or liability arising out of any failure or alleged failure to comply with such laws, rules or regulations.

3.2.10.1 Employment Eligibility; Contractor. By executing this Agreement, Contractor verifies that it fully complies with all requirements and restrictions of state and federal law respecting the employment of undocumented aliens, including, but not limited to, the Immigration Reform and Control Act of 1986, as may be amended from time to time. Such requirements and restrictions include, but are not limited to, examination and retention of documentation confirming the identity and immigration status of each employee of the Contractor. Contractor also verifies that it has not committed a violation of any such law within the five (5) years immediately preceding the date of execution of this Agreement, and shall not violate any such law at any time during the term of the Agreement. Contractor shall avoid any violation of any such law during the term of this Agreement by participating in an electronic verification of work authorization program operated by the United States Department of Homeland Security, by participating in an equivalent federal work authorization program operated by the United States Department of Homeland Security to verify information of newly hired employees, or by some other legally acceptable method. Contractor shall maintain records of each such verification, and shall make them available to the City or its representatives for inspection and copy at any time during normal business hours. The City shall not be responsible for any costs or expenses related to Contractor’s compliance with the requirements provided for in Section 3.2.10 or any of its sub-sections. 60139.00001\41585659.4 Page 4 of 16 FORMAL RFB – DOORS & GATES –

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3.2.10.2 Employment Eligibility; Subcontractors, Sub-subcontractors and Consultants. To the same extent and under the same conditions as Contractor, Contractor shall require all of its subcontractors, sub-subcontractors and consultants performing any work relating to the Project or this Agreement to make the same verifications and comply with all requirements and restrictions provided for in Section 3.2.10.1.

3.2.10.3 Employment Eligibility; Failure to Comply. Each person executing this Agreement on behalf of Contractor verifies that they are a duly authorized officer of Contractor, and understands that any of the following shall be grounds for the City to terminate the Agreement for cause: (1) failure of Contractor or its subcontractors, sub-subcontractors or consultants to meet any of the requirements provided for in Sections 3.2.10.1 or 3.2.10.2; (2) any misrepresentation or material omission concerning compliance with such requirements (including in those verifications provided to the Contractor under Section 3.2.10.2); or (3) failure to immediately remove from the Project any person found not to be in compliance with such requirements.

3.2.10.4 Labor Certification. By its signature hereunder, Contractor certifies that it is aware of the provisions of Section 3700 of the California Labor Code which require every employer to be insured against liability for Workers’ Compensation or to undertake self-insurance in accordance with the provisions of that Code, and agrees to comply with such provisions before commencing the performance of the Services.

3.2.10.5 Equal Opportunity Employment. Contractor represents that it is an equal opportunity employer and it shall not discriminate against any subcontractor, employee or applicant for employment because of race, religion, color, national origin, handicap, ancestry, sex or age. Such nondiscrimination shall include, but not be limited to, all activities related to initial employment, upgrading, demotion, transfer, recruitment or recruitment advertising, layoff or termination.

3.2.10.6 Air Quality. Contractor must fully comply with all applicable laws, rules and regulations in furnishing or using equipment and/or providing services, including, but not limited to, emissions limits and permitting requirements imposed by the California Air Resources Board (CARB). Contractor shall specifically be aware of the CARB limits and requirements’ application to "portable equipment", which definition is considered by CARB to include any item of equipment with a fuel-powered engine. Contractor shall indemnify City against any fines or penalties imposed by CARB or any other governmental or regulatory agency for violations of applicable laws, rules and/or regulations by Contractor, its subcontractors, or others for whom Contractor is responsible under its indemnity obligations provided for in this Agreement.

3.2.10.7 Water Quality.
(A) Management and Compliance. To the extent applicable, Contractor’s Services must account for, and fully comply with, all local, state and federal laws, rules and regulations that may impact water quality compliance, including, without limitation, all applicable provisions of the Federal Water Pollution Control Act (33 U.S.C. §§ 1300); the California Porter-Cologne Water Quality Control Act (Cal Water Code §§ 13000-14950); laws, rules and regulations of the Environmental Protection Agency and the State Water Resources Control Board; the City’s ordinances regulating discharges of storm water; and any and all regulations, policies, or permits issued pursuant to any such authority regulating the discharge of pollutants, as that term is used in the Porter-Cologne Water Quality Control Act, to any ground or surface water in the state. (B) Liability for Non-Compliance. Failure to comply with the laws, regulations and policies described in this Section is a violation of law that may subject Contractor or City to penalties, fines, or additional regulatory requirements. Contractor shall defend, indemnify and hold the City, its officials, officers, employees, volunteers and agents free and harmless, pursuant to the indemnification provisions of this Agreement, from and against any and all fines, penalties, claims or other regulatory requirements imposed as a result of Contractor’s non-compliance with the laws, regulations and policies described in this Section, unless 60139.00001\41585659.4 Page 5 of 16 FORMAL RFB – DOORS & GATES –

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such non-compliance is the result of the sole established negligence, willful misconduct or active negligence of the City, its officials, officers, agents, employees or authorized volunteers. (C) Training. In addition to any other standard of care requirements set forth in this Agreement, Contractor warrants that all employees and subcontractors shall have sufficient skill and experience to perform the Services assigned to them without impacting water quality in violation of the laws, regulations and policies described in this Section. Contractor further warrants that it, its employees and subcontractors will receive adequate training, as determined by City, regarding the requirements of the laws, regulations and policies described in this Section as they may relate to the Services provided under this Agreement. Upon request, City will provide Contractor with a list of training programs that meet the requirements of this paragraph.

3.2.11 Insurance.

3.2.11.1 Time for Compliance. Contractor shall not commence Work under this Agreement until it has provided evidence satisfactory to the City that it has secured all insurance required under this Section. In addition, Contractor shall not allow any subcontractor to commence work on any subcontract until it has provided evidence satisfactory to the City that the subcontractor has secured all insurance required under this Section.

3.2.11.2 Minimum Requirements. Contractor shall, at its expense, procure and maintain for the duration of the Agreement insurance against claims for injuries to persons or damages to property which may arise from or in connection with the performance of the Agreement by the Contractor, its agents, representatives, employees or subcontractors. Contractor shall also require all of its subcontractors to procure and maintain the same insurance for the duration of the Agreement. Such insurance shall meet at least the following minimum levels of coverage:
(A) Minimum Scope of Insurance. Coverage shall be at least as broad as the latest version of the following: (1) General Liability: Insurance Services Office Commercial General Liability coverage (occurrence form CG 0001); (2) Automobile Liability: Insurance Services Office Business Auto Coverage form number CA 0001, code 1 (any auto); and (3) Workers’ Compensation and Employer’s Liability:

Workers’ Compensation insurance as required by the State of California and Employer’s Liability Insurance. The policy shall not contain any exclusion contrary to the Agreement, including but not limited to endorsements or provisions limiting coverage for (1) contractual liability (including but not limited to ISO CG 24 26 or 21 29); or (2) cross liability for claims or suits by one insured against another. (B) Minimum Limits of Insurance. Contractor shall maintain limits no less than:
(1) General Liability: $2,000,000 per occurrence for bodily injury, personal injury and property damage. If Commercial General Liability Insurance or other form with general aggregate limit is used including, but not limited to, form CG 2503, either the general aggregate limit shall apply separately to this Agreement/location or the general aggregate limit shall be twice the required occurrence limit; (2) Automobile Liability: $1,000,000 per accident for bodily injury and property damage; and (3) Workers’ Compensation and Employer’s Liability:

Workers’ Compensation limits as required by the Labor Code of the State of California. Employer’s Liability limits of $1,000,000 per accident for bodily injury or disease. Defense costs shall be paid in addition to the limits. (C) Pollution/Asbestos Legal Liability.
(i) At all times during the performance of the work under this Agreement and for sixty (60) months following the date of Project completion, the Consultant shall maintain Pollution Legal Liability insurance and/or Asbestos Legal Liability insurance and/or Errors and Omissions in the amount of $2,000,000 per occurrence or claim/$2,000,000 aggregate (if the Project involves environmental hazards). (ii) The Consultant, along with all employees, agents and subconsultants who have a reasonable probability of coming into contact with hazardous materials, shall be adequately trained 60139.00001\41585659.4 Page 6 of 16 FORMAL RFB – DOORS & GATES –

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to comply with and shall comply with all laws and regulations relating to the care and protection of the environment in the performance of the work performed by the Consultant or any portion thereof. (D) Notices; Cancellation or Reduction of Coverage. Contractor shall provide the City at least thirty (30) days prior written notice of cancellation of any policy required by this Agreement, except that the Consultant shall provide at least ten (10) days prior written notice of cancellation of any such policy due to non-payment of premium. If any of the required coverage is cancelled or expires during the term of this Agreement, the Contractor shall deliver renewal certificate(s) including the General Liability Additional Insured Endorsement to the City at least ten (10) days prior to the effective date of cancellation or expiration. In the event any policy of insurance required under this Agreement does not comply with these specifications or is canceled and not replaced, the City has the right but not the duty to obtain the insurance it deems necessary and any premium paid by the City will be promptly reimbursed by Contractor or the City may withhold amounts sufficient to pay premium from Contractor payments. In the alternative, the City may suspend or terminate this Agreement.
(E) Additional Insured. The City of Santee, its officials, officers, employees, agents, and volunteers shall be named as additional insureds on Contractor’s and its subcontractors’ policies of commercial general liability and automobile liability insurance using the endorsements and forms specified herein or exact equivalents.
(F) Primary Coverage. For any claims related to this Agreement, the Contractors insurance coverage shall be primary and non-contributory and at least as broad as ISO CG 20 01 04 13 as respects The City of Santee, its officials, officers, employees, agents, and volunteers. Any insurance or self-insurance maintained by The City of Santee, its officials, officers, employees, agents, and volunteers shall be excess of the Contractor’s insurance and shall not contribute with it. This requirement shall also apply to any Excess or Umbrella Liability policies.
(G) Umbrella or Excess Policy. The Contractor may use Umbrella or Excess Policies to provide the liability limits as required in this Agreement. This form of insurance will be acceptable provided that all of the Primary and Umbrella or Excess Policies shall provide all of the insurance coverages herein required, including, but not limited to, primary and non-contributory, additional insured, Self-Insured Retentions (SIRs), indemnity, and defense requirements. The Umbrella or Excess policies shall be provided on a true “following form” or broader coverage basis, with coverage at least as broad as provided on the underlying Commercial General Liability insurance. No insurance policies maintained by the Additional Insureds, whether primary or excess, and which also apply to a loss covered hereunder, shall be called upon to contribute to a loss until the Contractor’s primary and excess liability policies are exhausted.

3.2.11.3 Insurance Endorsements. The insurance policies shall contain the following provisions, or Contractor shall provide endorsements on forms supplied or approved by the City to add the following provisions to the insurance policies:
(A) General Liability. The general liability policy shall include or be endorsed (amended) to state that: (1) using ISO CG forms 20 10 and 20 37, or endorsements providing the exact same coverage, the City of Santee, its officials, officers, employees, agents, and volunteers shall be covered as additional insured with respect to the Services or ongoing and complete operations performed by or on behalf of the Contractor, including materials, parts or equipment furnished in connection with such work; and (2) using ISO form 20 01, or endorsements providing the exact same coverage, the insurance coverage shall be primary insurance as respects the City, its officials, officers, employees, agents, and volunteers, or if excess, shall stand in an unbroken chain of coverage excess of the Contractor’s scheduled underlying coverage. Any excess insurance shall contain a provision that such coverage shall also apply on a primary and noncontributory basis for the benefit of the City, before the City’s own primary insurance or self-insurance shall be called upon to protect it as a named insured. Any insurance or self-insurance maintained by the City, its officials, officers, employees, agents, and volunteers shall be excess of the Contractor’s insurance and shall not be called upon 60139.00001\41585659.4 Page 7 of 16 FORMAL RFB – DOORS & GATES –

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to contribute with it in any way. Notwithstanding the minimum limits set forth in Section 3.2.11.2(B), any available insurance proceeds in excess of the specified minimum limits of coverage shall be available to the parties required to be named as additional insureds pursuant to this Section 3.2.11.3(A). (B) Automobile Liability. The automobile liability policy shall include or be endorsed (amended) to state that: (1) the City, its officials, officers, employees, agents, and volunteers shall be covered as additional insureds with respect to the ownership, operation, maintenance, use, loading or unloading of any auto owned, leased, hired or borrowed by the Contractor or for which the Contractor is responsible; and (2) the insurance coverage shall be primary insurance as respects the City, its officials, officers, employees, agents, and volunteers, or if excess, shall stand in an unbroken chain of coverage excess of the Contractor’s scheduled underlying coverage. Any insurance or self-insurance maintained by the City, its officials, officers, employees, agents, and volunteers shall be excess of the Contractor’s insurance and shall not be called upon to contribute with it in any way. Notwithstanding the minimum limits set forth in Section 3.2.11.2(B), any available insurance proceeds in excess of the specified minimum limits of coverage shall be available to the parties required to be named as additional insureds pursuant to this Section 3.2.11.3(B). (C) Workers’ Compensation and Employer’s Liability Coverage. The insurer shall agree to waive all rights of subrogation against the City, its officials, officers, employees, agents, and volunteers for losses paid under the terms of the insurance policy which arise from work performed by the Contractor.
(D) All Coverages. Each insurance policy required by this Agreement shall be endorsed to state that (A) coverage shall not be suspended, voided, reduced or canceled except after thirty (30) days (10 days for nonpayment of premium) prior written notice by certified mail, return receipt requested, has been given to the City; and (B) any failure to comply with reporting or other provisions of the policies, including breaches of warranties, shall not affect coverage provided to the City, its officials, officers, employees, agents, and volunteers. Any failure to comply with reporting or other provisions of the policies including breaches of warranties shall not affect coverage provided to the City, its officials, officers, employees, agents and volunteers, or any other additional insureds.

3.2.11.4 Separation of Insureds; No Special Limitations; Waiver of Subrogation. All insurance required by this Section shall contain standard separation of insureds provisions. In addition, such insurance shall not contain any special limitations on the scope of protection afforded to the City, its officials, officers, employees, agents, and volunteers. All policies shall waive any right of subrogation of the insurer against the City, its officials, officers, employees, agents, and volunteers, or any other additional insureds, or shall specifically allow Contractor or others providing insurance evidence in compliance with these specifications to waive their right of recovery prior to a loss. Contractor hereby waives its own right of recovery against City, its officials, officers, employees, agents, and volunteers, or any other additional insureds, and shall require similar written express waivers and insurance clauses from each of its subcontractors.

3.2.11.5 Deductibles and Self-Insurance Retentions. Any deductibles or self-insured retentions must be declared to and approved by the City. Contractor shall guarantee that, at the option of the City, either: (1) the insurer shall reduce or eliminate such deductibles or self-insured retentions as respects the City, its officials, officers, employees, agents, and volunteers; or (2) the Contractor shall procure a bond guaranteeing payment of losses and related investigation costs, claims and administrative and defense expenses.

3.2.11.6 Subcontractor Insurance Requirements. Contractor shall not allow any subcontractors to commence work on any subcontract relating to the work under the Agreement until they have provided evidence satisfactory to the City that they have secured all insurance required under this Section. If requested by Contractor, the City may approve different scopes or minimum limits of insurance for particular 60139.00001\41585659.4 Page 8 of 16 FORMAL RFB – DOORS & GATES –

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subcontractors. The Contractor and the City shall be named as additional insureds on all subcontractors’ policies of Commercial General Liability using ISO form 20 38, or coverage at least as broad.

3.2.11.7 Acceptability of Insurers. Insurance is to be placed with insurers with a current A.M. Best’s rating no less than A:VIII, licensed to do business in California, and satisfactory to the City.

3.2.11.8 Verification of Coverage. Contractor shall furnish City with original certificates of insurance and endorsements effecting coverage required by this Agreement on forms satisfactory to the City. The certificates and endorsements for each insurance policy shall be signed by a person authorized by that insurer to bind coverage on its behalf, and shall be on forms provided by the City if requested. All certificates and endorsements must be received and approved by the City before work commences. The City reserves the right to require complete, certified copies of all required insurance policies, at any time.

3.2.11.9 Reporting of Claims. Contractor shall report to the City, in addition to Contractor’s insurer, any and all insurance claims submitted by Contractor in connection with the Services under this Agreement.

3.2.12 Safety. Contractor shall execute and maintain its work so as to avoid injury or damage to any person or property. In carrying out its Services, the Contractor shall at all times be in compliance with all applicable local, state and federal laws, rules and regulations, and shall exercise all necessary precautions for the safety of employees appropriate to the nature of the work and the conditions under which the work is to be performed. Safety precautions as applicable shall include, but shall not be limited to: (A) adequate life protection and lifesaving equipment and procedures; (B) instructions in accident prevention for all employees and subcontractors, such as safe walkways, scaffolds, fall protection ladders, bridges, gang planks, confined space procedures, trenching and shoring, equipment and other safety devices, equipment and wearing apparel as are necessary or lawfully required to prevent accidents or injuries; and (C) adequate facilities for the proper inspection and maintenance of all safety measures.

3.2.13 Bonds.

3.2.13.1 Performance Bond. If required by law or otherwise specifically requested by City in Exhibit ‘D’ attached hereto and incorporated herein by reference, Contractor shall execute and provide to City concurrently with this Agreement a Performance Bond in the amount of the total, not-to-exceed compensation indicated in this Agreement, and in a form provided or approved by the City. If such bond is required, no payment will be made to Contractor until it has been received and approved by the City.

3.2.13.2 Payment Bond. If required by law or otherwise specifically requested by City in Exhibit ‘E’ attached hereto and incorporated herein by reference, Contractor shall execute and provide to City concurrently with this Agreement a Payment Bond in the amount of the total, not-to-exceed compensation indicated in this Agreement, and in a form provided or approved by the City. If such bond is required, no payment will be made to Contractor until it has been received and approved by the City.

3.2.13.3 Bond Provisions. Should, in City’s sole opinion, any bond become insufficient or any surety be found to be unsatisfactory, Contractor shall renew or replace the affected bond within 10 days of receiving notice from City. In the event the surety or Contractor intends to reduce or cancel any required bond, at least thirty (30) days prior written notice shall be given to the City, and Contractor shall post acceptable replacement bonds at least ten (10) days prior to expiration of the original bonds. No further payments shall be deemed due or will be made under this Agreement until any replacement bonds required by this Section are accepted by the City. To the extent, if any, that the total compensation is increased in accordance with the Agreement, the Contractor shall, upon request of the City, cause the amount of the bonds to be increased accordingly and shall promptly deliver satisfactory evidence of such increase to the City. To the extent available, the bonds shall further provide that no change or alteration of the Agreement (including, without limitation, an 60139.00001\41585659.4 Page 9 of 16 FORMAL RFB – DOORS & GATES –

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increase in the total compensation, as referred to above), extensions of time, or modifications of the time, terms, or conditions of payment to the Contractor, will release the surety. If the Contractor fails to furnish any required bond, the City may terminate this Agreement for cause.

3.2.13.4 Surety Qualifications. Only bonds executed by an admitted surety insurer, as defined in Code of Civil Procedure Section 995.120, shall be accepted. The surety must be a Californiaadmitted surety with a current A.M. Best’s rating no less than A:VIII and satisfactory to the City. If a Californiaadmitted surety insurer issuing bonds does not meet these requirements, the insurer will be considered qualified if it is in conformance with Section 995.660 of the California Code of Civil Procedure, and proof of such is provided to the City.

3.2.14 Accounting Records. Contractor shall maintain complete and accurate records with respect to all costs and expenses incurred under this Agreement. All such records shall be clearly identifiable.

Contractor shall allow a representative of City during normal business hours to examine, audit, and make transcripts or copies of such records and any other documents created pursuant to this Agreement. Contractor shall allow inspection of all work, data, documents, proceedings, and activities related to the Agreement for a period of three (3) years from the date of final payment under this Agreement.

3.3 Fees and Payments.

3.3.1 Compensation. Contractor shall receive compensation, including authorized reimbursements, for all Services rendered under this Agreement at the rates set forth in Exhibit ‘B’ attached hereto and incorporated herein by reference. The total compensation shall not exceed One Hundred Twelve Thousand Seven Hundred Eighty Dollars ($112,780.00) without written approval of the City Manager. Extra Work may be authorized, as described below, and if authorized, will be compensated at the rates and manner set forth in this Agreement.

3.3.2 Payment of Compensation. Contractor shall submit to City a monthly itemized statement which indicates work completed and hours of Services rendered by Contractor. The statement shall describe the amount of Services and supplies provided since the initial commencement date, or since the start of the subsequent billing periods, as appropriate, through the date of the statement. City shall, within 30 days of receiving such statement, review the statement and pay all approved charges thereon.

3.3.3 Reimbursement for Expenses. Contractor shall not be reimbursed for any expenses unless authorized in writing by City.

3.3.4 Extra Work. At any time during the term of this Agreement, City may request that Contractor perform Extra Work. As used herein, “Extra Work” means any work which is determined by City to be necessary for the proper completion of the Project, but which the parties did not reasonably anticipate would be necessary at the execution of this Agreement. Contractor shall not perform, nor be compensated for, Extra Work without written authorization from City’s Representative.

3.3.5 Rate Adjustments. Any agreed upon increase to the rates established in Exhibit ‘B’ will become effective on July 1 of each year. The City may adjust the unit prices established in Exhibit ‘B’ to reflect changes in the San Diego Consumer Price Index for All Urban Wage Earners and Clerical Workers measured from January to January as published by the U.S. Department of Labor, Bureau of Labor Statistics (CPI Rate).

Any such adjustment will become effective as of July 1.

3.3.6 Annual Appropriation. Sufficient funds have been appropriated to pay for these services in FY 26-27. Funds available for future years, including CPI adjustments, are subject to and contingent on budgetary appropriations approved by the City Council. If no appropriations are approved, the Agreement will automatically terminate at the end of applicable fiscal year without penalty to the City. 60139.00001\41585659.4 Page 10 of 16 FORMAL RFB – DOORS & GATES –

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3.4 Termination of Agreement.

3.4.1 Grounds for Termination. City may, by written notice to Contractor, terminate the whole or any part of this Agreement at any time and without cause by giving written notice to Contractor of such termination, and specifying the effective date thereof, at least seven (7) days before the effective date of such termination. Upon termination, Contractor shall be compensated only for those services which have been adequately rendered to City, and Contractor shall be entitled to no further compensation. Contractor may not terminate this Agreement except for cause.

3.4.2 Effect of Termination. If this Agreement is terminated as provided herein, City may require Contractor to provide all finished or unfinished Documents and Data and other information of any kind prepared by Contractor in connection with the performance of Services under this Agreement. Contractor shall be required to provide such document and other information within fifteen (15) days of the request.

3.4.3 Additional Services. In the event this Agreement is terminated in whole or in part as provided herein, City may procure, upon such terms and in such manner as it may determine appropriate, services similar to those terminated.

3.5 General Provisions.

3.5.1 Certification of License

3.5.1.1 Contractor certifies that as of the date of execution of this Agreement, Contractor has a current contractors’ license of the following classification(s):
 California State License Board – D-28 Doors, Gates and Activating Devices Contractor (at time of bid and for the length of the contract)
 City of Santee Business License (at time of award)

3.5.1.2 Contractors are required by law to be licensed and regulated by the Contractors’ State License Board which has jurisdiction to investigate complaints against contractors is a complaint regarding a patent act or omission is filed within four (4) years of the date of the alleged violation. A complaint regarding a latent act or omission pertaining to structural defects must be filed within ten (10) years of the date of the alleged violation. Any questions concerning a contractor or any alleged violation may be referred to the Registrar, Contractors’ State License Board, P.O. Box 26000, Sacramento, California 95826.

3.5.2 Delivery of Notices. All notices permitted or required under this Agreement shall be given to the respective parties at the following address, or at such other address as the respective parties may provide in writing for this purpose:

Contractor:

Precision Garage Door of San Diego
9901 Maine Avenue
Lakeside, CA 92040
Attn: Derek Ek
City:

City of Santee
10601 Magnolia Avenue
Santee, CA 92071
Attn: Director of Community Services
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Such notice shall be deemed made when personally delivered or when mailed, forty-eight (48) hours after deposit in the U.S. Mail, first class postage prepaid and addressed to the party at its applicable address. Actual notice shall be deemed adequate notice on the date actual notice occurred, regardless of the method of service.

3.5.3 Indemnification.

3.5.3.1 Scope of Indemnity. To the fullest extent permitted by law, Contractor shall defend, indemnify and hold the City, its officials, officers, employees, volunteers and agents free and harmless from any and all claims, demands, causes of action, costs, expenses, liability, loss, damage or injury of any kind, in law or equity, to property or persons, including wrongful death, in any manner arising out of, pertaining to, or incident to any alleged acts, errors or omissions of Contractor, its officials, officers, employees, subcontractors, consultants or agents in connection with the performance of the Contractor’s Services, the Project or this Agreement, including without limitation the payment of all consequential damages, expert witness fees and attorneys’ fees and other related costs and expenses. Notwithstanding the foregoing, to the extent Contractor's Services are subject to Civil Code Section 2782.8, the above indemnity shall be limited, to the extent required by Civil Code Section 2782.8, to claims that arise out of, pertain to, or relate to the negligence, recklessness, or willful misconduct of the Contractor.

3.5.3.2 Additional Indemnity Obligations. Contractor shall defend, with Counsel of City's choosing and at Contractor’s own cost, expense and risk, any and all claims, suits, actions or other proceedings of every kind covered by Section 3.5.2.1 that may be brought or instituted against City or its officials, officers, employees, volunteers and agents. Contractor shall pay and satisfy any judgment, award or decree that may be rendered against City or its officials, officers, employees, volunteers and agents as part of any such claim, suit, action or other proceeding. Contractor shall also reimburse City for the cost of any settlement paid by City or its officials, officers, employees, agents or volunteers as part of any such claim, suit, action or other proceeding. Such reimbursement shall include payment for City’s attorneys’ fees and costs, including expert witness fees. Contractor shall reimburse City and its officials, officers, employees, agents, and/or volunteers, for any and all legal expenses and costs incurred by each of them in connection therewith or in enforcing the indemnity herein provided. Contractor’s obligation to indemnify shall survive expiration or termination of this Agreement, and shall not be restricted to insurance proceeds, if any, received by the City, its officials officers, employees, agents, or volunteers.

3.5.4 Governing Law; Government Code Claim Compliance. This Agreement shall be governed by the laws of the State of California. Venue shall be in San Diego County, California. In addition to any and all contract requirements pertaining to notices of and requests for compensation or payment for extra work, disputed work, claims and/or changed conditions, Contractor must comply with the claim procedures set forth in Government Code sections 900 et seq. prior to filing any lawsuit against the City. Such Government Code claims and any subsequent lawsuit based upon the Government Code claims shall be limited to those matters that remain unresolved after all procedures pertaining to extra work, disputed work, claims, and/or changed conditions have been followed by Contractor. If no such Government Code claim is submitted, or if any prerequisite contractual requirements are not otherwise satisfied as specified herein, Contractor shall be barred from bringing and maintaining a valid lawsuit against the City.

3.5.5 Time of Essence. Time is of the essence for each and every provision of this Agreement.

3.5.6 City’s Right to Employ Other Contractors. City reserves right to employ other contractors in connection with this Project.

3.5.7 Successors and Assigns. This Agreement shall be binding on the successors and assigns of the parties.
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3.5.8 Assignment or Transfer. Contractor shall not assign, hypothecate or transfer, either directly or by operation of law, this Agreement or any interest herein without the prior written consent of the City.

Any attempt to do so shall be null and void, and any assignees, hypothecates or transferees shall acquire no right or interest by reason of such attempted assignment, hypothecation or transfer.

3.5.9 Construction; References; Captions. Since the Parties or their agents have participated fully in the preparation of this Agreement, the language of this Agreement shall be construed simply, according to its fair meaning, and not strictly for or against any Party. Any term referencing time, days or period for performance shall be deemed calendar days and not workdays. All references to Contractor include all personnel, employees, agents, and subcontractors of Contractor, except as otherwise specified in this Agreement. All references to City include its officials, officers, employees, agents, and volunteers except as otherwise specified in this Agreement. The captions of the various articles and paragraphs are for convenience and ease of reference only, and do not define, limit, augment, or describe the scope, content or intent of this Agreement.

3.5.10 Amendment; Modification. No supplement, modification or amendment of this Agreement shall be binding unless executed in writing and signed by both Parties.

3.5.11 Waiver. No waiver of any default shall constitute a waiver of any other default or breach, whether of the same or other covenant or condition. No waiver, benefit, privilege, or service voluntarily given or performed by a Party shall give the other Party any contractual rights by custom, estoppel or otherwise.

3.5.12 No Third Party Beneficiaries. Except to the extent expressly provided for in Section 3.5.7, there are no intended third party beneficiaries of any right or obligation assumed by the Parties.

3.5.13 Invalidity; Severability. If any portion of this Agreement is declared invalid, illegal, or otherwise unenforceable by a court of competent jurisdiction, the remaining provisions shall continue in full force and effect.

3.5.14 Prohibited Interests. Contractor maintains and warrants that it has not employed nor retained any company or person, other than a bona fide employee working solely for Contractor, to solicit or secure this Agreement. Further, Contractor warrants that it has not paid nor has it agreed to pay any company or person, other than a bona fide employee working solely for Contractor, any fee, commission, percentage, brokerage fee, gift or other consideration contingent upon or resulting from the award or making of this Agreement. Contractor further agrees to file, or shall cause its employees or subcontractors to file, a Statement of Economic Interest with the City’s Filing Officer as required under state law in the performance of the Services.

For breach or violation of this warranty, City shall have the right to rescind this Agreement without liability. For the term of this Agreement, no official, officer or employee of City, during the term of his or her service with City, shall have any direct interest in this Agreement, or obtain any present or anticipated material benefit arising therefrom.

3.5.15 Cooperation; Further Acts. The Parties shall fully cooperate with one another, and shall take any additional acts or sign any additional documents as may be necessary, appropriate or convenient to attain the purposes of this Agreement.

3.5.16 Authority to Enter Agreement. Contractor has all requisite power and authority to conduct its business and to execute, deliver, and perform the Agreement. Each Party warrants that the individuals who have signed this Agreement have the legal power, right, and authority to make this Agreement and bind each respective Party.

3.5.18 Counterparts. This Agreement may be signed in counterparts, each of which shall constitute an original.
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3.5.19 Entire Agreement. This Agreement contains the entire Agreement of the parties with respect to the subject matter hereof, and supersedes all prior negotiations, understandings or agreements. This Agreement may only be modified by a writing signed by both parties.

4. ASSIGNMENT OF ANTI-TRUST CLAIMS
Contractor offers and agrees to assign to City all rights, title and interest in and to all causes of action it may have under Section 4 of the Clayton Act (15 U.S.C. Section 15) or under the Cartwright Act (Chapter 2 of Part 2 of Division 7 of the Business and Professions Code) arising from purchases of goods, services, or materials pursuant to this Contract. Such assignment shall be made and become effective at the time City tenders final payment to Contractor, without further acknowledgment by the parties. If after the foregoing procedures are completed a civil action is filed, the action shall be subject to the mediation and arbitration provisions required by Section 20104.4 of the Public Contract Code.

5. THIRD-PARTY CLAIMS
Pursuant to Section 9201 of the Public Contract Code, the City shall provide the Contractor with timely notification of the receipt of any third-party claims, relating to the Contract. The City shall be entitled to recover its reasonable costs incurred in providing such notification.

6. CONFIDENTIALITY
Contractor shall keep confidential all information, in whatever form, produced, prepared, observed or received by Contractor to the extent that such information is confidential by law or otherwise required by this Agreement.

7. UNFORESEEN DIFFICULTIES
All loss or damage arising out of the nature of the Work to be done under the Contract, or from any unforeseen obstructions or difficulties which may be encountered during the progress of the Work and in the prosecution of the same, or from encumbrances on the line of work, shall be sustained by the Contractor, except as may be otherwise specifically provided by the Contract Documents.

8. LABOR CODE REQUIREMENTS

8.1 Prevailing Wages. Contractor is aware of the requirements of California Labor Code Section 1720 et seq., and 1770 et seq., as well as California Code of Regulations, Title 8, Section 16000 et seq., (“Prevailing Wage Laws”), which require the payment of prevailing wage rates and the performance of other requirements on “public works” and “maintenance” projects. Since the Work being performed as part of an applicable “public works” or “maintenance” project, as defined by the Prevailing Wage Laws, and since the total compensation is $1,000 or more, Contractor agrees to fully comply with such Prevailing Wage Laws. City shall provide Contractor with a copy of the prevailing rates of per diem wages in effect at the commencement of this Contract upon request. Contractor shall make copies of the prevailing rates of per diem wages for each craft, classification or type of worker needed to execute the Services available to interested parties upon request, and shall post copies at Contractor’s principal place of business and at the project site. Contractor shall defend, indemnify and hold the City, its officials, officers, employees and agents free and harmless from any claim or liability arising out of any failure or alleged failure to comply with the Prevailing Wage Laws. Contractor and any subcontractor shall forfeit a penalty of up to $200 per calendar day or portion thereof for each worker paid less than the prevailing wage rates.

8.2 Apprenticeable Crafts. When Contractor employs workmen in an apprenticeable craft or trade, Contractor shall comply with the provisions of Section 1777.5 of the California Labor Code with respect to the employment of properly registered apprentices upon public works. The primary responsibility for compliance with said section for all apprenticeable occupations shall be with Contractor. The Contractor or any subcontractor that is determined by the Labor Commissioner to have knowingly violated Section 1777.5 shall forfeit as a civil penalty 60139.00001\41585659.4 Page 14 of 16 FORMAL RFB – DOORS & GATES –

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an amount not exceeding $100 for each full calendar day of noncompliance, or such greater amount as provided by law.

8.3 Hours of Work. Contractor is advised that eight (8) hours labor constitutes a legal day’s work.

Pursuant to Section 1813 of the California Labor Code, Contractor shall forfeit a penalty of $25.00 per worker for each day that each worker is permitted to work more than eight (8) hours in any one calendar day and forty (40) hours in any one calendar week, except when payment for overtime is made at not less than one and one half (1 1/2) times the basic rate for that worker.

8.4 Payroll Records. Contractor and each subcontractor shall keep an accurate payroll record, showing the name, address, social security number, work classification, straight time and overtime hours worked each day and week, and the actual per diem wages paid to each journeyman, apprentice, worker, or other employee employed by him or her in connection with the public work. The payroll records shall be certified and shall be available for inspection at all reasonable hours at the principal office of Contractor in the manner provided in Labor Code section 1776. In the event of noncompliance with the requirements of this section, Contractor shall have 10 days in which to comply subsequent to receipt of written notice specifying in what respects such Contractor must comply with this section. Should noncompliance still be evident after such 10-day period, Contractor shall, as a penalty to City, forfeit not more than $100.00 for each calendar day or portion thereof, for each worker, until strict compliance is effectuated. The amount of the forfeiture is to be determined by the Labor Commissioner. A contractor who is found to have violated the provisions of law regarding wages on Public Works with the intent to defraud shall be ineligible to bid on Public Works contracts for a period of one to three years as determined by the Labor Commissioner. Upon the request of the Division of Apprenticeship Standards or the Division of Labor Standards Enforcement, such penalties shall be withheld from progress payments then due.

The responsibility for compliance with this section is on Contractor. The requirement to submit certified payroll records directly to the Labor Commissioner under Labor Code section 1771.4 shall not apply to work performed on a public works project that is exempt pursuant to the small project exemption specified in Labor Code Section 1771.4.

8.5 Contractor and Subcontractor Registration. Pursuant to Labor Code sections 1725.5 and 1771.1, all contractors and subcontractors that wish to bid on, be listed in a bid proposal, or enter into a contract to perform public work must be registered with the Department of Industrial Relations. No bid will be accepted nor any contract entered into without proof of the contractor’s and subcontractors’ current registration with the Department of Industrial Relations to perform public work. Contractor has filled out a Public Works Contractor Registration Certification with its bid. Notwithstanding the foregoing, the contractor registration requirements mandated by Labor Code Sections 1725.5 and 1771.1 shall not apply to work performed on a public works project that is exempt pursuant to the small project exemption specified in Labor Code Sections 1725.5 and 1771.1.

8.6 Labor Compliance; Stop Orders. This Project is subject to compliance monitoring and enforcement by the Department of Industrial Relations. It shall be the Contractor’s sole responsibility to evaluate and pay the cost of complying with all labor compliance requirements under this Contract and applicable law.

Any stop orders issued by the Department of Industrial Relations against Contractor or any subcontractor that affect Contractor’s performance of Work, including any delay, shall be Contractor’s sole responsibility. Any delay arising out of or resulting from such stop orders shall be considered Contractor caused delay subject to any applicable liquidated damages and shall not be compensable by the City. Contractor shall defend, indemnify and hold the City, its officials, officers, employees and agents free and harmless from any claim or liability arising out of stop orders issued by the Department of Industrial Relations against Contractor or any subcontractor.

9. CARB COMPLIANCE
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The California Air Resources Board (“CARB”) implemented amendments to the In-Use Off-Road Diesel-Fueled Fleets Regulations (“Regulation”) which are effective on January 1, 2024 and apply broadly to all self-propelled off road diesel vehicles 25 horsepower or greater and other forms of equipment used in California.

Contractor, shall comply, and shall ensure all subcontractors comply, with all applicable requirements of the most current version of the Regulation.

Throughout the Project, and for three (3) years thereafter, Contractor shall make available for inspection and copying any and all documents or information associated with Contractor’s and subcontractors’ fleet including, without limitation, the Certificates of Reported Compliance (“CRCs”), fuel/refueling records, maintenance records, emissions records, and any other information the Contractor is required to produce, keep or maintain pursuant to the Regulation. Contractor shall make available for inspection and copying such documents upon two (2) calendar days’ notice from the City.

Contractor shall be solely liable for any and all costs associated with complying with the Regulation as well as for any and all penalties, fines, damages, or costs associated with any and all violations, or failures to comply with the Regulation. Contractor shall defend, indemnify and hold harmless the City, its officials, officers, employees and authorized volunteers free and harmless from any claims, liabilities, costs, penalties or interest arising out of any failure or alleged failure to comply with the Regulation. [SIGNATURES ON NEXT PAGE]
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SIGNATURE PAGE FOR
DOORS & GATES – MAINTENANCE, REPAIR & REPLACEMENT

BETWEEN THE CITY OF SANTEE

AND HIGHLAND ARMS ENTERPRISES, LLC DBA PRECISION GARAGE DOOR SERVICE IN WITNESS WHEREOF, the Parties have entered into this Agreement as of dates below:

CONTRACTOR: HIGHLAND ARMS ENTERPRISES, LLC DBA PRECISION GARAGE DOOR SERVICE By: ________________________________
Signature
Name:______________________________
Dated:_______________________________
CITY OF SANTEE:

APPROVED BY CITY COUNCIL ON __July 8, 2026__, ITEM NO. ___________

AUTHORIZED SIGNATURE OF APPROVAL
___________________________________
Wendy Kaserman, City Manager
Dated:_______________________________

APPROVED AS TO LEGAL FORM
___________________________________
Shawn Hagerty, City Attorney
Exhibit ‘A’ SCOPE OF SERVICES
Exhibit ‘B’ COMPENSATION
Exhibit ‘C’ CARB COMPLIANCE CERTIFICATION FOR CONSTRUCTION CONTRACTS Exhibit ‘D’ FAITHFUL PERFORMANCE BOND
Exhibit ‘E’ PAYMENT FOR LABOR AND MATERIALS BOND
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EXHIBIT ‘A’
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EXHIBIT ‘A’

SCOPE OF SERVICES

1. Purpose: The purpose of this Agreement is for regular scheduled inspections and preventive maintenance of doors, rollup fire doors, overhead panel and roll-up doors and windows at various City facilities including store front doors and for the replacement repair construction and improvement of existing doors on an as-needed basis to ensure City facilities are fully operating without delay. The contractor shall perform repairs or replacement of all types of doors, their hardware, openers, closers, including automatic and ADA complaint doors, hinges, jambs/frames. The Contractor shall be proactive in their work standards and meet or exceed the qualifications set forth in this contract. The Contractor shall be familiar with and have the ability to provide maintenance and repair work on the doors per the technical specifications below.

2. Method of Performing Work:
a. Methods of Operation:

The Contractor shall be responsible for the safety, adequacy, and efficiency of the Contractor’s personnel, equipment and methods. The approval of the City of any plan or method of work proposed by Contractor shall not relieve the Contractor of any responsibility thereof, and such approval shall not be considered an assumption by the City of any kind of liability, and the Contractor shall have no claim under this contract on account of failure or inefficiency of any plan or method so approved.

Such approval shall be considered and shall mean the City has no objection to the Contractor’s use or adoption at the Contractor’s own risk and responsibility, of the plan or method so proposed by the Contractor.
b. Scheduling of Operations:

Contractor shall perform this work at such time as to minimize disturbance or interference to residents, and pedestrian or vehicle circulation. Working hours shall be 7 a.m. to 4 p.m., Monday through Friday, excluding holidays. Deviation from these hours will not be permitted without the prior consent of the Director of Community Services, or their designee.
c. Holiday Operations:

There shall be no work on weekends or holidays on which City Hall is closed. Deviation from these hours will not be permitted without the prior consent of the Director, except for emergencies involving immediate hazard to persons or property.
d. Safety:

All work performed under this Agreement shall be performed in such manner as to provide maximum safety to the public and comply with all safety standards required by Cal-OSHA. The City reserves the right to issue restraint or cease and desist orders to the Contractor when unsafe or harmful acts are observed or reported relative to the performance of the work under this agreement.

3. Testing and Maintenance Description: Perform the following checks, and maintenance to doors, rollup fire doors, overhead panel and roll-up doors and windows. Notwithstanding the wording of this Request for Proposal, the words “door” and “window” may be used interchangeably in the text but each door or window is identified in the proposal table correctly. Results from each door shall be recorded on contractor’s form.

The work description is further explained in this section. Prepare a cost estimate based on the inspection report findings to include recommendations to repair, replace, or align, and include any and all items that relate to the doors to bring back into safe serviceable conditions. Not all repairs can be made upon discovery because of parts and time constraints, however, make repairs and adjustments immediately if possible. When a door is found in an unsafe condition the contractor is to notify the City immediately. They must provide a 60139.00001\41585659.4
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detailed written repair/inspection report upon completion. Reports shall contain data of original findings on each door and actions taken to correct all deficiencies. Doors shall be in safe serviceable condition when completed.
a. Items listed under “Maintenance Services – Apparatus Doors/Rolling Counter/Shutter Doors” Sites 1, 2, 3 shall have quarterly preventative maintenance performed no later than the 1st of the second month each quarter.
b. Items listed under “Maintenance Services – Apparatus Doors/Rolling Counter/Shutter Doors” Sites 4, 5, 6, 7 shall have twice yearly preventative maintenance performed no later than the 15th of the months of July and January annually.
c. Items listed under “Maintenance Services – Electric Gates” Sites 1, 2, 3 shall have quarterly preventative maintenance performed no later than the 1st of the second month of each quarter. d. Items listed under “Replacement and Construction – Initial Contract Replacements” shall be completed no later than December 31, 2026.

4. Automatic/Manual Rollup Overhead Doors, Testing and Maintenance:
a. Inspect tracks for sturdiness.
b. Check alignment and security of guides, rollers and rails. Centering of the wheels between the door tracks is between 1”-2”. Realign and fasten rails to wall or ceiling if necessary. c. Guides should be aligned straight up and down with smooth transition to the next guide attached:

Guides should all be fastened to wall and rails securely by bolts or welds. Correct guide alignment and refasten system to wall or ceiling if the previous conditions exist. d. Check and replace worn wheel bearings.
e. Inspect for loose, broken or missing bolts or nuts on brackets attaching the track to wall or ceiling.

Tighten loose fasteners and mountings.
f. Inspect for signs of rust on any of the elements of the curtain, tracks, brackets or accessories. g. Inspect for signs of badly dented elements of the curtain, tracks, brackets or accessories. h. Inspect shaft assembly, cables, and drums on sectional doors. i. Inspect springs for fatigue and wear.
j. Inspect and adjust any safety devices.
k. Manually open and close door several times to check for smooth operation. l. Test all equipment functions
m. Doors with electric motor operators should be properly tested for automatic reversal in accordance with manufacturer’s instructions.
n. Inspect bearings, bushings, and drive chain on motor operator according to Manufacturer’s recommendation.
o. Lubricate hinges, rollers, guides, bearings, tracks and other applicable hardware. p. Lubricate according to manufacturer's recommendations on upper rails and rollers. Lower rails should not require lubrication.
q. Perform minor adjustments as needed.
r. Provide a detailed written report of inspections.
s. Clean rails, guides, springs, and rollers free from dust, dirt, corrosion, and obstruction and secure as necessary.
t. Check steel counterbalance lift cables making sure they are securely attached to bottom of door.

Refasten lift cables if not attached securely to door bottom. u. Check for wear and damage to steel counterbalance lift cables by indications of fraying of the wire strands or breakage. Replace worn cables.
v. Check solenoid brake for proper operation. Adjust or replace solenoid if not operating correctly. w. Check friction clutch for proper operation. Adjust or replace clutch if not operating correctly. x. Check hinges for breakage, pivot wear, and tightness against the door panels. Replace hinges if worn and secure any loose hinges to doors.
y. Check drive sprocket, control unit setscrews and tighten any loose setscrews. 60139.00001\41585659.4
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z. Check opener cams for loose setscrews and tighten any loose setscrews. aa. Check cable drums and tighten any loose setscrews and cotter keys. bb. Check counterbalance springs for wear and oil springs with lubricant. Replace worn out springs. cc. Check manual chain hoist including throw-out arm. Adjust or repair if not working correctly. dd. Check emergency stop mechanisms for proper operation, wear, and damage. Includes electronic and air operated systems. Repair inoperative mechanisms. ee. Check electric door operator button/switches for proper operation. Most operator switches have Open, Stop, and Close modes. Replace switches which do not operate correctly. ff. Check for bent or warped panels. Replace defective panels. gg. Check alignment of motor with drive gears or chain and smoothness of operation. Lubricate as needed. Realign motor with gears or chain if out of alignment. hh. Check door for warping or displacement of sliding panels. Replace defective panels. ii. Check door edges for fraying and scrapping where they contact the guides. Correct conditions causing the scrapping.
jj. Check door safety strips for visual damage and check for proper operation. Check emergency stop mechanisms for proper operation, wear, and damage. Includes electronic and air operated systems. Repair safety strips if worn or not working.
kk. Check manual chain hoist for proper operation. Repair hoist if not operating properly. ll. Same day service whenever possible for emergency repairs. *Note: any additional parts, repairs or adjustments found during scheduled inspections exceeding $300.00 above approved inspection charges must receive prior authorization before proceeding from City before proceeding.
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EXHIBIT ‘B’
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EXHIBIT ‘B’

COMPENSATION
[***INSERT BID FORM***]
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EXHIBIT ‘C’
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EXHIBIT ‘C’

CARB COMPLIANCE CERTIFICATION
(To be inserted from bid submittal)
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EXHIBIT ‘D’
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EXHIBIT ‘D’

FAITHFUL PERFORMANCE BOND
KNOW ALL PERSONS BY THESE PRESENTS:

THAT WHEREAS, the City of Santee (hereinafter referred to as “City”) has awarded to Highland Arms Enterprises, LLC dba Precision Garage Door Service, (hereinafter referred to as the “Contractor”) an agreement for the work described as follows: Doors & Gates – Maintenance, Repair & Replacement (hereinafter referred to as the “Project”);
WHEREAS, the work to be performed by the Contractor is more particularly set forth in the Contract Documents for the Project dated July 8, 2026, (hereinafter referred to as “Contract Documents”), the terms and conditions of which are expressly incorporated herein by reference; and WHEREAS, the Contractor is required by the Contract Documents to perform the terms thereof and to furnish a bond for the faithful performance of the Contract Documents.

NOW, THEREFORE, we, ______________________, the undersigned Contractor and _________________________________________ as Surety, a corporation organized and duly authorized to transact business under the laws of the State of California, are held and firmly bound unto the City in the sum of ___________________________ DOLLARS, ($____________), the sum being not less than one hundred percent (100%) of the Contract Price, for which amount well and truly to be made, we bind ourselves, our heirs, executors and administrators, successors and assigns, jointly and severally, firmly by these presents.

THE CONDITION OF THIS OBLIGATION IS SUCH, that, if the Contractor, his or its heirs, executors, administrators, successors or assigns, shall in all things stand to and abide by, and well and truly keep and perform the covenants, conditions and agreements in the Contract Documents and any alteration thereof made as therein provided, on its part, to be kept and performed at the time and in the manner therein specified, and in all respects according to their intent and meaning; and shall faithfully fulfill all obligations including the one-year guarantee of all materials and workmanship; and shall indemnify and save harmless the City, its officers and agents, as stipulated in the Contract Documents, then this obligation shall become null and void; otherwise it shall be and remain in full force and effect.

As a condition precedent to the satisfactory completion of the Contract Documents, unless otherwise provided for in the Contract Documents, the guarantee obligation shall hold good for a period of one (1) year after the acceptance of the work by City, during which time if Contractor shall fail to make full, complete, and satisfactory repair and replacements and totally protect the City from loss or damage resulting from or caused by defective materials or faulty workmanship the above obligation in penal sum thereof shall remain in full force and effect.

However, anything in this paragraph to the contrary notwithstanding, the obligations of Surety hereunder shall continue so long as any obligation of Contractor remains. Nothing herein shall limit the City’s rights or the Contractor or Surety’s obligations under the Contract, law or equity, including, but not limited to, California Code of Civil Procedure section 337.15.

As a part of the obligation secured hereby and in addition to the face amount specified therefor, there shall be included costs and reasonable expenses and fees including reasonable attorney’s fees, incurred by City in enforcing such obligation.

Whenever Contractor shall be, and is declared by the City to be, in default under the Contract Documents, the Surety shall remedy the default pursuant to the Contract Documents, or shall promptly, at the City’s option:
(1) Take over and complete the Project in accordance with all terms and conditions in the Contract Documents; or
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(2) Obtain a bid or bids for completing the Project in accordance with all terms and conditions in the Contract Documents and upon determination by Surety of the lowest responsive and responsible bidder, arrange for a Contract between such bidder, the Surety and the City, and make available as work progresses sufficient funds to pay the cost of completion of the Project, less the balance of the contract price, including other costs and damages for which Surety may be liable. The term “balance of the contract price” as used in this paragraph shall mean the total amount payable to Contractor by the City under the Contract and any modification thereto, less any amount previously paid by the City to the Contractor and any other set offs pursuant to the Contract Documents.
(3) Permit the City to complete the Project in any manner consistent with California law and make available as work progresses sufficient funds to pay the cost of completion of the Project, less the balance of the contract price, including other costs and damages for which Surety may be liable. The term “balance of the contract price” as used in this paragraph shall mean the total amount payable to Contractor by the City under the Contract and any modification thereto, less any amount previously paid by the City to the Contractor and any other set offs pursuant to the Contract Documents.

Surety expressly agrees that the City may reject any contractor or subcontractor which may be proposed by Surety in fulfillment of its obligations in the event of default by the Contractor.

Surety shall not utilize Contractor in completing the Project nor shall Surety accept a bid from Contractor for completion of the Project if the CITY, when declaring the Contractor in default, notifies Surety of the City’s objection to Contractor’s further participation in the completion of the Project.

The Surety, for value received, hereby stipulates and agrees that no change, extension of time, alteration or addition to the terms of the Contract Documents or to the Project to be performed thereunder shall in any way affect its obligations on this bond, and it does hereby waive notice of any such change, extension of time, alteration or addition to the terms of the Contract Documents or to the Project, including but not limited to the provisions of sections 2819 and 2845 of the California Civil Code.

IN WITNESS WHEREOF, we have hereunto set our hands and seals this _______ day of ___________________, 20___. _____________________________________

CONTRACTOR/PRINCIPAL
_____________________________________
Name
By___________________________________
SURETY:

By: __________________________________
Attorney-In-Fact
Signatures of those signing for the Contractor and Surety must be notarized and evidence of corporate authority attached.

The rate of premium on this bond is ____________ per thousand. The total amount of premium charges, $_______________________________.
(The above must be filled in by corporate attorney.)
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EXHIBIT ‘D’
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THIS IS A REQUIRED FORM
Any claims under this bond may be addressed to:
(Name and Address of Surety) ___________________________________________ ___________________________________________
___________________________________________
(Name and Address of Agent or ___________________________________________ Representative for service of
process in California, if different ___________________________________________ from above)
___________________________________________
(Telephone number of Surety and ___________________________________________ Agent or Representative for service
of process in California)
60139.00001\41585659.4
EXHIBIT ‘E’
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EXHIBIT ‘E’

PAYMENT FOR LABOR AND MATERIALS BOND
KNOW ALL PERSONS BY THESE PRESENTS That
WHEREAS, the City of Santee (hereinafter designated as the “City”), by action taken or a resolution passed July 8, 2026 has awarded to Highland Arms Enterprises, LLC dba Precision Garage Door Service.

WHEREAS, the work to be performed by the Contractor is more particularly set forth in the Contract Documents for the Project dated July 8, 2026, (hereinafter referred to as “Contract Documents”), the terms and conditions of which are expressly incorporated herein by reference; and
WHEREAS, Principal is required to furnish a bond in connection with the contract described above; providing that if Principal or any of its Subcontractors shall fail to pay for any materials, provisions, provender, equipment, or other supplies used in, upon, for or about the performance of the work contracted to be done, or for any work or labor done thereon of any kind, or for amounts due under the Unemployment Insurance Code or for any amounts required to be deducted, withheld, and paid over to the Employment Development Department from the wages of employees of Principal and its Subcontractors with respect to such work or labor the Surety on this bond will pay for the same to the extent hereinafter set forth.

NOW THEREFORE, we, the Principal and __________________________ as Surety, are held and firmly bound unto the City in the penal sum of __________________________________________ Dollars ($___________) lawful money of the United States of America, for the payment of which sum well and truly to be made, we bind ourselves, our heirs, executors, administrators, successors and assigns, jointly and severally, firmly by these presents.

THE CONDITION OF THIS OBLIGATION IS SUCH that if Principal, his or its subcontractors, heirs, executors, administrators, successors or assigns, shall fail to pay any of the persons named in section 9100 of the Civil Code, fail to pay for any materials, provisions or other supplies, used in, upon, for or about the performance of the work contracted to be done, or for any work or labor thereon of any kind, or amounts due under the Unemployment Insurance Code with respect to work or labor performed under the contract, or for any amounts required to be deducted, withheld, and paid over to the Employment Development Department or Franchise Tax Board from the wages of employees of the contractor and his subcontractors pursuant to section 18663 of the Revenue and Taxation Code, with respect to such work and labor the Surety or Sureties will pay for the same, in an amount not exceeding the sum herein above specified, and also, in case suit is brought upon this bond, all litigation expenses incurred by the City in such suit, including reasonable attorneys’ fees, court costs, expert witness fees and investigation expenses.

This bond shall inure to the benefit of any of the persons named in section 9100 of the Civil Code so as to give a right of action to such persons or their assigns in any suit brought upon this bond.

It is further stipulated and agreed that the Surety on this bond shall not be exonerated or released from the obligation of this bond by any change, extension of time for performance, addition, alteration or modification in, to, or of any contract, plans, specifications, or agreement pertaining or relating to any scheme or work of improvement herein above described, or pertaining or relating to the furnishing of labor, materials, or equipment therefore, nor by any change or modification of any terms of payment or extension of the time for any payment pertaining or relating to any scheme or work of improvement herein above described, nor by any rescission or attempted rescission or attempted rescission of the contract, agreement or bond, nor by any conditions precedent or subsequent in the bond attempting to limit the right of recovery of claimants otherwise entitled to recover under any such contract or agreement or under the bond, nor by any fraud practiced by any person other than the claimant seeking to recover on the bond and that this bond be construed most strongly against the Surety and in favor of all persons for whose benefit such bond is given, and under no circumstances shall Surety be released from liability to those for whose benefit such bond has been given, by reason of any breach of contract between the owner or City and original contractor or on the part of any obligee named in such bond, but the sole conditions of recovery shall be that claimant is a person described in section 9100 of the Civil Code, and has not been paid the full amount of his claim and that Surety does hereby waive 60139.00001\41585659.4
EXHIBIT ‘E’
FORMAL RFB – DOORS & GATES –

MAINTENANCE, REPAIR & REPLACEMENT
notice of any such change, extension of time, addition, alteration or modification herein mentioned and the provisions of sections 2819 and 2845 of the California Civil Code.

IN WITNESS WHEREOF, we have hereunto set our hands and seals this _______ day of ______________, 20___. _____________________________________

CONTRACTOR/PRINCIPAL
_____________________________________
Name
By___________________________________
SURETY:

By: __________________________________
Attorney-In-Fact
Signatures of those signing for the Contractor and Surety must be notarized and evidence of corporate authority attached.

The rate of premium on this bond is ____________ per thousand. The total amount of premium charges, $_______________________________.
(The above must be filled in by corporate attorney.)

THIS IS A REQUIRED FORM
Any claims under this bond may be addressed to:
(Name and Address of Surety) ___________________________________________ ___________________________________________
___________________________________________
(Name and Address of Agent or ___________________________________________ Representative for service of
process in California, if different ___________________________________________ from above)
___________________________________________
(Telephone number of Surety and ___________________________________________ Agent or Representative for service
of process in California)

60139.00001\45159286.2
RESOLUTION NO.

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTEE,

CALIFORNIA, APPROVING THE FIRST AMENDMENT TO THE AGREEMENT WITH DOWNSTREAM SERVICES, INC. FOR TRASH CAPTURE DEVICE CLEANING

SERVICES
WHEREAS, on April 14, 2025, the City entered into an Agreement with Downstream Services, Inc. for Trash Capture Device Cleaning services which included 135 trash capture devices, which collect drainage and runoff from City streets and Right of Way (ROW) areas; and
WHEREAS, on December 10, 2025, City Council accepted the Citywide Storm Drain Trash Diversion 2025 (CIP 2025-20) Project as complete which increased the total number of trash capture devices to 230; and
WHEREAS, the City has a Hydrodynamic Separator Cleanout structure located at Mast Park which collects drainage and runoff from City streets and ROW areas; and WHEREAS, the City had a prior agreement with Downstream Services Inc. for cleaning of the Hydrodynamic Separator Cleanout structure at Mast Park which expired; and
WHEREAS, the City is therefore in need of the services set forth in the agreement amendment attached hereto as Exhibit ‘A’ (the “Amendment”); and WHEREAS, Downstream Services, Inc. possesses familiarity with the City's drainage system necessary to efficiently service the Mast Park Hydrodynamic Separator Cleanout structure alongside the City's existing trash capture devices; and WHEREAS, utilizing the City's current contracted vendor, which also previously performed these services, avoids regulatory gaps and operational delays associated with a separate procurement process and potentially separate vendor. The services contemplated by the Amendment are substantially similar in nature and will be performed within the same stormwater system utilized by the City's current contractor, Downstream Services, Inc. was competitively selected through Informal RFB #24/25-20085 for substantially similar services and is already mobilized, familiar with the City's stormwater infrastructure, and equipped to perform this additional work. Procuring these services through the existing contractor will avoid the administrative costs and delays associated with conducting a separate solicitation, eliminate duplicative mobilization and contract administration, provide continuity of service, and support timely compliance with the City's Storm Drain Trash Diversion Program. Furthermore, this vendor previously submitted the lowest responsive responsible bid for these separator services; and WHEREAS, the City Council's award of a contract and all of the acts leading up to the award are legislative in character, and the letting of contracts by the City Council necessarily requires an exercise of discretion guided by consideration of the public 60139.00001\45159286.2
RESOLUTION NO.
welfare (Mike Moore's 24-Hour Towing v. City of San Diego (1996) 45 Cal.App.4th 1294, 1303); and
WHEREAS, competitive bidding is not applicable “where competitive proposals work an incongruity and are unavailing as affecting the final result, or where competitive proposals do not produce any advantage, or where it is practically impossible to obtain what is required and to observe such form” (Graydon v. Pasadena Redevelopment Agency (1980) 104 Cal.App.3d 631, 636); and
WHEREAS, City Staff reports that procuring the services set forth in the Amendment through competitive bidding would work an incongruity, and are unavailing as affecting the final result, not produce any advantage, or it is practically impossible to obtain what is required and to observe such form, for the foregoing reasons; and WHEREAS, Santee Municipal Code (SMC) Section 3.24.090(B) authorizes the use of an alternative procurement method due to special circumstances, when a prescribed procurement method is impractical or impossible, or when it is in the City's best interests to do so.; and
WHEREAS, staff recommends the City Council adopt this Resolution approving the Amendment to the Agreement; and
WHEREAS, staff recommends authorizing the City Manager to execute all necessary documents to execute the Amendment on behalf of the City; and WHEREAS, staff also requests authorization for the Department Director to approve change orders in a total amount not to exceed $7,978.00 (10% of the revised contract amount) for unforeseen items and additional work associated with the Project.

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

Section 1. The facts and findings set forth in the recitals of this Resolution are true and correct, are adopted as the City Council’s own, and establish a factual basis for the City Council’s adoption of this Resolution.

Section 2. All bidding and procurement requirements for the services contemplated by the Amendment are hereby waived. The Amendment is awarded and approved.

Section 3. The City Manager is authorized to execute all necessary documents to execute the Amendment on behalf of the City.

Section 4. The Department Director is authorized to approve change orders in a total amount not to exceed up to 10% ($7,978.00) of the revised Agreement amount. 60139.00001\45159286.2
RESOLUTION NO.

Section 5. If any section or provision of this Resolution is for any reason held to be invalid or unconstitutional by any court of competent jurisdiction, or contravened by reason of any preemptive legislation, the remaining sections and/or provisions of this Resolution shall remain valid. The City Council hereby declares that it would have adopted this Resolution, and each section or provision thereof, regardless of the fact that any one or more section(s) or provision(s) may be declared invalid or unconstitutional or contrave legislation.

Section 6. This Resolution shall take effect immediately upon its adoption.

ADOPTED by the City Council of the City of Santee, California, at a Regular Meeting thereof held this 8th day of July 2026, by the following roll call vote to wit:

AYES:

NOES:

ABSENT:

APPROVED:

JOHN W. MINTO, MAYOR
ATTEST:

JAMES JEFFRIES, CITY CLERK
60139.00001\45159286.2
RESOLUTION NO.

EXHIBIT A

AMENDMENT
60139.00001\45159085.1

AMENDMENT TO CONTRACT

BETWEEN CITY OF SANTEE AND
DOWNSTREAM SERVICES, INC. FOR

TRASH CAPTURE DEVICE CLEANING SERVICES
THIS FIRST AMENDMENT (“Amendment”) is made and entered into as of ____________ ___, 20___, by and between the City of Santee "City", a charter city and Downstream Services, Inc., (“Contractor"). In consideration of the mutual covenants and conditions set forth herein, the parties agree as follows:

1. This Amendment is made with respect to the following facts and purposes:

A. On April 14, 2025, the City and Contractor entered into an Agreement for Trash Capture Device Cleaning Services ("Contract").

B. The parties now desire to amend the Contract as set forth in this Amendment to add funding for “Extra Work”, to expand the Scope of Services to increase the total number of trash capture devices from 135 to 230, add twice annual cleanings of the Hydrodynamic Separator located at Mast Park, and increase the annual maximum compensation amount to reflect these changes.

2. This Amendment is authorized by Section 2.1 and 2.2 “CHANGES IN WORK” and “EXTRA WORK” of Contract Exhibit ‘B’.

3. This Amendment will modify the Contract in the following way(s):

A. The Scope of Services set forth in Exhibit ‘A’ of the Contract is hereby expanded to include the twiceannual inspection, cleaning, and lawful disposal of all detained materials within the underground hydrodynamic separator located at Mast Park, as more particularly described in Exhibit ’A-1,’ attached hereto and incorporated herein by this reference.

B. Contractor shall perform the additional services in accordance with the requirements set forth in Exhibit ’A-1’ and shall be compensated based on the unit prices specified therein, in an annual amount not to exceed $29,227.00.

C. The Scope of Services set forth in Exhibit ‘A’ is hereby amended to increase the total number of trash capture devices requiring service from 135 to 230. Contractor shall perform the additional services associated with the increased quantity of devices and shall be compensated in accordance with the unit prices set forth in Exhibit ’C,’ which is $162.00 per device, in an annual amount not to exceed $15,390.00 for the additional 95 devices.

D. Replace “Storm Drain Trash Capture Inventory” Exhibit ‘G’ of the original Agreement with “Storm Drain Trash Capture Inventory – Updated” attached hereto and incorporated herein as Exhibit ‘G’ (Amended) E. Increase the maximum annual compensation amount per Fiscal Year by $44,617.00 from $35,166.00 to $79,783.00 to reflect the additional work of this Amendment. In no event shall the total amount paid to Contractor for services rendered during any Fiscal Year exceed $79,783.00.

4. Except for the changes specifically set forth herein and in any previous amendments, all other terms and conditions of the Contract shall remain in full force and effect.

SIGNATURES ON NEXT PAGE
60139.00001\45159085.1
IN WITNESS WHEREOF, the parties hereto have caused this Amendment to be executed the day and year above written.

DOWNSTREAM SERVICES, INC.

By: ________________________________
Signature
Name:______________________________
Dated:_______________________________
CITY OF SANTEE:

APPROVED BY CITY COUNCIL ON __July 8, 2026__, ITEM NO. ___________

AUTHORIZED SIGNATURE OF APPROVAL
___________________________________ Wendy Kaserman, City Manager Dated:_______________________________

APPROVED AS TO LEGAL FORM
___________________________________
Shawn Hagerty, City Attorney
Loren Wynne
6/29/2026
60139.00001\45159085.1
EXHIBIT A-1

MAST PARK HYDRODYNAMIC SEPARATOR CLEANING
Contractor to furnish all labor, materials, equipment, tools, and incidentals necessary to inspect, clean, remove and dispose of all detained materials within an underground hydrodynamic separator located at Mast Park. Work requires confined space entry, removal and disposal of stagnant storm water, debris, trash, dirt, silts and other foreign materials. City estimates that each cleaning may require removal and disposal of up to 8 cubic yards of debris and 15,000 gallons of water for each service.

Each cleaning is estimated to take one (1) day of preparation/mobilization, two (2) days of cleaning, and one (1) day of demobilization. Contractor to provide dewatering bins. City to provide designated area onsite for temporary staging and storage of dewatering bins.

Unit prices: $14,483.00 per cleaning, up to two cleanings per Fiscal Year, including replacement of Hydro Carbon Booms once per Fiscal Year at $261.00 per replacement.

Additional cleanings may be requested on an as-needed basis.

COUNT: 230 STORM DRAIN TRASH CAPTURE INVENTORY
Inlet ID Latitude Longitude Project Install Date Manufacturer Type Size 329 32.84394 -117.00689 CIP 2025-20 7/24/2025 Fabco CPS 28" L X 12" H - U 388 32.844464 -117.00277 CIP 2025-20 7/24/2025 Fabco FTCTROUGH7' L X 12" D 409 32.849898 -117.00331 CIP 2025-20 8/19/2025 Fabco FTCTROUGH4' L X 12" D 411 32.845431 -116.9994 CIP 2025-20 8/28/2025 Fabco GRATE (2) 24" X 40" 415 32.845259 -116.99933 CIP 2025-20 7/23/2025 Fabco FTCTROUGH7' L X 12" D 421 32.850425 -117.00358 CIP 2025-20 7/24/2025 Fabco FTC-WALL / WING 48" L / 18" L
428 32.851974 -116.99895 CIP 2025-20 8/21/2025 Fabco FTC-WALL / WING 48" L / 18" L
433 32.852143 -116.99862 CIP 2025-20 7/23/2025 Fabco FTCTROUGH6' L X 12" D 485 32.85523273 -116.98049 CIP 2019-20 10/28/2020 ADS CPS 48" L X 18" H - L 508 32.852143 -116.99862 CIP 2019-20 10/28/2020 ADS CPS 36" L X 18" H - L 539 32.846325 -116.99451 CIP 2025-20 8/18/2025 Fabco GRATE/WI NG 24" X 40" / 18" L
542 32.848514 -116.99191 CIP 2025-20 8/22/2025 Fabco CPS 26" L X 12" H - L 543 32.848596 -116.99212 CIP 2025-20 8/18/2025 Fabco CPS 24" L X 12" H - L 812 32.867768 -116.97236 CIP 2025-20 7/22/2025 Fabco FTCTROUGH4' L X 12" D 818 32.867969 -116.97338 CIP 2025-20 7/22/2025 Fabco CPS 34" L X 12" H - U 824 32.85747 -116.97177 CIP 2025-20 8/19/2025 Fabco CPS 33" L X 12" H - L 825 32.857363 -116.97176 CIP 2025-20 7/23/2025 Fabco GRATE/WI NG 24" X 40" / 18" L

EXHIBIT 'G' (AMENDED)
updated
860 32.855239 -116.97544 CIP 2025-20 7/25/2025 Fabco FTC-WALL / WING 48" L / 18" L
1016 32.838184 -116.96729 CIP 2021-20 5/18/2023 ADS CPS 36" L X 18" H - U 1017 32.831085 -117.01671 CIP 2025-20 9/18/2025 Fabco CPS 28" L X 12" H - U 1022 32.83129334 -116.9845 CIP 2021-20 5/11/2023 ADS CPS 30" L X 12" H - L 1024 32.8384765 -116.97953 CIP 2021-20 5/16/2023 ADS CPS 24" L X 18" H - U 1025 32.83838912 -116.97927 CIP 2021-20 5/23/2023 Bioclean FTC 4' L X 24" D 1032 32.85442 -116.97092 CIP 2025-20 9/3/2025 Fabco FTCTROUGH4' L X 12" D 1034 32.853308 -116.97092 CIP 2025-20 9/2/2025 Fabco FTCTROUGH5' L X 12" D 1040 32.831117 -116.97423 CIP 2025-20 7/28/2025 Fabco GRATE 24" X 40" 1076 32.84963051 -116.98329 CIP 2021-20 5/19/2023 Bioclean FTC 4' L X 12" D 1079 32.855319 -116.9712 CIP 2025-20 8/21/2025 Fabco GRATE/WI NG 24" X 40" / 18" L
1092 32.854992 -116.98043 CIP 2025-20 7/23/2025 Fabco CPS 28" L X 12" H - L 1096 32.853387 -116.98082 CIP 2025-20 9/16/2025 Fabco CPS 32" L X 12" H - L 1192 32.854995 -116.97552 CIP 2025-20 9/5/2025 Fabco CPS 48" L X 18" H - L 1252 32.84806462 -116.98141 CIP 2021-20 5/12/2023 ADS CPS 24" L X 12" H - U 1253 32.8480237 -116.9813 CIP 2021-20 5/31/2023 Bioclean FTC 4' L X 12" D 1283 32.853232 -116.97546 CIP 2025-20 7/25/2025 Fabco CPS 30" L X 12" H - U 1286 32.846696 -116.98918 CIP 2025-20 8/19/2025 Fabco
FTCTROUGH
4' L X 12" D
1292 32.847177 -116.98661 CIP 2025-20 9/3/2025 Fabco FTCTROUGH4' L X 12" D 1295 32.846398 -116.98832 CIP 2025-20 9/4/2025 Fabco FTCTROUGH4' L X 12" D 1321 32.84936 -116.9867 CIP 2025-20 9/4/2025 Fabco FTCTROUGH 4' L X 12" D
1324 32.848274 -116.98714 CIP 2025-20 11/20/2025 Fabco FTCTROUGH 4' L X 12" D
1344 32.84774695 -116.98442 CIP 2021-20 5/22/2023 Bioclean FTC 4' L X 24" D 1346 32.84960987 -116.98357 CIP 2021-20 5/17/2023 ADS CPS 42" L X 18" H - L 1349 32.84949385 -116.98456 CIP 2021-20 5/11/2023 ADS CPS 30" L X 12" H - U 1351 32.84936868 -116.98454 CIP 2021-20 5/11/2023 ADS CPS 24" L X 18" H - U 1357 32.84761243 -116.9855 CIP 2021-20 5/18/2023 Bioclean FTC 8' L X 12" D 1358 32.84746882 -116.98541 CIP 2021-20 5/19/2023 Bioclean FTC 6' L X 12" D 1372 32.84335514 -116.98365 CIP 2021-20 5/17/2023 ADS CPS 24" L X 18" H - U 1377 32.84190426 -116.98362 CIP 2021-20 5/17/2023 ADS CPS 30" L X 18" H - U 1420 32.83993879 -116.98833 CIP 2021-20 5/12/2023 ADS CPS 24" L X 18" H - U 1422 32.83987753 -116.98864 CIP 2021-20 5/23/2023 Bioclean FTC 4' L X 24" D 1432 32.84249729 -116.98753 CIP 2021-20 5/12/2023 ADS CPS 42" L X 18" H - L 1433 32.84226419 -116.9874 CIP 2021-20 5/23/2023 Bioclean FTC 4' L X 24" D 1441 32.84036591 -116.98396 CIP 2021-20 5/17/2023 ADS CPS 30" L X 18" H - U 1448 32.84117857 -116.99563 CIP 2021-20 5/15/2023 Bioclean FTC 12' L X 12" D 1478 32.848274 -116.98714 CIP 2019-20 10/28/2020 ADS CPS 36" L X 18" H - U 1530 32.836203 -117.02057 CIP 2025-20 8/27/2025 Fabco FTCTROUGH 4' L X 12" D
1531 32.83631372 -117.0206 CIP 2021-20 6/13/2023 ADS CPS 30" L X 18" H - U 1535 32.836443 -117.02013 CIP 2025-20 7/21/2025 Fabco FTCTROUGH4' L X 12" D 1549 32.83563207 -117.01645 CIP 2021-20 6/13/2023 ADS CPS 36" L X 18" H - U 1563 32.835375 -117.01323 CIP 2025-20 7/17/2025 Fabco FTCTROUGH 4' L X 12" D
1564 32.83512979 -117.01328 CIP 2021-20 6/12/2023 ADS CPS 36" L X 12" H - U 1568 32.835696 -117.01332 CIP 2025-20 7/18/2025 Fabco FTCTROUGH4' L X 12" D 1591 32.8354325 -117.00939 CIP 2021-20 6/12/2023 ADS CPS 24" L X 18" H - U 1603 32.83588608 -117.00747 CIP 2021-20 6/12/2023 ADS CPS 24" L X 12" H - U 1618 32.83831825 -117.00085 CIP 2021-20 6/12/2023 ADS CPS 30" L X 12" H - U 1701 32.837358 -117.03001 CIP 2025-20 7/16/2025 Fabco FTCTROUGH7' L X 12" D 1704 32.833797 -117.03553 CIP 2025-20 7/14/2025 Fabco GRATE 24" X 40" 1720 32.835458 -117.03382 CIP 2025-20 7/14/2025 Fabco FTCTROUGH7' L X 12" D 1731 32.832491 -117.03688 CIP 2025-20 7/14/2025 Fabco GRATE 24" X 40" 1760 32.834567 -117.03649 CIP 2025-20 7/22/2025 Fabco GRATE 24" X 40" 1768 32.835212 -117.03642 CIP 2025-20 7/22/2025 Fabco CPS 33" L X 12" H - U 1769 32.835083 -117.03576 CIP 2025-20 7/25/2025 Fabco FTCTROUGH4' L X 12" D 1771 32.835037 -117.03509 CIP 2025-20 7/25/2025 Fabco FTCTROUGH4' L X 12" D 1775 32.837909 -117.03381 CIP 2025-20 7/24/2025 Fabco CPS 33" L X 12" H - U 1806 32.837559 -117.02562 CIP 2025-20 8/28/2025 Fabco CPS 31" L X 12" H - U 1807 32.837294 -117.02512 CIP 2025-20 7/24/2025 Fabco CPS 30" L X 12" H - L 1808 32.837315 -117.02524 CIP 2025-20 7/24/2025 Fabco CPS 30" L X 12" H - U 1823 32.8367 -117.02546 CIP 2025-20 7/16/2025 Fabco CPS 30" L X 10" H - L 1825 32.836585 -117.02521 CIP 2025-20 7/28/2025 Fabco CPS 27" L X 12" H - U 1826 32.83696203 -117.02723 N/A 7/16/1905 Fabco CPS 48" L X 12" H - L 1827 32.836585 -117.02521 N/A 7/16/1905 Fabco CPS 24" L X 12" H - U 1829 32.836585 -117.02521 N/A 7/16/1905 Fabco FTC 4' X 12" D 1833 32.836585 -117.02521 CIP 2019-20 10/28/2020 ADS CPS 36" L X 18" H - U 1866 32.83645087 -117.0218 CIP 2021-20 6/13/2023 ADS CPS 36" L X 12" H - U 1867 32.83654786 -117.02331 CIP 2021-20 6/13/2023 ADS CPS 24" L X 12" H - U 1869 32.83649742 -117.02256 CIP 2021-20 6/13/2023 ADS CPS 30" L X 12" H - L 2036 32.833682 -117.00099 CIP 2025-20 9/4/2025 Fabco FTCTROUGH 4' L X 12" D
2042 32.833682 -117.00099 N/A 7/11/1905 ADS CPS Needs Verification 2102 32.83337366 -116.98958 CIP 2021-20 5/18/2023 Bioclean FTC 4' L X 12" D 2104 32.83289216 -116.98974 CIP 2021-20 5/8/2023 ADS CPS 36" L X 12" H - L 2108 32.83216006 -116.98774 CIP 2021-20 5/9/2023 ADS CPS 24" L X 12" H - U 2109 32.83204638 -116.9876 CIP 2021-20 5/19/2023 Bioclean FTC 4' L X 12" D 2110 32.831957 -116.98721 CIP 2025-20 7/22/2025 Fabco GRATE 24" X 40" 2112 32.83222726 -116.9872 CIP 2021-20 5/31/2023 Bioclean FTC 7' L X 24" D 2116 32.83163963 -116.98359 CIP 2021-20 5/19/2023 ADS CPS 24" L X 18" H - U 2122 32.8313015 -116.98344 CIP 2021-20 5/18/2023 ADS CPS 24" L X 18" H - U 2123 32.831208 -116.98358 CIP 2025-20 11/20/2025 Fabco CPS 42" L X 12" H - L 2126 32.83881923 -116.99125 CIP 2021-20 6/2/2023 Bioclean FTC 9' L X 12" D 2129 32.832304 -117.00753 CIP 2025-20 8/18/2025 Fabco FTCTROUGH4' L X 12" D 2165 32.831027 -116.96739 CIP 2025-20 8/22/2025 Fabco CPS 53" L X 8" H - L 2177 32.837414 -116.96653 CIP 2025-20 7/22/2025 Fabco FTCTROUGH7' L X 12" D 2208 32.83564155 -116.97377 CIP 2021-20 5/24/2023 ADS CPS 52" L X 12" H - U 2218 32.83700392 -116.97376 CIP 2021-20 5/12/2023 ADS CPS 24" L X 18" H - U 2247 32.844638 -116.96195 CIP 2025-20 7/17/2025 Fabco FTCTROUGH4' L X 12" D 2248 32.844522 -116.96209 CIP 2025-20 7/29/2025 Fabco CPS 41" L X 12" H - L 2249 32.845945 -116.96258 CIP 2025-20 7/16/2025 Fabco CPS 30" L X 12" H - U 2255 32.845194 -116.96067 CIP 2025-20 7/29/2025 Fabco GRATE 24" X 40" 2256 32.845187 -116.96009 CIP 2025-20 7/29/2025 Fabco GRATE 24" X 40" 2257 32.846024 -116.96069 CIP 2025-20 7/21/2025 Fabco CPS 34" L X 12" H - U 2258 32.846024 -116.96088 CIP 2025-20 7/21/2025 Fabco FTCTROUGH 4' L X 12" D
2264 32.847245 -116.9616 CIP 2025-20 7/17/2025 Fabco CPS 28" L X 12" H - L 2265 32.847248 -116.96179 CIP 2025-20 7/17/2025 Fabco FTCTROUGH4' L X 12" D 2270 32.846132 -116.95893 CIP 2025-20 7/21/2025 Fabco GRATE 24" X 40" 2272 32.845349 -116.9591 CIP 2025-20 7/21/2025 Fabco CPS 24" L X 10" H - U 2275 32.844526 -116.95996 CIP 2025-20 7/30/2025 Fabco CPS 33" L X 12" H - L 2425 32.837078 -116.96623 CIP 2025-20 9/16/2025 Fabco FTCTROUGH4' L X 12" D 2454 32.846962 -116.96383 CIP 2025-20 7/15/2025 Fabco CPS 30" L X 18" H - U 2455 32.846971 -116.96402 CIP 2025-20 7/15/2025 Fabco CPS 30" L X 12" H - U 2476 32.83486247 -116.97609 CIP 2021-20 5/30/2023 Bioclean FTC 7' L X 12" D 2495 32.83134197 -116.98247 CIP 2021-20 5/10/2023 ADS CPS 30" L X 18" H - U 2502 32.83121244 -116.9787 CIP 2021-20 5/10/2023 ADS CPS 24" L X 18" H - U 2513 32.8465 -116.95943 CIP 2025-20 7/30/2025 Fabco CPS 28" L X 12" H - L 2517 32.838853 -116.98288 CIP 2025-20 7/23/2025 Fabco CPS 39" L X 12" H - L 2532 32.8315057 -116.98149 CIP 2021-20 5/11/2023 ADS CPS 30" L X 12" H - U 2533 32.83148342 -116.98048 CIP 2021-20 5/11/2023 ADS CPS 24" L X 12" H - U 2536 32.83222 -116.98201 CIP 2025-20 7/28/2025 Fabco CPS 28" L X 10" H - U 2537 32.83863589 -116.96675 CIP 2021-20 6/1/2023 Bioclean FTC 7' L X 12" D 2543 32.83222 -116.98201 CIP 2019-20 10/28/2020 ADS CPS 36" L X 18" H - U 2568 32.84203141 -116.98396 CIP 2021-20 5/23/2023 Bioclean FTC 4' L X 24" D 2596 32.855248 -116.9719 CIP 2025-20 7/28/2025 Fabco FTCTROUGH 4' L X 12" D
2629 32.855248 -116.9719 CIP 2019-20 10/28/2020 ADS CPS 36" L X 12" H - U 2642 32.84312947 -116.98189 CIP 2021-20 5/23/2023 Bioclean FTC 4' L X 12" D 2647 32.84280872 -116.98347 CIP 2021-20 5/24/2023 Bioclean FTC 6' L X 24" D 2648 32.84313078 -116.98351 CIP 2021-20 5/25/2023 Bioclean FTC 6' L X 24" D 2653 32.834082 -117.00058 CIP 2025-20 7/24/2025 Fabco CPS 30" L X 12" H - U 2654 32.834168 -117.00058 CIP 2025-20 8/29/2025 Fabco FTCTROUGH7' L X 12" D 2662 32.8385386 -116.99861 CIP 2021-20 5/16/2023 ADS CPS 36" L X 12" H - L 2679 32.83686931 -116.98363 CIP 2021-20 5/19/2023 ADS FTC 72" L / 36" L 2733 32.84135627 -116.99653 CIP 2021-20 5/16/2023 ADS CPS 24" L X 12" H - U 2734 32.841278 -116.99678 CIP 2025-20 9/2/2025 Fabco GRATE 24" X 40" 2791 32.844913 -116.96389 CIP 2025-20 7/15/2025 Fabco FTCTROUGH4' L X 12" D 2792 32.844919 -116.96408 CIP 2025-20 7/15/2025 Fabco CPS 30" L X 12" H - U 2794 32.843983 -116.96224 CIP 2025-20 7/16/2025 Fabco GRATE 24" X 40" 2795 32.844085 -116.96237 CIP 2025-20 7/15/2025 Fabco FTCTROUGH4' L X 12" D 2797 32.843645 -116.96393 CIP 2025-20 7/15/2025 Fabco FTCTROUGH6' L X 12" D 2798 32.843649 -116.96411 CIP 2025-20 7/16/2025 Fabco CPS 28' L X 12" H - L 2826 32.843649 -116.96411 CIP 2019-20 10/28/2020 ADS CPS 36" L X 18" H - U 2841 32.843649 -116.96411 CIP 2019-20 10/28/2020 ADS CPS 36" L X 18" H - U 2892 32.83886876 -116.98348 CIP 2021-20 6/2/2023 Bioclean FTC 4' L X 12" D 2895 32.83879236 -116.98024 CIP 2021-20 5/19/2023 ADS CPS 30" L X 18" H - U 2898 32.84017247 -116.98357 CIP 2021-20 5/17/2023 ADS CPS 36" L X 18" H - L 2903 32.84049082 -116.97935 CIP 2021-20 5/17/2023 ADS CPS 30" L X 12" H - U 2911 32.83870578 -116.97763 CIP 2021-20 5/26/2023 Bioclean FTC 4' L X 12" D 2912 32.83876873 -116.97907 CIP 2021-20 5/26/2023 Bioclean FTC 4' L X 12" D 2914 32.84038957 -116.97909 CIP 2021-20 5/24/2023 Bioclean FTC 4' L X 24" D 2999 32.844629 -116.99811 CIP 2025-20 8/18/2025 Fabco GRATE/WI NG
(2) 24" X 40" / (2)
18" L
3000 32.844699 -116.99787 CIP 2025-20 8/28/2025 Fabco GRATE/WI NG
(2) 24" X 40" / (2)
18" L
3002 32.84202142 -116.99706 CIP 2021-20 5/31/2023 Bioclean FTC 5' L X 24" D 3015 32.83828792 -116.97371 CIP 2021-20 5/25/2023 Bioclean FTC 4' L X 24" D 3026 32.833929 -116.99189 CIP 2021-20 5/9/2023 ADS FTC 72" L 3070 32.838535 -116.99576 CIP 2025-20 9/2/2025 Fabco GRATE 24" X 40" 3076 32.83855255 -116.99135 CIP 2021-20 5/16/2023 ADS CPS 36" L X 12" H - U 3086 32.83844096 -116.97758 CIP 2021-20 5/16/2023 ADS CPS 42" L X 18" H - U 3089 32.83841867 -116.97658 CIP 2021-20 5/26/2023 Bioclean FTC 7' L X 24" D 3091 32.838535 -116.99576 CIP 2019-20 10/28/2020 ADS CPS 36" L X 18" H - U 3092 32.838535 -116.99576 CIP 2019-20 10/28/2020 ADS CPS 36" L X 12" H - U 3109 32.83188709 -116.98396 CIP 2021-20 6/2/2023 Bioclean FTC 7' L X 24" D 3126 32.84243405 -116.97945 CIP 2021-20 5/17/2023 Bioclean FTC 5' L X 24" D 3131 32.84158169 -116.97806 CIP 2021-20 5/19/2023 ADS CPS 24" L X 18" H - U 3133 32.84187054 -116.97776 CIP 2021-20 5/16/2023 ADS CPS 24" L X 18" H - U 3134 32.84204184 -116.97799 CIP 2021-20 5/12/2023 ADS CPS 24" L X 18" H - U 3136 32.84348064 -116.97738 CIP 2021-20 5/16/2023 Bioclean FTC 4' L X 24" D 3138 32.838535 -116.99576 CIP 2019-20 10/28/2020 ADS CPS 36" L X 18" H - U 3194 32.84231613 -116.97946 CIP 2021-20 5/22/2023 ADS CPS 38" L X 12" H - U 3214 32.83498265 -116.99294 CIP 2021-20 5/9/2023 ADS CPS 30" L X 18" H - U 3217 32.83489759 -116.99278 CIP 2021-20 5/9/2023 ADS FTC 48" L 3230 32.83550711 -116.98825 CIP 2021-20 5/8/2023 ADS CPS 30" L X 18" H - U 3232 32.83554271 -116.98928 CIP 2021-20 5/16/2023 Bioclean FTC 5' L X 24" D 3235 32.83515419 -116.98857 CIP 2021-20 5/17/2023 Bioclean FTC 4' L X 24" D 3236 32.83510628 -116.98839 CIP 2021-20 5/8/2023 ADS CPS 24" L X 12" H - U 3237 32.83483472 -116.98873 CIP 2021-20 5/17/2023 Bioclean FTC 4' L X 24" D 3238 32.83476242 -116.98853 CIP 2021-20 5/8/2023 ADS CPS 30" L X 12" H - U 3245 32.8351945 -116.98397 CIP 2021-20 5/18/2023 ADS CPS 30" L X 18" H - U 3246 32.83511037 -116.9835 CIP 2021-20 5/31/2023 Bioclean FTC 4' L X 24" D 3247 32.838535 -116.99576 N/A 7/12/1905 ADS CPS Needs Verification 3250 32.8361559 -116.98392 CIP 2021-20 5/18/2023 ADS CPS 30" L X 18" H - L 3252 32.83622784 -116.98364 CIP 2021-20 5/19/2023 ADS CPS 30" L X 18" H - U 3253 32.83644497 -116.98392 CIP 2021-20 5/18/2023 ADS CPS 55" L X 18" H - L 3451 32.83880359 -116.98633 CIP 2021-20 5/31/2023 Bioclean FTC 4' L X 12" D 3452 32.83856149 -116.98632 CIP 2021-20 5/31/2023 Bioclean FTC 4' L X 12" D 3464 32.83853851 -116.9952 CIP 2021-20 5/16/2023 ADS CPS 24" L X 12" H - U 3601 32.83425169 -116.9861 CIP 2021-20 5/11/2023 ADS CPS 36" L X 18" H - U 3638 32.83269627 -116.98395 CIP 2021-20 5/18/2023 ADS CPS 24" L X 12" H - U 3661 32.83411383 -116.98362 CIP 2021-20 5/19/2023 ADS CPS 30" L X 18" H - L 3766 32.83300566 -116.97355 CIP 2021-20 5/11/2023 ADS FTC 36" L / 15" L 3767 32.83302346 -116.9738 CIP 2021-20 5/24/2023 Bioclean FTC 4' L X 12" D 3880 32.83817 -117.03491 CIP 2025-20 7/25/2025 Fabco FTCTROUGH4' L X 12" D 3887 32.83817 -117.03491 CIP 2019-20 10/28/2020 ADS CPS 36" L X 18" H - U 3900 32.83817 -117.03491 CIP 2019-20 10/28/2020 ADS CPS 36" L X 18" H - L 3941 32.83817 -117.03491 N/A 7/17/1905 ADS CPS Needs Verification 4015 32.83817 -117.03491 N/A 7/17/1905 ADS CPS Needs Verification 4092 32.844951 -116.99749 CIP 2025-20 7/23/2025 Fabco GRATE (2) 24" X 40" 4093 32.844717 -116.9978 CIP 2025-20 7/23/2025 Fabco FTCTROUGH 5' L X 12" D
4094 32.852113 -116.99836 CIP 2025-20 7/23/2025 Fabco CPS 30" L X 12" H - L 4106 32.852113 -116.99836 CIP 2013-55 7/6/1905 Bioclean Grate Needs Verification 4139 32.84107954 -116.99557 CIP 2021-20 5/15/2023 Bioclean FTC 13' L X 24" D 4160 32.831533 -116.9826 CIP 2025-20 7/28/2025 Fabco CPS 25" L X 12" H - L 4161 32.83130088 -116.98126 CIP 2021-20 5/10/2023 ADS CPS 24" L 18" H - U 4162 32.83132483 -116.9815 CIP 2021-20 5/10/2023 ADS CPS 24"L X 18" H - U 4164 32.83125502 -116.9809 CIP 2021-20 6/12/2023 ADS CPS 24"L X 18" H - U 4165 32.831298 -116.98013 CIP 2021-20 5/10/2023 ADS CPS 24"L X 18" H - U 4166 32.83125833 -116.97936 CIP 2021-20 5/10/2023 ADS CPS 18" L X 18" H - U 4168 32.83121673 -116.97788 CIP 2021-20 5/10/2023 ADS CPS 24" L X 18" H - U 4179 32.83116115 -116.97609 CIP 2021-20 5/25/2023 Bioclean FTC 4' L X 12" D 4181 32.8313184 -116.9753 CIP 2021-20 5/11/2023 ADS CPS 18" L X 12" H - U 4186 32.831306 -116.97396 CIP 2025-20 7/23/2025 Fabco GRATE 24" X 40" 4187 32.831307 -116.97407 CIP 2025-20 8/21/2025 Fabco GRATE 24" X 40" 4188 32.83114 -116.97438 CIP 2021-20 5/11/2023 ADS CPS 30" L X 18"H - U 4189 32.831132 -116.97406 CIP 2021-20 5/24/2023 Bioclean FTC 4' L X 24" D 4199 32.83121996 -116.96739 CIP 2021-20 5/11/2023 ADS CPS 24" L X 18" H - U 4203 32.831216 -116.96687 CIP 2021-20 5/11/2023 ADS CPS 24" L X 18" H - U 4204 32.83119492 -116.9664 CIP 2021-20 5/11/2023 ADS CPS 24" L X 18" H - U 4205 32.83103267 -116.9664 CIP 2021-20 5/25/2023 Bioclean FTC 4' L X 24" D 4208 32.831184 -116.96585 CIP 2025-20 7/28/2025 Fabco CPS 34" L X 12' H - U 4233 32.83820169 -116.96697 CIP 2021-20 5/18/2023 ADS CPS 36" L X 18" H - L 4235 32.831184 -116.96585 CIP 2019-20 10/28/2020 ADS CPS 36" L X 18" H - U 5016 32.831184 -116.96585 N/A 7/11/1905 ADS Flexstorm Needs Verification 5018 32.831184 -116.96585 N/A 7/11/1905 ADS Flexstorm Needs Verification 5040 32.831184 -116.96585 CIP 2008-53 7/11/1905 Oldcastle Baffle Box NSBB-11-34-136 5042 32.831184 -116.96585 N/A 7/11/1905 ADS Flexstorm Needs Verification 5088 32.831184 -116.96585 N/A 7/11/1905 ADS Flexstorm Needs Verification

RESOLUTION NO.

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

AUTHORIZING THE CITY MANAGER TO EXECUTE A PUBLIC RIGHT-OF-WAY

IMPROVEMENT AGREEMENT FOR PUBLIC IMPROVEMENTS ASSOCIATED WITH RECREATIONAL VEHICLE AND SELF-STORAGE FACILITY (CUP-2023-0003) LOCATED AT 8355 GRAVES AVENUE
WHEREAS, on September 25, 2024, Cameron Brothers Construction Co. L.P. obtained approval of a Conditional Use Permit CUP-2023-0003 to develop a two-phased recreational vehicle storage facility and self-storage facility project located at 8355 Graves Avenue; and
WHEREAS, on December 3, 2024, the property was granted to Rockvill RV & Self Storage, LLC; and
WHEREAS, as a condition of approval, the developer is required to install public improvements along Graves Avenue adjacent to their site; and WHEREAS, under the direction of the City Engineer the public improvement plans have been reviewed and accepted, in conformance with the City of Santee’s Public Works Standards.

NOW, THEREFORE, BE IT RESOLVED that the City Council does hereby authorize the City Manager to execute the Public Right-of-Way Improvement Agreement and directs the City Clerk to certify approval of the associated Public Right-of-Way Improvement Agreement.

ADOPTED by the City Council of the City of Santee, California, at a Regular meeting thereof held this 8th day of July 2026, by the following vote to wit:

AYES:

NOES:

ABSENT:

APPROVED:

JOHN W. MINTO, MAYOR
ATTEST:

JAMES JEFFRIES, CITY CLERK
Vicinity Map
Graves RV & Self-Storage Facility
IP-2025-0001
Condition Use Permit CUP-2023-0003
APN 387-061-11 and -12

PROJECT SITE
Street Improvements
on Graves Ave.

PUBLIC HEARING ON A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SANTEE, CALIFORNIA, ESTABLISHING A SPECIAL ASSESSMENT ON CERTAIN

PARCELS OF LAND THAT WERE SUBJECT TO INVOLUNTARY WEED

ABATEMENT AND/OR ADMINISTRATIVE FEES BY THE CITY AND FOR WHICH

COSTS HAVE NOT BEEN PAID BY THE OWNER(S) OF RECORD OF SAID

PARCELS 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, the City of Santee (“City”) has taken a very aggressive stance on the abatement of dry grasses, dead shrubs, rubbish and other dry growing material and have enforced this by inclusion of Chapter 1.12 of the Santee Municipal Code, which declares such materials to be a nuisance; and
WHEREAS, the City, through its contractor, Fire Prevention Services, Inc. (“FPS”), identified, and notified, owners of record of 383 properties of the obligation to remove the vegetation or waste matter creating the nuisance, in a timely manner; and WHEREAS, none of the property owners objected to or appealed the notice to abate, but of the 383 properties, three were open on-going cases, 193 were ownerabated, and 12 required further FPS enforcement action, which resulted in the administrative costs and/or contractor abatement expenses presented for assessment; and

WHEREAS, the City, through FPS, abated nuisances on three of the remaining properties; and
WHEREAS, abatement and/or administrative fees were incurred, and an invoice was mailed to the owners of record for payment of abatement services performed and payment has not been made; and
WHEREAS, the owners of record of properties subject to the City’s abatement process failed to abate the nuisances within the prescribed deadlines and regulations and failed to remit the fees and costs incurred in abating the property of their behalf; and WHEREAS, the City has received the cost report and account of unpaid weed abatement invoices from FPS for abatement services performed and expenses incurred in Fiscal Year 2025-2026 to be assessed for collection in Fiscal Year 2026-2027 and has considered all testimony and objections offered on the matter; and WHEREAS, Santee Municipal Code Section 1.12 and the Government Code (sections 38773, 39502, and 39580 through 39585) provide that abatement costs, including administrative costs for enforcement, are recoverable and constitute a special assessment, which includes an administrative charge, against the property to be collected with other municipal taxes; and

WHEREAS, the project is categorically exempt from environmental review pursuant to Section 15301(c) of the State CEQA Guidelines.

NOW, THEREFORE BE IT RESOLVED that the City Council of the City of Santee, California, does hereby determine that weeds, grasses, dead trees, dead shrubs, and waste matter constitute a public nuisance.

BE IT FURTHER RESOLVED that the City Council of the City of Santee, California, does hereby determine that the costs of abatement and administrative costs of abatement for certain parcels of land, being three parcels as shown below, have been incurred but not paid and therefore shall become a special assessment upon the respective parcels of land as they are shown upon the last available assessment roll until paid in full.

Parcel Number Assessed Amount
381-361-01-00 $3,516.84
386-142-19-00 $3,648.90
386-340-23-00 $763.32
TOTAL PARCELS 3
TOTAL ASSESSMENT $7,929.06
BE IT FURTHER RESOLVED that the City Clerk is hereby authorized to take all steps necessary to certify and record this Resolution with the appropriate agency.

ADOPTED by the City Council of the City of Santee, California, at a Regular meeting thereof held this 8th day of July, 2026, by the following roll call vote to wit:

AYES:

NOES:

ABSENT:

APPROVED:

JOHN W. MINTO, MAYOR
ATTEST:
____________________________

JAMES JEFFRIES, CITY CLERK
Santee Weed Abatement Program Fixed Charge Special Assessments Tax Year 2026-2027 Parcel AssmtAmt Site Address Owner Name Mailing Address City State Zip Case 381-361-01-00 $3,516.84 0 WOODSIDE AVE EXETER 24645 WY LLC 205 STOREY BL VD #200 CHEYENNE WY 82009 SANT-25-64 386-142-19-00 $3,648.90 7934 SHANTUNG DR BURGESS RUSSEL N & BELLE TR 1345 ENCINITAS BLVD #E110 ENCINITAS CA 92024 SANT-25-70 386-340-23-00 $763.32 8620 DOVE HILL DR CLARENDON & DOVE HILL LLC 2108 N ST#N SACRAMENTO CA 95816 SANT-25-58 Total Assmnt $7,929.06
Total Parcels 3
Exhibit A: Cost Report and Account of Unpaid Weed Abatement Invoices

STAFF REPORT

PUBLIC HEARING OF THE CITY COUNCIL OF THE CITY OF SANTEE, CALIFORNIA, TO CONSIDER GENERAL PLAN AMENDMENT (GPA-2025-0002) TO

ADOPT THE UPDATED LAND USE ELEMENT OF THE SANTEE GENERAL PLAN, ZONING ORDINANCE AMENDMENT (ZOA-2025-0001) TO IMPLEMENT THE LAND

USE ELEMENT UPDATE, AND CERTIFICATION OF PROGRAM ENVIRONMENTAL IMPACT REPORT (ENV-2025-0009) UNDER THE CALIFORNIA ENVIRONMENTAL

QUALITY ACT (CEQA)

CITY COUNCIL MEETING
JULY 8, 2026
A. OVERVIEW
Land use planning is one of the City's primary tools for guiding future growth and development while protecting community character, supporting economic vitality, preserving natural resources, and ensuring adequate housing, transportation, parks, and public services. The Land Use Element is one of the required elements of the General Plan and establishes the long-term policy framework that guides land use decisions through the year 2045.

The current City of Santee (City) General Plan Land Use Element was adopted by the City Council in 2003 and was intended to guide growth through the year 2020. Since its adoption, the City has experienced changes in population, housing needs, economic conditions, transportation patterns, development trends, and State planning requirements. The Land Use Element Update (Update) has been prepared to address these changes through revisions to land use designations, the land use map, goals, policies, and implementation actions that reflect the City's long-term vision while maintaining consistency with current State law.

The Land Use Element Update has been informed by technical studies, environmental review, extensive public outreach, and coordination with local and regional agencies.

Throughout the planning process, the City received community input regarding housing, businesses, parks, mobility, and preservation of Santee's character, which helped shape both the Proposed Project and the alternatives presented for City Council consideration.

As part of this public hearing, the City Council is considering the Proposed Project together with a range of alternatives evaluated in the Program Environmental Impact Report (PEIR). These include the No Project Alternative, Reduced Overall Density Alternative, Community Corridor Only Alternative, and No Increased Density Alternative.

The City Council may approve the Proposed Project, approve one of the evaluated alternatives, modify the proposal, or decline to adopt the proposed amendments.

Therefore, the proposed recommendations are subject to change.

Land Use Element Update
July 8, 2026

The Proposed Project includes establishing Community Hub and Community Corridor Overlay districts to encourage mixed-use development in select areas of the City, redesignating one property from Neighborhood Commercial to Medium-High Residential (R-14), incorporating Airport Land Use Compatibility policies into the General Plan and Municipal Code, and updating the General Plan land use map and text to maintain consistency with the City's adopted Housing Element. A Program Environmental Impact Report (PEIR) has been prepared to evaluate the potential environmental impacts associated with implementation of the Proposed Project and its alternatives.

After initiation of the Land Use Element Update, Senate Bill (SB) 79 became effective on July 1, 2026. SB 79 requires that local jurisdictions allow certain heights, residential density and floor area ratios for qualifying housing projects located near major transit stops. As a result, certain properties within the City may be eligible for residential densities greater than those currently permitted under the City's General Plan regardless of whether the Proposed Project is adopted. It is important to note that SB79 does defer to Airport Land Use Compatibility Plans.

Pursuant to Measure N, a voter-approved initiative that requires voter approval for amendments to the General Plan that increase residential density or development intensity, implementation of any such land use changes cannot become effective unless approved by the voters of Santee. Therefore, should the City Council direct staff to move forward with the Proposed Project or an alternative that increases density or intensity, a ballot measure would be required before those amendments could become effective.

B. BACKGROUND
As part of the continued effort to update the City’s General Plan and following the update to the Safety and Environmental Justice Element, the City was awarded a $650,000 grant from the San Diego Association of Governments (SANDAG) through the Housing Acceleration Program (HAP) to support preparation of the Land Use Element Update.

The HAP was established to assist local jurisdictions in implementing planning efforts that increase housing capacity, facilitate housing production, reduce barriers to housing development, and advance regional housing and transportation objectives.

The Land Use Element Update is also an important step in preparing for future housing needs. The City is currently implementing its 2021–2029 Housing Element, which addresses the City's Regional Housing Needs Allocation (RHNA) obligations for the 6th Housing Element Cycle. While the City has identified sufficient capacity to accommodate its current RHNA allocation, the next RHNA cycle is anticipated to begin in 2027, with updated regional housing allocations expected to be released by SANDAG. Updating the Land Use Element now positions the City to proactively plan for future housing needs, maintain consistency with State housing requirements, and provide flexibility to address future RHNA obligations as they are established.

The proposed Land Use Element Update establishes a long-range policy framework for future land use decisions and does not, by itself, approve specific development projects.

Future development proposals would continue to be subject to applicable City review and approval processes, including project-specific environmental review, as required by law.

Land Use Element Update
July 8, 2026

After the initiation of the Land Use Element Update, the California Legislature enacted Senate Bill (SB) 79, which became effective on July 1, 2026. SB 79 establishes new State requirements affecting residential density and development standards for qualifying housing projects located near major transit stops. As a result, certain properties within the City will be eligible for residential densities greater than those currently allowed under the City's General Plan, regardless of whether the proposed Land Use Element Update is adopted.

C. PUBLIC PARTICIPATION
The City conducted a series of outreach activities to engage the community and gather input on the Land Use Element Update. Feedback received from each activity is summarized below. Table 1 lists the number of participants and comments received from each outreach activity. The comments summarized below reflect the perspectives of participants who voluntarily engaged in the outreach process and are not intended to represent a statistically representative sample of the Santee community.

Plan Development: The following outreach actives were prior to the development of the Proposed Project and alternatives. The feedback received helped to inform what the community wanted to see in the city moving forward into 2045. • Online Mapping Activity No. 1 (April 12 to June 7, 2025): The Online Mapping Activity No. 1 was advertised on the City’s website, the City’s social media pages and at the Bunny Trail, Santee Street Fair and Neighborhood Listening Session No. 1 events. The 47 comments received on the map-based online survey indicated the community values Mast Park and other green spaces but wants improved safety, maintenance, and more recreational options, like skate parks and gathering areas. There is strong demand for local dining and revitalized retail, better traffic control, and recreation programs for youth and families. Opinions on housing are divided, with some advocating for new housing and others wishing to prioritize the preservation of existing housing. Concerns about homelessness, cleanliness, and fire safety are common, alongside a desire to strengthen local identity and community hubs.
• Bunny Trail Pop-Up (April 12, 2025): Nearly 100 participants provided around 170 comments. Community feedback emphasized the need for more local businesses, affordable housing, expanded parks, and enhanced community services. The event highlighted the community’s desire to balance growth with Santee’s family-oriented character.
• Neighborhood Listening Session No. 1 (May 21, 2025): This session brought together a diverse group of 11 community leaders and interested parties from sectors such as education, recreation, business, and social services. Participants shared insights on land use opportunities and constraints, with strong consensus around the benefits of mixed-use development, efficient use of parking, improved transit access, and enhanced walkability.

Land Use Element Update
July 8, 2026

• Street Fair Pop-Up (May 24, 2025): Engaging over 100 participants and generating nearly 140 comments, this event reinforced themes from earlier outreach. Residents expressed support for local business growth, mobility improvements, affordable housing, and upgraded park amenities, while underscoring the importance of preserving Santee’s small-town feel.

Proposed Project and Alternatives Feedback: The following activities took the feedback from the “Plan Development” stage and brought back alternatives for the community to provide their comments.
• Neighborhood Listening Session No. 2 (July 23, 2025): This small group listening session brought together three Santee community leaders from various sectors to discuss the Land Use Element Update and provide input on three land use alternatives, reviewing various options of densities/intensities and geographic focus areas. Participants represented local businesses and a service provider. The discussion clarified priorities for an alternative that allows sufficient building height to enable feasible mixed-use development, incorporates pedestrian improvements and connections to the trails system, improves accessibility to services and facilities among older adults and families, and enables innovative site planning to ”activate” the streetscape and frontages.
• Concerts in the Park Pop-Up (August 7, 2025): This event engaged more than 20 community members in dialogue about land use alternatives, resulting in 12 unique comments. Feedback indicated mixed opinions about density and building height: some community members preferred a higher-density alternative while others expressed concerns about potential impacts, such as parking and congestion challenges. Most participants had favorable opinions about mixed-use development so long as impacts were avoided or mitigated. Additionally, several participants requested features such as multi-use parks/public spaces and bicycle lanes to be part of mixed-use development.
• Online Mapping Activity No. 2 (August 6 to August 29, 2025): The Online Mapping Activity No. 2 was advertised on the City’s website, the City’s social media pages and at the Concert in the Park on August 7, 2025, and Neighborhood Listening Session No. 2. The second online survey received 28 responses concerning the three land use alternatives. Feedback generally supported the sentiments of the Concerts in the Park Pop-Up with additional detail and some location-specific input. Responses demonstrated broad support for the higherdensity alternative (Alternative 3), emphasizing the need for higher-density housing near transit, redeveloping underutilized areas, and generating economic benefits. Some respondents preferred the lower-density alternative (Alternative 1) to preserve Santee’s suburban character and manage traffic impacts. Still others suggested a hybrid approach between these two alternatives to balance redevelopment and community character.

Land Use Element Update
July 8, 2026

Feedback received during the various outreach events was incorporated into the project and used to refine goals, objectives, opportunity areas, and land use alternatives while reflecting community preferences related to housing, parks, businesses, and future development throughout the city.

In addition to these outreach activities, public outreach and meetings have been conducted as a requirement of CEQA and part of the PEIR. These activities included the following:
• Notice of Preparation Scoping Meeting (June 2025)
• Notice of Preparation Outreach to various agencies (June to August 2025) • 45-day Public Review (March 6 to April 20, 2026)
o Opportunity to comment was sent through the Santee School District’s “Peachjar”, which is a digital flyer management system that is provided to parents’ email inboxes.

D. PROPOSED PROJECT
The Proposed Project would establish three updates to the existing land use designations; the Proposed Project would add the new Community Hub Overlay and the new Community Corridor Overlay and would change the land use designation of parcel APN 378-160-25-00 from Neighborhood Commercial to Medium-High Residential (R-14).

The components of the Proposed Project are described in more detail below.

Land Use Element Update
July 8, 2026

The Update also includes updating the land use map and associated text to be consistent with the City’s Housing Element. The General Plan Amendment was necessary to further the statewide goal of increasing housing production and affordability. The updated land use map and associated text consistent with the land use designations from the General Plan Amendment (GPA2021-2) are incorporated into the Project.

Community Hub Overlay
The Community Hub Overlay is intended for mixed-use development, or the development of both residential and commercial uses within the same building, with commercial uses on the first floor and residential uses on the floors above. The Community Hub Overlay allows a density of 30 dwelling units per acre and a maximum height of 45 feet or four stories. The locations chosen for this overlay were selected due to their proximity to major intersections where there is existing access to amenities and supportive community infrastructure. The Community Hub Overlay would apply to select parcels at the intersections of Magnolia Avenue and Mast Boulevard, Cuyamaca Street and Mast Boulevard, Cuyamaca Street and Town Center Parkway, and Carlton Hills Boulevard and Carlton Oaks Drive. The Community Hub Overlay would overlay existing zones of Neighborhood Commercial, Medium Density Residential, Medium-High Density Residential, and Office Professional. The existing land use designations and zoning would remain, and the allowable uses of the proposed overlay would be added.

Community Corridor Overlay
Land Use Element Update
July 8, 2026

The Community Corridor Overlay is intended to encourage the growth of mixed-use development along the multimodal corridor of Mission Gorge Road. The selection of parcels on which to apply the Community Corridor Overlay focused on vacant and underdeveloped properties primarily on the south side of the roadway. These parcels have underlying base zones of General Commercial, Neighborhood Commercial, Office Professional, Medium Density Residential, Medium-High Density Residential, and Light Industrial/General Industrial. The Community Corridor Overlay allows a density of 45 dwelling units per acre and a maximum height of 55 feet or five stories. As with the Community Hub Overlay, development consistent with the underlying base zoning district of each parcel is allowed, so long as it conforms to all applicable requirements and development standards per that zoning district.

Land Use Element Update
July 8, 2026

Supplemental Design Standards
The Project includes Supplemental Design Standards that would be applied to any mixeduse development project within the Community Hub Overlay or Community Corridor Overlay. Development projects that do not include mixed-use shall remain subject to the standards of the underlying base zone. Where there is a conflict between the Supplemental Design Standards and the development standards of the underlying base zone, the Supplemental Design Standards apply. The Supplemental Design Standards concern developmental standards such as frontages, setbacks, and parking requirements.

Medium-High Residential (R-14)
The Proposed Project would redesignate one property, parcel APN 378-160-25-00, from Neighborhood Commercial to Medium-High Residential (R-14). Parcel APN 378-160-25- 00 is split into two zoning designations, Neighborhood Commercial and Open Space. The portion of the parcel designated as Neighborhood Commercial will be designated as R14, and the portion designated Open Space would remain designated as Open Space.

The density for R-14 is 14–22 dwelling units per acre.

Airport Land Use Compatibility
As part of the Land Use Element Update, the Proposed Project incorporates Airport Land Use Compatibility Plan (ALUCP) policies and compatibility criteria directly into the General Plan. The update includes a new Airport Land Use Compatibility chapter addressing both Gillespie Field and Marine Corps Air Station Miramar and establishes a framework for ensuring future development remains consistent with applicable airport safety and noise compatibility requirements.

In conjunction with the Land Use Element Update, staff would provide amendments to the Santee Municipal Code to incorporate ALUCP consistency requirements into the City's development review process.

This approach would streamline the entitlement process, reduce project review time, and lower costs for property owners and developers while continuing to ensure compliance with state airport land use compatibility guidance. Regardless of the land use alternative selected by the City Council, staff recommends retaining the proposed airport compatibility provisions as they improve efficiency, provide greater certainty for applicants, and maintain consistency with the applicable Airport Land Use Compatibility Plans.

E. ALTERNATIVES
The California Environmental Quality Act (CEQA) requires that environmental impact reports (EIRs) “describe a range of reasonable alternatives to the project, or to the location of the project, which would feasibly attain most of the basic objectives of the Land Use Element Update
July 8, 2026

project but would avoid or substantially lessen any of the significant effects of the project, and evaluate the comparative merits of the alternatives” (14 CCR 15126.6[a]).

The following alternatives were developed through the environmental review process and are presented for the City Council's consideration. The City Council may select the Proposed Project, one of the alternatives described below, direct modifications to the Proposed Project, or decline to adopt the proposed amendments.

Alternative 1 – No Project Alternative
Under the No Project Alternative, the Plan Area would continue to develop in accordance with the current General Plan’s existing land use designations and zoning, with amendments from the Housing Element Rezone Implementation Program and the Town Center Specific Plan. Buildout under the current 2003–2020 General Plan, Housing Element Rezone Implementation Program, and Town Center Specific Plan, would be less than the buildout facilitated by the Proposed Project.

Alternative 2 – Reduced Overall Density Alternative
Under the Reduced Overall Density Alternative, the Community Corridor Overlay and the Community Hub Overlay would be proposed with a reduced density compared to the Proposed Project, see table below. The land use designation change of parcel APN 378- 160-25-00, from Neighborhood Commercial to Medium-High Residential (R-14) would still occur under this alternative. The Reduced Overall Density Alternative reduces density on all applicable parcels, resulting in approximately 35% reduction in total dwelling units and no change in commercial square footage compared to the Proposed Project.

Land Use Element Update
July 8, 2026

Alternative 3 – Community Corridor Only Alternative
This alternative would include the Community Corridor Overlay and the land use designation change on the parcel on Magnolia Avenue. It would not include the Community Hub Overlay. Alternative 3 would focus mixed-use development along the transit corridors of Mission Gorge Road and Cuyamaca Street. This reduces overall dwelling units by about 18% and commercial square footage by about 19%, compared to the Proposed Project.

Alternative 4 – No Increased Density Alternative
Under the No Increased Density Alternative, the Plan Area would continue to develop in accordance with the current General Plan’s existing land use designations and zoning, with amendments from the Housing Element Rezone Implementation Program and the Town Center Specific Plan. Buildout under the current 2003–2020 General Plan, Housing Element Rezone Implementation Program, and Town Center Specific Plan, would be less Land Use Element Update
July 8, 2026

than the buildout facilitated by the Proposed Project. Implementation of the Land Use Element Update would still occur under this alternative; however, no changes to the existing land use would be implemented, and only the goals and policies and airport consistency would apply. In light of recent court decisions, Alternative 4 would also include “clean-up” language under the Areas for Special Study guiding principles and would not be subject to Measure N.

Measure N
The Proposed Project, as well as the Reduced Overall Density and the Community Corridor Only alternatives evaluated in the Draft PEIR include increases/changes in density and intensity than what is currently allowed in the existing General Plan. Pursuant Land Use Element Update
July 8, 2026

to Measure N, implementation of any land use changes that increase and/or decrease density or intensity would require approval by the voters of Santee. Therefore, should the City Council direct staff to move forward with the Proposed Project or an alternative that increases density or intensity, a ballot measure would be required prior to the amendments becoming effective.

Also, with the implementation of SB79, if the City Council were to select an alternative with reduced or no increases in density, future development potential in certain areas may still be affected by State law.

F. ENVIRONMENTAL REVIEW
A Program Environmental Impact Report (PEIR) (ENV-2025-0009) has been prepared for the proposed Land Use Element Update in accordance with the California Environmental Quality Act (CEQA) (Public Resources Code Section 21000 et seq.) and the State CEQA Guidelines (California Code of Regulations Section 15000 et seq.).

The Draft PEIR (State Clearinghouse No. [2025051050]) was circulated for a 45-day public review and comment period from March 6, 2026, through April 20, 2026. During the public review period, 15 written comments were received from responsible agencies, organizations, and members of the public. Responses to comments have been prepared and incorporated into the Final PEIR in accordance with CEQA Guidelines Section 15088.

The Final PEIR identifies significant and unavoidable impacts related to transportation (vehicle miles traveled), greenhouse gas emissions, air quality, cultural resources, noise, and utilities and service systems. The Final PEIR includes mitigation measures, Findings of Fact, a Mitigation Monitoring and Reporting Program (MMRP), and a Statement of Overriding Considerations for the City Council's consideration. Staff recommends that the City Council certify the Final PEIR as complete and adequate under CEQA and find that it reflects the independent judgment and analysis of the City of Santee.

G. STAFF RECOMMENDATION

1. Open and close the Public Hearing; and

2. Adopt a Resolution certifying Program Environmental Impact Report ENV-2025-0009, adopting Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program pursuant to the California Environmental Quality Act (CEQA); and

3. Adopt a Resolution approving General Plan Amendment GPA-2025-0002 amending the Land Use Element of the Santee General Plan; and

4. Introduce and conduct the first reading of an Ordinance approving Zoning Ordinance Amendment ZOA-2025-0001 amending the Santee Municipal Code and Zoning Map to implement the Land Use Element Update; and

5. Set the Second Reading and adoption of the Ordinance for August 12, 2026.

RESOLUTION NO. ____
1 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTEE CALIFORNIA

ADOPTING ENVIRONMENTAL FINDINGS PURSUANT TO THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT, CERTIFYING THE FINAL PROGRAM ENVIRONMENTAL IMPACT REPORT (SCH NO. 2025051050) FOR THE SANTEE

LAND USE ELEMENT UPDATE, ADOPTING THE MITIGATION MONITORING AND

REPORTING PROGRAM, AND APPROVING THE PROJECT
WHEREAS, the City of Santee (City) has prepared the Santee Land Use Element Update (Project or Proposed Project), a focused update of the City's General Plan Land Use Element, including updates to the land use map, goals, and policies and the establishment of two new land use overlays (the Community Hub Overlay and the Community Corridor Overlay); and
WHEREAS, the Proposed Project is a policy-level document that does not include or propose any site-specific development but would accommodate future development and redevelopment within the Plan Area; and
WHEREAS, pursuant to Section 21067 of the Public Resources Code and Section 15367 of the State CEQA Guidelines (Cal. Code Regs., tit. 14, § 15000 et seq.), the City of Santee is the lead agency for the Proposed Project; and WHEREAS, pursuant to CEQA and the State CEQA Guidelines, the City determined that a Program Environmental Impact Report (PEIR) should be prepared to analyze the potential environmental impacts of the Proposed Project; and WHEREAS, in accordance with State CEQA Guidelines Section 15082, on May 21, 2025, the City circulated a Notice of Preparation (NOP) for a 30-day public review period (ending June 20, 2025) to the State Clearinghouse and to responsible and trustee agencies, stating that a PEIR would be prepared; and
WHEREAS, four comment letters were received in response to the NOP; and WHEREAS, pursuant to Public Resources Code Section 21083.9 and State CEQA Guidelines Sections 15082(c) and 15083, the City held a duly noticed public scoping meeting on June 5, 2025, to solicit comments on the scope of the environmental review of the Proposed Project; and
WHEREAS, a Draft PEIR was prepared, incorporating comments received in response to the NOP; and
WHEREAS, the Draft PEIR determined that mitigation measures were required to reduce impacts to a less-than-significant level for biological resources, cultural resources (archaeological resources), geology and soils (paleontological resources), hazards and hazardous materials, noise (construction noise), transportation, tribal cultural resources, and utilities and service systems; and
WHEREAS, the Draft PEIR further concluded that, despite the incorporation of all feasible mitigation measures, the Proposed Project would nonetheless result in significant RESOLUTION NO. ____
2 and unavoidable impacts relating to air quality, cultural resources (historical resources), greenhouse gas emissions, noise (construction vibration), transportation (vehicle miles traveled), and utilities and service systems (water supply); and WHEREAS, in accordance with State CEQA Guidelines section 15085, a Notice of Completion was prepared and filed with the Office of Planning and Research on March 5, 2025; and
WHEREAS, in accordance with State CEQA Guidelines Section 15087, the City circulated the Draft PEIR and a Notice of Availability for a 45-day public review and comment period from March 6, 2026, to April 20, 2026, and made copies available at City Hall, the City's website, the Santee Library, and the San Diego County Clerk's Office; and WHEREAS, during the public review and comment period, the City consulted with and requested comments from responsible and trustee agencies and other interested parties pursuant to State CEQA Guidelines Section 15086; and WHEREAS, the City received 15 written comment letters on the Draft EIR; and WHEREAS, pursuant to Public Resources Code section 21092.5, the City provided copies of its responses to commenting public agencies at least ten (10) days prior to the City’s consideration of the Final EIR; and WHEREAS, on XXX, 2026, the City released the Final PEIR, which consists of the Draft PEIR with revisions shown in strikeout-underline, all technical appendices, all written comment letters received on the Draft PEIR, written responses to those comment letters; and
WHEREAS, all potentially significant adverse environmental impacts were sufficiently analyzed in the EIR; and
WHEREAS, as contained herein, the City has endeavored in good faith to set forth the basis for its decision on the Project; and
WHEREAS, all of the requirements of the Public Resources Code and the State CEQA Guidelines have been satisfied by the City in connection with the preparation of the PEIR which is sufficiently detailed so that all of the potentially significant environmental effects of the Project have been adequately evaluated; and WHEREAS, the City has made certain findings of fact, as set forth in Exhibit A to this Resolution, attached hereto and incorporated herein, based upon the oral and written evidence presented to it as a whole and the entirety of the administrative record for the Project; and
WHEREAS, environmental impacts identified in the PEIR as less than significant and not requiring mitigation are described in Section II of Exhibit A; environmental impacts that are less than significant with incorporation of mitigation measures are described in Section III of Exhibit A; environmental impacts that are significant and unavoidable even RESOLUTION NO. ____
3 with all feasible mitigation are described in Section IV of Exhibit A; cumulative impacts are described in Section V of Exhibit A; significant irreversible environmental changes are described in Section VI of Exhibit A; growth-inducing impacts are described in Section VII of Exhibit A; and alternatives to the Proposed Project are described in Section VIII of Exhibit A; and
WHEREAS, because the PEIR identified significant and unavoidable impacts, the City Council sets forth its reasoning for adopting the Project despite those impacts in the Statement of Overriding Considerations in Section IX of Exhibit A; and WHEREAS, all the mitigation measures identified in the PEIR and necessary to reduce the potentially significant impacts of the Proposed Project are set forth in the Mitigation Monitoring and Reporting Program (MMRP) in Exhibit B to this Resolution, attached hereto and incorporated herein; and
WHEREAS, the PEIR reflects the independent judgment and analysis of the City and is deemed adequate for purposes of making decisions on the merits of the Project; and
WHEREAS, no comments made in the public hearing and no additional information submitted to the City have produced substantial new information requiring recirculation of the PEIR under Public Resources Code Section 21092.1 and State CEQA Guidelines Section 15088.5; and
WHEREAS, on ____________, 2026, the City conducted a duly noticed public hearing on this Resolution, at which time all persons wishing to testify were heard and the Project was fully considered; and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

NOW, THEREFORE, be it resolved by the City Council of the City of Santee:

Section 1. The above recitals are true and correct and incorporated herein by reference.

Section 2. The City Council finds that it has been presented with the PEIR, which it has reviewed and considered, and finds that the PEIR is an accurate and objective statement that has been completed in full compliance with CEQA and the State CEQA Guidelines and reflects the independent judgment and analysis of the City. The City Council declares that no evidence of new significant impacts or new information of substantial importance, as defined by State CEQA Guidelines Section 15088.5, has been received after circulation of the Draft PEIR that would require recirculation. The City Council hereby certifies the PEIR based on the entirety of the record of proceedings.

Section 3. The City Council hereby adopts the CEQA Findings of Fact, which were prepared in accordance with State CEQA Guidelines Section 15091 and are attached hereto as Exhibit A and incorporated herein by this reference.

RESOLUTION NO. ____
4 Section 4. Pursuant to Public Resources Code Section 21081.6, the City Council hereby adopts the Mitigation Monitoring and Reporting Program attached hereto as Exhibit B and incorporated herein by this reference. Implementation of the mitigation measures contained in the MMRP is hereby made a condition of approval of the Project.

In the event of any inconsistency between the mitigation measures set forth in the EIR or the Findings of Fact and the MMRP, the MMRP shall control.

Section 5. Based upon the entire record before it, including the PEIR, the Findings of Fact, and all written and oral evidence presented, the City Council hereby approves the Proposed Project.

Section 6. The documents and materials that constitute the record of proceedings on which this Resolution is based are located at City Hall, 10601 Magnolia Avenue, Santee, California 92071. This information is provided pursuant to Public Resources Code Section 21081.6.

Section 7. City staff shall cause a Notice of Determination to be filed and posted with the County Clerk and the State Clearinghouse within five working days of the adoption of this Resolution.

ADOPTED by the City Council of the City of Santee, California, at a regular meeting thereof held this 8th day of July 2026, by the following roll call vote to wit:

AYES:

NOES:

ABSENT:

APPROVED:

JOHN W. MINTO, MAYOR
ATTEST:

JAMES JEFFRIES, CITY CLERK
Attachments: Exhibit A
Exhibit B
RESOLUTION NO. ____
5 EXHIBIT A

CEQA FINDINGS OF FACT
The California Environmental Quality Act (Pub. Resources Code, § 21000 et seq.) (CEQA) requires that public agencies shall not approve or carry out a project for which an Environmental Impact Report (EIR) has been certified that identifies one or more significant adverse environmental effects of the project unless the public agency makes one or more written findings for each of those significant effects, accompanied by a brief explanation of the rationale for each finding (State CEQA Guidelines, § 15091). This document presents the CEQA Findings of Fact made by the City of Santee, in its capacity as the CEQA lead agency, regarding the Santee Land Use Element Update (Project), evaluated in the Draft Program Environmental Impact Report (Draft PEIR) and Final Program Environmental Impact Report (Final PEIR) for the Project.

SECTION I. INTRODUCTION
Public Resources Code Section 21002 provides that public agencies should not approve projects as proposed if there are feasible alternatives or feasible mitigation measures available that would substantially lessen the significant environmental effects of such projects, and that the procedures required by CEQA are intended to assist public agencies in systematically identifying both the significant effects of proposed projects and the feasible alternatives or feasible mitigation measures that will avoid or substantially lessen such significant effects.

Pursuant to Section 21081 of the Public Resources Code, a public agency may approve or carry out a project for which an EIR has been completed that identifies one or more significant environmental effects only if the agency makes one or more of the following written findings for each significant effect, accompanied by a brief explanation of the rationale for each finding:

1. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment.

2. Those changes or alterations are within the responsibility and jurisdiction of another public agency and have been, or can and should be, adopted by that other agency.

3. Specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or alternatives identified in the environmental impact report.

CEQA defines “feasible” to mean capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social, legal, and technological factors (Pub. Resources Code, § 21061.1; State CEQA Guidelines, § 15364). Where this document states that a particular significant effect is significant and unavoidable, the City has determined, based on the analysis in the PEIR RESOLUTION NO. ____
6 and the entire record, that no additional feasible mitigation measures or feasible project alternatives are available that would further reduce the effect to a less-than-significant level. Environmental impacts that are less than significant do not require the imposition of mitigation measures.

Because the Proposed Project is a program-level General Plan Land Use Element update that does not authorize any site-specific development, environmental impacts are evaluated at a program level of detail, and impacts are identified by the applicable Appendix G thresholds of significance. The findings below are organized into the following sections: Section II (impacts not requiring mitigation), Section III (impacts less than significant with mitigation incorporated), Section IV (significant and unavoidable impacts), Section V (cumulative impacts), Section VI (significant irreversible environmental changes), Section VII (growth-inducing impacts), Section VIII (alternatives), and Section IX (Statement of Overriding Considerations). The documents and other materials that constitute the record of proceedings are located at, and under the custody of, the City of Santee Planning and Building Department, 10601 Magnolia Avenue, Santee, California 92071 (State CEQA Guidelines, § 15091(e)).

SECTION II. FINDINGS REGARDING ENVIRONMENTAL IMPACTS NOT

REQUIRING MITIGATION
The City Council hereby finds that the following potential environmental impacts of the Proposed Project are less than significant (or would result in no impact) and therefore do not require the imposition of mitigation measures.

A. AESTHETICS

1. Scenic Vistas
Threshold: Would the project have a substantial adverse effect on a scenic vista?
Finding: Less than significant. (Draft PEIR, p. 4.1-14–4.1-15.) Explanation:

The Project is a policy-level Land Use Element update that proposes no sitespecific development and does not remove scenic landforms or facilitate obstruction of designated views; land use changes occur on previously developed parcels along urbanized corridors. While denser, more vertical development under the Community Hub and Community Corridor Overlays would alter existing visual conditions, full obstruction of mountain terrain is not anticipated, and any view-corridor blockage would be momentary for moving viewers. Supplemental Design Standards (SDS 1, 2, and 3) and General Plan/Land Use Element policies (e.g., Goal LU-7, Policies LU-7.5/7.6) promote visual interest, reduced apparent scale, and compatibility, and effects would be further examined in future site-specific CEQA review.

2. Scenic Resources within a State Scenic Highway
RESOLUTION NO. ____
7 Threshold: Would the project substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway?
Finding: Less than significant. (Draft PEIR, p. 4.1-15–4.1-16.) Explanation:

Land use changes are concentrated in urbanized areas and do not extend into Mission Trails Regional Park or areas adjacent to the officially designated SR-52 segment; all affected parcels are previously developed and lack natural scenic resources on-site. Denser development along Mission Gorge Road and Carlton Hills Boulevard would generally be more than 1,500 feet from SR-52, and intervening distance, vegetation, noise walls, and development mean new structures would not substantially damage or block existing views to scenic resources. The Project's Supplemental Design Standards reinforce protection of scenic resources, and buildout projections exclude areas with protected scenic resources, so impacts would be less than significant.

3. Visual Character / Scenic Quality Regulations (Urbanized Area) Threshold: In nonurbanized areas, would the project substantially degrade the existing visual character or quality of public views of the site and its surroundings? If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
Finding: Less than significant. (Draft PEIR, p. 4.1-16–4.1-23.) Explanation:

Because Santee qualifies as an urbanized area under PRC Section 21071, the analysis addresses potential conflicts with regulations governing scenic quality rather than nonurbanized visual degradation. Land use designation changes apply overlays to already-developed transit corridors identified as mixed-use infill opportunity areas, while existing open space and high-scenic-value designations (San Diego River, Mission Trails, Rattlesnake Mountain, Fanita Ranch) are retained without increased development intensity. As demonstrated in the Table 4.1-1 policy consistency analysis of the EIR, and because future development is subject to site-specific CEQA and design review plus binding Supplemental Design Standards (SDS 1, 2, and 5), the Project would not conflict with applicable scenic quality regulations.

4. Light and Glare
Threshold: Would the project create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? Finding: Less than significant. (Draft PEIR, p. 4.1-23–4.1-24.) Explanation:

RESOLUTION NO. ____
8 As a policy document the Project causes no direct lighting or glare impacts, though reasonably foreseeable development could add new sources; affected parcels lie along already-urbanized corridors with existing light and glare conditions. Redevelopment of the existing City Hall site (APN 378-160-25-00) from Neighborhood Commercial to MediumHigh Residential (R-14) could increase total light sources and indirectly affect adjacent wildlife habitat if not properly controlled. However, all future development would be required to comply with state and local lighting regulations on light trespass and shielding, land use adjacency standards near river corridors and conservation areas, and overlayspecific SDSs (SDS 1, 2, and 5), with site-specific CEQA review of lighting plans, so impacts would be less than significant.

B. AGRICULTURE AND FOREST RESOURCES

1. Agricultural and Forestry Resources
Threshold: Would the project:

1. Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to nonagricultural use;

2. Conflict with existing agricultural zoning or a Williamson Act contract;

3. Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code Section 12220(g)), timberland (as defined by Public Resources Code Section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104(g))

4. Result in the loss or conversion of forest land to non-forest use;

5. Or involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use?
Finding: No impact. (Draft PEIR, Section 6 / CEQA Guidelines § 15128.) Explanation:

The California Department of Conservation, Division of Land Resource Protection, identifies important farmland throughout the state through its Farmland Mapping and Monitoring Program (FMMP). The FMMP classifies the majority of the Plan Area as “Urban and Build Up Land,” “Other Land,” and “Grazing Land.” The areas classified as “Grazing Lands” are not considered a significant farmland resource under CEQA. A few areas in the Plan Area are classified as “Farmland of Local Importance” (DOC 2025).

Therefore, the City does not contain areas designated as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (DOC 2025). Additionally, the City does not contain lands protected by a Williamson Act contract, forest land, timberland, or RESOLUTION NO. ____
9 timberland production zones. According to the U.S. Department of Agriculture Forest Service (USDA Forest Service 2025), the only forest land in San Diego County is the Clevland National Forest, located approximately 26 miles east of Santee.

Although the FMMP designates areas in Santee as “Farmland of Local Importance,” the City does not include existing or proposed zoning for agricultural uses within the Plan Area. The existing zoning for the City’s Park/Open Space (P/OS) zoning allows for agricultural uses and extraction operations, under special conditions, be allowed under this designation (City of Santee 2017). The Project parcels are not located on P/OS zoning or land use designations. Therefore, the Proposed Project would not conflict with existing zoning for agricultural use or result in the conversion of agricultural land for non-agricultural use, and no impact would occur C. AIR QUALITY

1. Sensitive Receptors - CO Hotspots
Threshold 4.2:3: Would the project expose sensitive receptors to substantial pollutant concentrations? (Carbon Monoxide Hotspots)
Finding: Less than significant. (Draft PEIR, p. 4.2-31.) Explanation:

The Project proposes no site-specific development, and CO concentrations in California and San Diego have declined dramatically (roughly 59% statewide from 2000 to 2023), with San Diego in attainment since 1996 and El Cajon station readings well below NAAQS and CAAQS. Given these sustained declines and continued regulatory progress, the potential for future development to generate a CO hotspot is extremely unlikely, so the impact is less than significant.

2. Sensitive Receptors - Valley Fever
Threshold 4.2:3: Would the project expose sensitive receptors to substantial pollutant concentrations? (Valley Fever / Coccidioidomycosis) Finding: Less than significant. (Draft PEIR, p. 4.2-33.) Explanation:

San Diego County is not highly endemic for valley fever (18.3 cases per 100,000 in 2024, below the 20-per-100,000 threshold). Future development would comply with SDAPCD Rule 55 fugitive dust controls consistent with CDPH dust-control recommendations, plus Title 8 worker-protection regulations, which would minimize release of and exposure to fungal spores. Based on compliance with applicable regulatory standards and dust controls, the impact is less than significant.

3. Other Emissions / Odors
RESOLUTION NO. ____
10 Threshold 4.2-4: Would the project result in other emissions (such as those leading to odors) adversely affecting a substantial number of people? Finding: Less than significant. (Draft PEIR, p. 4.2-33–4.2-34.) Explanation:

Construction odors (equipment exhaust, architectural coatings, asphalt paving) would be temporary, disperse rapidly, and not affect substantial numbers of people. The Land Use Element Update is a policy document proposing no odor-generating uses such as wastewater treatment, food processing, refineries, or landfills, and future projects would remain subject to Health and Safety Code Section 41700 and SDAPCD Rule 51 (Public Nuisance) during case-by-case CEQA review. Therefore, odor impacts during construction and operation would be less than significant.

D. CULTURAL RESOURCES

1. Human Remains
Threshold 4.4-3: Would the project disturb any human remains, including those interred outside of dedicated cemeteries?
Finding: Less than significant. (Draft PEIR, p. 4.4-26.) Explanation:

Human remains have been identified within 0.25 miles of the APE and future ground-disturbing development could impact native/undisturbed soils, creating a potential to disturb human remains including those outside formal cemeteries. However, all future development (discretionary and ministerial) is subject to existing state regulations including California Health and Safety Code Section 7050.5, PRC Section 5097.98, and 14 CCR 15064.5(e), which require work to halt, the county coroner to be notified, and NAHC/Most Likely Descendant procedures to be followed. Compliance with these regulations would reduce impacts to less than significant.

E. ENERGY

1. Wasteful/Inefficient Energy Consumption
Threshold 4.5-1: Would the project result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation?
Finding: Less than significant. (Draft PEIR, p. 4.5-11–4.5-14.) Explanation:

Construction energy use would be short-term, intermittent, and subject to existing RESOLUTION NO. ____
11 regulations (e.g., CARB In-Use Off-Road Diesel Vehicle Regulation) limiting wasteful consumption. Operational electricity (net +32.1 million kWh/yr), natural gas (net +41.2 million kBTU/yr, about 0.1% of County demand), and petroleum (rising from ~84 to ~170 million gallons/yr with VMT) reflect conventional energy-efficient development required to comply with Title 24 standards, with petroleum demand expected to decline over time due to fuel-economy regulations and alternative-fuel adoption. Future development would not be inherently energy intensive and would be comparable to similar-scale projects.

Impacts would be less than significant.

2. Conflict with Renewable Energy/Energy Efficiency Plans Threshold 4.5-2: Would the project conflict with or obstruct a state or local plan for renewable energy or energy efficiency?
Finding: Less than significant. (Draft PEIR, p. 4.5-14–4.5-15.) Explanation:

Construction would comply with federal/state fuel-efficiency and CARB anti-idling and emissions standards that achieve energy savings, so it would not obstruct renewableenergy or efficiency plans. Future operational development would comply with the California Building Energy Efficiency Standards (Title 24, Part 6), CALGreen (Part 11), benefit from SDG&E's RPS-driven cleaner electricity, and adhere to the Sustainable Santee Plan energy measures. The Project therefore would not conflict with or obstruct any applicable state or local renewable-energy or energy-efficiency plan. Impacts would be less than significant.

F. GEOLOGY AND SOILS

1. Fault Rupture
Threshold 4.6-1(i): Would the project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? (Refer to Division of Mines and Geology Special Publication

42.)
Finding: Less than significant. (Draft PEIR, p. 4.6-8–4.6-9.) Explanation:

There are no Holocene-active faults or Alquist-Priolo zones within or immediately adjacent to Santee; the nearest active fault (Rose Canyon) is roughly 15 miles west, so surface rupture is not anticipated. The Project is a policy document proposing no direct development, and reasonably foreseeable future development would not be located near a rupture-prone fault. Future development would comply with the CBC (Title 24, Part 2, Chapters 16/16A), General Plan Safety and Environmental Justice Element Policies 2.1- RESOLUTION NO. ____
12 2.3, and Municipal Code Section 11.40.130, reducing impacts to less than significant.

2. Strong Seismic Ground Shaking
Threshold 4.6-1(ii):Would the project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving strong seismic ground shaking?
Finding: Less than significant. (Draft PEIR, p. 4.6-9–4.6-10.) Explanation:

Although Southern California is seismically active and shaking from the Rose Canyon or other regional faults could affect future development, most foreseeable development facilitated by the Project lies in areas mapped in the General Plan Safety and Environmental Justice Element as Low Shaking Potential. Conformance with current CBC seismic design requirements (including the Section 1803 site-specific geotechnical investigation) and ongoing project-specific design and CEQA review would minimize damage. The Project would not cause or exacerbate ground shaking, so impacts are less than significant.

3. Seismic-Related Ground Failure / Liquefaction
Threshold 4.6-1(iii): Would the project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving seismicrelated ground failure, including liquefaction? Finding: Less than significant. (Draft PEIR, p. 4.6-10–4.6-11.) Explanation:

The California Department of Conservation does not map liquefaction potential in Santee, though young alluvial soils along the San Diego River and tributaries could be susceptible. Future development would not cause or exacerbate ground failure, and CBC conformance requires evaluation of site-specific soils for liquefaction with standard mitigation (e.g., removal/replacement, densification, dewatering, foundation design). With compliance and project-specific CEQA review, impacts are less than significant.

4. Landslides
Threshold 4.6-1(iv): Would the project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving landslides? Finding: Less than significant. (Draft PEIR, p. 4.6-11.) Explanation:

Project parcels occur primarily outside areas mapped with slope gradients greater RESOLUTION NO. ____
13 than 15 percent that are considered susceptible to landslide risk. Future development would be subject to project-specific CEQA review and General Plan Safety and Environmental Justice Element Policies 2.1-2.3, which discourage development in areas of known slope instability. Compliance with the CBC and the City Development Code grading requirements, including a standard geotechnical investigation, would minimize slope instability, resulting in less-than-significant impacts.

5. Soil Erosion / Loss of Topsoil
Threshold 4.6-2: Would the project result in substantial soil erosion or the loss of topsoil?
Finding: Less than significant. (Draft PEIR, p. 4.6-11–4.6-12.) Explanation:

Future construction could involve excavation and grading that disturb soil, but projects disturbing more than 1 acre must obtain Construction General Permit coverage and implement a SWPPP with erosion and sediment control BMPs. Compliance with Construction General Permit and MS4 permit requirements would minimize constructionphase erosion. Because the Plan Area is predominantly developed with few pervious surfaces, operational runoff and erosion potential are low, so impacts are less than significant.

6. Unstable Geologic Unit / Soil
Threshold 4.6-3: Would the project be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? Finding: Less than significant. (Draft PEIR, p. 4.6-12.) Explanation:

Soil stability would be assessed on a project-by-project basis. Future development must comply with the City's Municipal Code geotechnical hazard requirements and Safety and Environmental Justice Element Policies 2.2 (mitigation through proper design/construction) and 2.3 (geotechnical investigations), and conform to CBC seismicsafety construction standards. Adherence to these policies, the Municipal Code, and the CBC ensures no substantial adverse effects from landslide, lateral spreading, subsidence, liquefaction, or collapse, so impacts are less than significant.

7. Expansive Soils
Threshold 4.6-4: Would the project be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property?
RESOLUTION NO. ____
14 Finding: Less than significant. (Draft PEIR, p. 4.6-12.) Explanation:

Five soil types (clay, loam, sand, sandy loam, and river wash) occur within the parcels with proposed land use updates, and clay-rich soils may be expansive. Future development must adhere to Municipal Code requirements for project-specific geotechnical reports that would ensure site-specific site planning, design, and construction measures are implemented for expansive soils. Adherence to these requirements ensures no substantial risk to life or property, so impacts are less than significant.

8. Septic Tanks / Wastewater Disposal Soils
Threshold 4.6-5: Would the project have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? Finding: No impact. (Draft PEIR, p. 4.6-13.)
Explanation:

The Project proposes land use designation updates within urban areas of Santee, so there is no expectation that septic tanks or alternative wastewater systems would be part of any future development. Future development or redevelopment would be served by Padre Dam Municipal Water District for wastewater service. Therefore, no impact would occur.

G. HAZARDS AND HAZARDOUS MATERIALS

1. Routine Transport, Use, or Disposal of Hazardous Materials Threshold 4.8-1: Would the project create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? Finding: Less than significant. (Draft PEIR, p. 4.8-15–4.8-16.) Explanation:

As a policy document the Project proposes no physical development, but it would facilitate future development/redevelopment of overlay parcels. Construction would involve temporary, limited use of common hazardous substances (fuels, paints, solvents) and operation of new residential, commercial, and mixed-use uses would involve typical household/commercial materials, with no new industrial uses or industrial-area expansion. Mandatory compliance with federal, state, and local regulations (HMTA, HSC 25163, RCRA, Cal/OSHA, SDAPCD Rule 1206) plus the Safety and Environmental Justice Element policies would limit exposure, so impacts would be less than significant.

RESOLUTION NO. ____
15 2. Hazardous Emissions Near Schools
Threshold 4.8-3: Would the project emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school?
Finding: Less than significant. (Draft PEIR, p. 4.8-17–4.8-18.) Explanation:

Project parcels are within 0.25 miles of four schools, but the Project includes no site-specific development that would directly release hazardous emissions, and future redevelopment would involve only typical residential, commercial, and mixed-use materials. No new or expanded industrial uses would be introduced near schools.

Demolition-related asbestos and lead-based paint exposure is controlled by OSHA, Cal/OSHA, California Department of Public Health, and SDAPCD Rule 1206, so impacts would be less than significant.

3. Airport Safety Hazards and Excessive Noise
Threshold 4.8-5: For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area?
Finding: Less than significant. (Draft PEIR, p. 4.8-19–4.8-21.) Explanation:

Overlay parcels intersect Gillespie Field Safety Zones 2, 3, 4, and 6 and Review Areas 1 and 2, and most Community Hub parcels fall within MCAS Miramar Review Area 2 (height limits only). The Gillespie Field and MCAS Miramar ALUCPs provide density/intensity and height compatibility criteria, and General Plan Goal LU-10 and Policies LU-10.1 through LU-10.6 require City review of all development for ALUCP consistency, Airport Land Use Commission routing, and FAA No Hazard determinations.

Conformance with these policies would avoid safety hazards, so impacts would be less than significant.

4. Emergency Response or Evacuation Plan
Threshold 4.8-6: Would the project impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? Finding: Less than significant. (Draft PEIR, p. 4.8-21–4.8-22.) Explanation:

No specific development is proposed that would impair an adopted emergency RESOLUTION NO. ____
16 response or evacuation plan, and Safety and Environmental Justice Element policies support adequate emergency services, response-time standards, and Fire Department review of development. Project-facilitated growth would consist of infill in a highly urbanized, built-out area with established streets connecting to major evacuation corridors (SR-52, SR-67, SR-125), not requiring substantive street-system changes. With California Fire Code compliance, construction traffic control plans, and fair-share fee contributions, impacts would be less than significant.

5. Wildland Fires
Threshold 4.8-7: Would the project expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires? Finding: Less than significant. (Draft PEIR, p. 4.8-23.) Explanation:

The Plan Area includes lands in or near a Very High Fire Hazard Severity Zone, and buildout could add up to roughly 10,192 dwelling units and 28,971 residents, indirectly increasing potential fire risk. However, the land use changes are within urbanized areas generally surrounded by existing development and roadways acting as fuel breaks. The majority of parcel APN 378-160-25-00 is also currently developed with municipal buildings, however the designated Open Space on the parcel would remain undeveloped.

Compliance with current City and state fire codes, including the Santee Fire Code (Municipal Code Chapter 11.18) requirements for fire protection plans and construction standards, would not exacerbate wildfire risk, so impacts would be less than significant.

H. HYDROLOGY AND WATER QUALITY

1. Water Quality Standards / Waste Discharge
Threshold 4.9-1: Would the project violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality?
Finding: Less than significant. (Draft PEIR, p. 4.9-10–4.9-11.) Explanation:

The Project is a policy-level land use designation change that proposes no sitespecific development; future infill development would be required to comply with NPDES construction requirements, the CGP (SWPPP/BMPs for sites disturbing 1+ acre), the Basin Plan, the Municipal Storm Water Permit, and the City's BMP Design Manual. These existing regulations would adequately address construction and operational water quality impacts. Impacts would be less than significant.

2. Groundwater Supplies / Recharge
RESOLUTION NO. ____
17 Threshold 4.9-2: Would the project substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin? Finding: Less than significant. (Draft PEIR, p. 4.9-11.) Explanation:

As a policy document, the Project would not directly decrease groundwater supplies or interfere with recharge. Future development would be subject to drainage control requirements mandating on-site low-impact-development infiltration features (retention basins, pervious pavement, bioswales), and the City is not dependent on groundwater and is not required to prepare a Groundwater Sustainability Plan. Impacts would be less than significant.

3. Drainage Pattern - Erosion or Siltation
Threshold 4.9-3(i): Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would result in substantial erosion or siltation on- or off-site?
Finding: Less than significant. (Draft PEIR, p. 4.9-11–4.9-12.) Explanation:

Future development could add impervious surfaces and alter drainage patterns, but all development would conform with the City's General Plan policies and Stormwater and Grading Ordinances (Municipal Code Chapters 9.06 and 11.40) that emphasize onsite retention/infiltration and avoidance of changes to drainage velocities. Projects grading 1 acre or more would prepare a construction SWPPP with erosion control BMPs. Through regulatory compliance, impacts would be less than significant.

4. Drainage Pattern - Increased Runoff / Flooding
Threshold 4.9-3(ii):Would the project substantially alter the existing drainage pattern of the site or area , including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site?
Finding: Less than significant. (Draft PEIR, p. 4.9-12.) Explanation:

Future development could increase surface runoff through added impervious surfaces, but would be required to comply with the City's General Plan policies and Municipal Code Chapters 9.06 and 11.40 and implement stormwater BMPs (drainage RESOLUTION NO. ____
18 swales, bioretention, permeable pavers, infiltration basins) to retain flows on site and minimize runoff velocity. Through regulatory compliance and project-specific measures, impacts would be less than significant.

5. Drainage Pattern - Stormwater System Capacity / Polluted Runoff Threshold 4.9-3(iii): Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? Finding: Less than significant. (Draft PEIR, p. 4.9-12.) Explanation:

Future development would contribute runoff to the existing stormwater system but would be required to prepare project-specific stormwater quality management plans, drainage plans, and pollution control plans. Municipal Code Section 9.06.250(B) requires Priority Development Projects to include hydromodification BMPs ensuring post-project runoff does not exceed pre-development conditions by more than 10%, and the Development Impact Fee and Dedication Ordinance requires new development to provide funds for needed drainage improvements. Impacts would be less than significant.

6. Drainage Pattern - Impede or Redirect Flood Flows
Threshold 4.9-3(d): Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would impede or redirect flood flows?
Finding: Less than significant. (Draft PEIR, p. 4.9-13.) Explanation:

Although portions of the land use change areas lie within flood risk zones, the Safety and Environmental Justice Element prohibits development in the 100-year floodway (Policy 1.8), requires structures in floodplains are elevated at least 1 foot above the 100-year flood level (Policy 1.2), and requires hydrologic studies for development proposed in the floodplain (Policy 1.6). Streams and rivers would not be altered, runoff would be collected in the existing stormwater conveyance system, and project-specific BMPs and erosion control measures would retain flows on site and minimize the velocity of stormwater runoff. Through regulatory compliance, impacts would be less than significant.

7. Inundation - Release of Pollutants
Threshold 4.9-4: In flood hazard, tsunami, or seiche zones, would the project RESOLUTION NO. ____
19 risk release of pollutants due to project inundation? Finding: Less than significant. (Draft PEIR, p. 4.9-13–4.9-14.) Explanation:

Portions of the land use changes are within the High Risk Flood Zone and the entire Plan Area lies within dam inundation zones (at least 4 miles from all nearby dams, which are reviewed annually for safety). Future infill development consistent with existing urban uses would not create substantial new pollutant sources and would be required to comply with state and local development regulations including the Safety and Environmental Justice Element of the General Plan and Municipal Code Chapter 11.36, which establishes flood damage prevention standards and development prohibitions.

Further, the Plan Area is not in a tsunami or seiche zone. Impacts would be less than significant.

8. Conflict with Water Quality Control Plan / Groundwater Management Plan Threshold 4.9-5: Would the project conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? Finding: Less than significant. (Draft PEIR, p. 4.9-14.) Explanation:

As a policy document, the Project does not propose the construction of new development or redevelopment; rather, it proposes land use designation changes.

Development within the proposed project site would be subject to the Basin Plan's WQOs, and would comply with the CGP (SWPPP/BMPs for construction), the BMP Design Manual, and the Municipal Storm Water Permit during construction and operation. The City has no groundwater management plan because one is not required for its basins under the Sustainable Groundwater Management Act. The Project would not conflict with the Basin Plan or a Groundwater Sustainability Plan, and through compliance with existing regulations, impacts would be less than significant.

I. LAND USE AND PLANNING

1. Physically Divide an Established Community
Threshold 4.10-1: Would the project physically divide an established community?
Finding: Less than significant. (Draft PEIR, p. 4.10-15–4.10-16.) Explanation:

The Project is a policy document that proposes no site-specific development or infrastructure (roads, structures, or transportation facilities) that could divide a community, RESOLUTION NO. ____
20 and no proposed goal, policy, or action requires such construction. The land use changes (Community Hub Overlay, Community Corridor Overlay, and re-designation of APN 378- 160-25-00 from Neighborhood Commercial to R-14) would facilitate future development compatible with existing and planned adjacent uses. Therefore, future development and redevelopment would not directly or indirectly physically divide an established community.

Impacts would be less than significant.

2. Conflict with a Land Use Plan, Policy, or Regulation Threshold 4.10-2: Would the project cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect?
Finding: Less than significant. (Draft PEIR, p. 4.10-16–4.10-25.) Explanation:

Consistency analysis of all Project components found the Project consistent with the SANDAG 2025 Regional Plan, the County of San Diego General Plan, the Gillespie Field and MCAS Miramar ALUCPs, the RAQS, the Draft MSCP Subarea Plan, and the Town Center Specific Plan. Therefore, the impact would be less than significant for consistency with these listed plans. Implementation of the proposed Goal LU-10 and Policies LU-10.1 through LU-10.6, applied density/intensity limits, FAA Part 77 review, Title 24 compliance, and required Airport Land Use Commission consistency determinations, respectively, ensure no conflict with airport plans. Therefore, the impact would be less than significant. Concerning consistency with Measure N, the Project is itself subject to voter approval, so no conflict occurs, and there would be no impact associated with Measure N.

J. MINERAL RESOURCES

1. Mineral Resources
Threshold:

Would the Project result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state, or the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? Finding: Less than significant. (Draft PEIR, Section 6 / CEQA Guidelines § 15128.)
Explanation:

Pursuant to CEQA Guidelines Section 15128, this effect was found not to be significant and was not analyzed in detail. The land use changes are not located within a RESOLUTION NO. ____
21 designated Mineral Resource Zone (MRZ-2) or area zoned for mineral extraction, and mining at the affected sites would be infeasible given the proximity to sensitive receptors and established neighborhoods. Therefore, the impact would be less than significant.

K. NOISE

1. Long-Term Traffic Noise Exposure
Threshold 4.11-1 (long-term traffic): Would the project result in generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?
Finding: Less than significant. (Draft PEIR, p. 4.11-13–4.11-17.) Explanation:

To estimate potential off-site traffic noise impacts attributable to the Proposed Project, the FHWA Highway Traffic Noise Prediction Model (RD-77-108) was applied using roadway-specific inputs documented in Appendix G, Noise Supporting Documentation. FHWA traffic-noise modeling of Project-attributed off-site traffic shows that on segments below 65 dBA Ldn, levels would remain below the residential compatibility threshold, and on segments already exceeding 65 dBA Ldn the Project adds only 0.3 to 2.1 dBA, which is below the 3 dBA significance criterion. The one segment with a 9.3 dBA increase (Magnolia Avenue) still results in a noise level below 65 dBA Ldn, and therefore does not meet the criterion for significance. Based on these results, Projectattributed traffic noise impacts would be less than significant under all analysis scenarios.

With respect to transportation noise exposure resulting from rail, public transit within the City includes the Copper Line Trolley, which provides connections between Santee and multiple areas in San Diego. Rail operations along this corridor are not proposed to increase; however, new mixed-use developments located adjacent to the Copper Line Trolley alignment may be exposed to rail noise. Using FTA General Transit Noise Assessment methodology that emulates the CREATE model, rail noise exposure was predicted for future noise-sensitive residential developments that may be located as close as 50 feet from the trolley tracks. Future rail noise from adjacent trolley-side development was modeled at about 54 dBA Ldn, also below 65 dBA Ldn, so traffic and rail noise impacts are less than significant.

2. Long-Term Stationary Operational Noise Exposure
Threshold 4.11-1 (long-term stationary operational): Would the project result in generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? Finding: Less than significant. (Draft PEIR, p. 4.11-17–4.11-18.) RESOLUTION NO. ____
22 Explanation:

To evaluate potential stationary operational noise exposure associated with these overlays and the re-designated R-14 parcel at Magnolia Avenue and Alphonse Street, a representative mixed-use development scenario was modeled using DataKustik’s CadnaA software. A conservative CadnaA model of the densest allowable mixed-use development scenario (two five-story buildings with rooftop HVAC) under the Community Corridor Overlay predicted a maximum of approximately 48 dBA Ldn at the nearest existing receptor about 75 feet away, well below the 65 dBA Ldn residential land use compatibility threshold. This modeled scenario is considered representative of potential future mixed-use developments at the most dense allowable development strategy that would be permitted under the new overlay zones. Furthermore, because the R-14 parcel would only be developed with residential uses, the modeled mixed-use scenario provides a conservative estimate of potential stationary source operational noise levels, as commercial uses would increase HVAC load requirements compared to residential-only development. Based on these results, stationary operational noise exposure associated with the Proposed Project would be less than significant.

3. Operational Vibration
Threshold 4.11-2 (Operational vibration): Would the project result in generation of excessive groundborne vibration or groundborne noise levels? Finding: Less than significant. (Draft PEIR, p. 4.11-20.) Explanation:

Future operational uses would not feature major on-site sources of groundborne vibration; typical mechanical systems such as pumps, compressors, and fans use balanced and vibration-isolated components. On this basis, operational vibration impacts would be less than significant .

4. Airport/Aviation Noise Exposure
Threshold 4.11-3: For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?
Finding: Less than significant. (Draft PEIR, p. 4.11-21.) Explanation:

The nearest public airport, Gillespie Field, is approximately 0.6 miles south of the Plan Area, but the General Plan Noise Element shows the Project parcels and overlays lie outside the 65 dBA CNEL airport noise contour. Therefore, aviation noise exposure to people residing or working in the area would be less than significant.

RESOLUTION NO. ____
23 L. POPULATION AND HOUSING

1. Unplanned Population Growth
Threshold 4.12-1: Would the project induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? Finding: Less than significant. (Draft PEIR, p. 4.12-10–4.12-12.) Explanation:

As a long-term land use planning document, the Land Use Element Update facilitates a realistic buildout of 5,687 new dwelling units and up to 16,151 additional residents by 2045, which combined with regional growth would exceed SANDAG's 2050 forecast. However, this growth is proactively planned and analyzed in the PEIR, and SANDAG's required 4-year RTP/SCS update cycle will incorporate the City's projections, making any inconsistency temporary. Project goals (LU-1, LU-2, LU-5, LU-8) and associated policies direct rather than induce growth by focusing it near transit, commercial corridors, and the downtown core within established areas served by existing infrastructure. Direct and indirect growth impacts are therefore less than significant.

2. Displacement of People or Housing
Threshold4.12-2: Would the project displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere? Finding: Less than significant. (Draft PEIR, p. 4.12-12.) Explanation:

The Project is a policy document that proposes no site-specific development and does not directly displace existing people or housing. While future redevelopment of under-utilized parcels could displace some residents through demolition, this would occur gradually through 2045 and be offset by the net increase in housing capacity. The Project anticipates no net loss of housing, so displacement impacts are less than significant.

M. PUBLIC SERVICES

1. Fire Protection
Threshold 4.13-1(i): Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for fire protection? Finding: Less than significant. (Draft PEIR, p. 4.13-8–4.13-9.) RESOLUTION NO. ____
24 Explanation:

The Project proposes no specific development but would facilitate buildout of 5,687 additional dwelling units and 16,151 people, increasing demand for fire protection serviced by the Santee Fire Department (SFD). Future development projects would undergo SFD plan-check review and comply with Municipal Code Chapter 11.18 (California Fire Code) to ensure future development would be built according to the latest requirements to reduce potential risk of fire ignition and provide safe access for SFD in case of fire events. Chapter 12.50 of the City’s Municipal Code requires payment Development Impact Fees to fund maintenance, expansion, or construction of new SFD facilities to ensure the costs of constructing public facilities are reasonably related to the impacts of new development. Compliance with General Plan Safety Policies 3.2 and 3.27 as provided by the Safety and Environmental Justice Element, would support responsetime standards and demand-based facility timing. Any future fire facility construction would require separate environmental review at the time it is proposed. Therefore, with the implementation of the Proposed Project land use designations, goals, and policies, along with compliance with federal, state, and local development standards and requirements, any construction of new or expanded fire facilities would result in a lessthan-significant impact.

2. Police Protection
Threshold4.13-1(ii): Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for police protection? Finding: Less than significant. (Draft PEIR, p. 4.13-9–4.13-10.) Explanation:

Police protection is provided by the San Diego County Sheriff's Department (SDCSD), and Project buildout could increase demand for staff and services, particularly in the higher-density Community Hub Overlay, Community Corridor Overlay, and R-14 redesignation areas. Safety Policy 3.2 requires that all new development meet established response time standards for fire and life safety services, and Safety Policy

4.4 requires the involvement of law enforcement personnel in the review of new development applications through participation in the Development Review process. To accommodate increased density within these areas, it is likely SDCSD would add staff or equipment to existing sheriff stations and facilities, which would not result in substantial physical impacts to the environment. However, if future development and the resulting increase in density would increase demand on services such that SDCSD would need to build additional facilities in order to maintain service ratios, the location, size, and features of the proposed development would be coordinated directly with the City, and the potential environmental impacts would be addressed at that time.

RESOLUTION NO. ____
25 Additionally, the review of project applications by law enforcement personnel during the standard City plan check process would ensure that the Sheriff’s Department is comfortable with the level of safety associated with the proposed development.

Therefore, at this programmatic level of review, impacts related to the need for and/or provision of new or physically altered police facilities would be less than significant. Thus, with the implementation of the Proposed Project goals and policies, compliance with development standards and state and local law, and continued coordination between the City and SDCSD, the implementation of the Proposed Project would not result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities for police protection. Impacts would be less than significant.

3. Schools
Threshold 4.13-1(iii): Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for schools? Finding: Less than significant. (Draft PEIR, p. 4.13-10–4.13-11.) Explanation:

Based on the statewide Student Yield Factors, the Proposed Project would result in 2,844 students enrolled in Santee School District (SSD) and 3,981 students enrolled in Grossmont Union High School District (GUHSD) at full buildout. However, implementation of the Proposed Project would be gradually implemented through 2045, so this number would not be realized all at once. As students are added to the respective school districts, district staff assess capacity of the nearby schools and the ability to serve the student population. Moreover, existing funding mechanisms would lessen potential impacts related to an increase in the student population. Development fees pursuant to Senate Bill 50 are found in Government Code Section 65995. These fees would be required to be paid by future development prior to issuance of building permits and would be used to offset the impact of an additional student population. According to Senate Bill 50, payment of these fees constitutes adequate mitigation related to impacts to school facilities.

Coordination between the City and GUHSD and SSD indicated that additional students could be accommodated by existing facilities, and future district construction is considered speculative rather than a Project result. Therefore, the payment of required statutory fees is deemed complete, and full mitigation for impacts to school facilities would ensure that the impact of the Proposed Project related to construction or expansion of schools would be less than significant.

4. Parks
Threshold 4.13-1(iv): Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, RESOLUTION NO. ____
26 need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for parks? Finding: Less than significant. (Draft PEIR, p. 4.13-11–4.13-12.) Explanation:

As a policy document, the Project proposes no park construction but would facilitate future development that increases park demand. All future development would pay in-lieu fees consistent with the Quimby Act and Municipal Code Section 12.40, enabling the City to fund park maintenance and new facilities and implement Conservation, Recreation, and Trails Element policies. No future development would by itself require park construction, and any future parkland project would undergo separate environmental review, so impacts would be less than significant.

5. Other Public Facilities (Libraries)
Threshold 4.13-1(v): Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for other public facilities? Finding: Less than significant. (Draft PEIR, p. 4.13-11–4.13-12.) Explanation:

Library services are provided by the San Diego County Library (SDCL) system through the single Santee Branch, and Project buildout would increase demand on library services. If expansion or new facilities are needed, the City and SDCL would coordinate on location, size, and details, and expansion or infill development may not cause substantial physical impacts. Any future site-specific facility would undergo additional environmental review prior to approval, so the impact would be less than significant.

N. RECREATION

1. Increased Use / Physical Deterioration of Parks
Threshold 4.14-1: Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? Finding: Less than significant. (Draft PEIR, p. 4.14-10–4.14-11.) Explanation:

The realistic buildout of the Proposed Project would add 5,687 dwelling units and RESOLUTION NO. ____
27 approximately 16,151 people by buildout year of 2045, which would increase demand on the existing parks and recreational facilities. In total, the City contains approximately 616.24 acres of developed park, open space, and recreational facilities. With the existing parkland in Santee and the projected Plan Area population built out of 78,987 people (Project plus planned growth by 2050), there would be a ratio of 7.8 acres of park land for every 1,000 residents in the Plan Area. This total includes parkland not owned by the City but serving City residents. Therefore, this ratio meets both the Quimby Act and City municipal code standard of 5 acres of parkland per 1,000 residents for new development.

Future development projects undergo City and environmental review at the time of application, including plan check review and/or project-specific CEQA evaluation. At that time, future development projects would be assessed for their impact on recreational services on a project-by-project basis and would be required to dedicate parkland or pay in-lieu fees under the Quimby Act and Santee Municipal Code Section

12.40 (5 acres per 1,000 residents). Combined with ongoing City maintenance, planned park development, and project-specific CEQA review of future projects, increased use would not cause or accelerate substantial physical deterioration. Therefore, impacts would be less than significant.

2. Construction or Expansion of Recreational Facilities Threshold 4.14-2: Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment?
Finding: Less than significant. (Draft PEIR, p. 4.14-11.) Explanation:

The Project is a policy document that does not propose new or expanded parks and does not update Parks or Open Space land use designations to facilitate parkland development. The buildout park ratio (about 7.8 acres per 1,000 residents) would exceed the 5-acre standard, and any future park construction or expansion would undergo separate, project-specific environmental review and approval. Therefore, the Project would have a less-than-significant impact on the environment from construction or expansion of recreational facilities.

O. TRANSPORTATION

1. Circulation System Plans, Policies, and Programs
Threshold 4.15-1: Would the project conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities?
Finding: Less than significant. (Draft PEIR, p. 4.15-12–4.15-13.) Explanation:

RESOLUTION NO. ____
28 The Proposed Project is a policy-level Land Use Element Update that proposes no site-specific development or transportation infrastructure. Future development facilitated by the Project could have an effect on the circulation system, including transit, roadway, bicycle, and pedestrian facilities. Future development that requires a discretionary review would be subject to a site-specific environmental review that considers consistency with all applicable plans including the City’s Mobility Element and Active Santee Plan (ASP).

Through the project-level discretionary review process, any planned multimodal facilities that are required to be implemented by the development will be identified. Consistency review associated with future discretionary review would ensure impacts associated with policy consistency related to the circulation system would be less than significant. While potential future ministerial development projects would not require a subsequent environmental review, these projects would be subject to a ministerial review that would include consistency with the City’s Public Works Standards. The City’s Engineering Division review would ensure individual projects include appropriate frontage requirements to ensure consistency with the City’s Mobility Element and the ASP. This required engineering and consistency review would avoid conflicts with applicable circulation-system plans and policies, so impacts would be less than significant.

2. Geometric Design Hazards / Incompatible Uses
Threshold 4.15-3: Would the project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?
Finding: Less than significant. (Draft PEIR, p. 4.15-18.) Explanation:

The Proposed Project proposes no changes to the existing transportation network.

Future development would be designed in accordance with the City's General Plan Mobility Element and Public Works Standards, with Engineering Division review addressing sight distance, driveway placement and access, and signage and striping, and construction-phase traffic management plans maintaining access. Compliance with these adopted standards and regulations would ensure no substantial increase in hazards, so impacts would be less than significant.

3. Emergency Access
Threshold 4.15-4: Would the project result in inadequate emergency access? Finding: Less than significant. (Draft PEIR, p. 4.15-19.) Explanation:

Future residential and commercial development could include driveways, access roads, barriers, or parking features that could affect emergency access, but all such future projects would be reviewed by the City's Fire Department for sufficient emergency vehicle access, including egress/ingress width and turn-around. Compliance with applicable RESOLUTION NO. ____
29 regulations and review requirements during construction and operation would ensure adequate emergency access, so impacts would be less than significant.

P. TRIBAL CULTURAL RESOURCES

1. Human Remains of Native American Origin
Threshold 4.16-1: Would the project disturb human remains, including those associated with Native American burials, during ground-disturbing activities (addressed within the TCR substantial-adverse-change analysis, Threshold 4.16-1)? Finding: Less than significant. (Draft PEIR, p. 4.16-1.) Explanation:

Grading, excavation, or other ground-disturbing activities associated with future development facilitated by the Proposed Project could encounter human remains associated with Native American burials. However, all future projects (both discretionary and ministerial) would be subject to mandatory state and local regulations governing inadvertent discoveries, including California Health and Safety Code Section 7050.5, PRC Section 5097.98, and CEQA Guidelines Section 15064.5(e), which require work stoppage, coroner notification, and NAHC/Most Likely Descendant procedures.

Compliance with these existing regulations would protect any remains encountered, rendering the impact less than significant.

Q. UTILITIES AND SERVICE SYSTEMS

1. Wastewater Treatment Capacity
Threshold 4.17-3: Would the project result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments?
Finding: Less than significant. (Draft PEIR, p. 4.17-19–4.17-20.) Explanation:

The Project would generate about 0.13 mgd of average daily wastewater flow at 2045 buildout, well within the 0.8 mgd of additional capacity (3.67 to 4.47 mgd) modeled in the PDMWD Master Plan/2020 UWMP. Therefore, adequate treatment capacity exists for the Proposed Project. The City is coordinating with PDMWD to incorporate the proposed growth into the 2025 UWMP, and individual projects will undergo PDMWD review, plan checks, and fee payment. Additionally, future projects would be required to comply with General Plan policies including Land Use Element Policy 3.6, which requires review of development projects to ensure that all necessary utilities are available to serve the project. Impacts would be less than significant.

RESOLUTION NO. ____
30 2. Solid Waste Generation and Capacity
Threshold 4.17-4: Would the project generate solid waste in excess of state or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals?
Finding: Less than significant. (Draft PEIR, p. 4.17-20.) Explanation:

Buildout of 5,687 housing units would generate 22,748 pounds per day of solid waste, based on CalRecycle’s solid waste generation rate of 4 pounds per dwelling unit per day. The Sycamore Landfill is the primary location for waste disposal generated by development in the City. Sycamore Landfill is permitted for a daily throughput of 5,000 tons of solid waste per day, has a remaining disposal capacity of 99,477,838 cubic yards, and has a maximum capacity of 147,908,000 cubic yards. Although the landfill's ceaseoperation date (December 31, 2042) does not fully cover the 2045 planning horizon, existing capacity is sufficient and continued adherence to waste-reduction regulations would serve the City and future development. Impacts would be less than significant.

3. Compliance with Solid Waste Statutes and Regulations Threshold 4.17-5: Would the project comply with federal, state, and local management and reduction statutes and regulations related to solid waste? Finding: Less than significant. (Draft PEIR, p. 4.17-20–4.17-21.) Explanation:

Solid waste from the Plan Area is disposed of at Sycamore Landfill, which is regulated under federal, state, and local laws, and the City must comply with diversion requirements under AB 939, AB 341, AB 1327, and AB 1826. Future development would also be subject to CALGreen and City diversion standards. The Project would therefore comply with applicable solid waste statutes and regulations, and impacts would be less than significant.

R. WILDFIRE

1. Emergency Response/Evacuation Plans
Threshold 4.18-1: Would the project substantially impair an adopted emergency response plan or emergency evacuation plan?
Finding: Less than significant. (Draft PEIR, p. 4.18-13–4.18-14.) Explanation:

The Project is a policy-level Land Use Element Update that proposes no specific RESOLUTION NO. ____
31 development; land use changes (Community Hub Overlay, Community Corridor Overlay, and the R-14 redesignation of APN 378-160-25-00) occur in urbanized, already-built areas with established streets that would not require substantive reconfigurations affecting emergency response or evacuation. Buildout would result in an increase of 4,596 dwelling units and 13,053 residents compared to existing conditions over a 20-year horizon, but evacuation would rely on existing local roads connecting to identified regional routes (SR-52, SR-67, SR-125). Compliance with the California Fire Code (CFC) (fire apparatus access and egress), Development Impact Fees supporting fire services, Safety and Environmental Justice Element Policies 3.2 and 3.27, and construction-period traffic control plans would result in less than significant impacts.

2. Exacerbating Wildfire Risk / Pollutant Exposure
Threshold 4.18-2: Due to slope, prevailing winds, and other factors, would the project exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? Finding: Less than significant. (Draft PEIR, p. 4.18-15.) Explanation:

Although portions of the Project parcels lie within Very High Fire Hazard Severity Zones, the Project proposes no physical development that would itself exacerbate wildfire risk, and its goals and policies would not change conditions in a way that would increase risk. Reasonably foreseeable future development would be infill that replaces older, more flammable structures with newer ignition-resistant construction subject to the Municipal Code, 2025 CFC, and 2025 California Wildland-Urban Interface Code (sprinklers, defensible space, fire-resistant materials, WUI fire protection plans). Adherence to Safety and Environmental Justice Element Policies 3.1 through 3.31 and Fire Marshal review of discretionary projects would result in less than significant impacts.

3. Fire-Risk Infrastructure / Environmental Effects
Threshold 4.18-3: Would the project require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment?
Finding: Less than significant. (Draft PEIR, p. 4.18-16.) Explanation:

The Project proposed updates to land use designations, maps, and policies to promote infill and does not propose specific development requiring new fire-riskexacerbating infrastructure. Because facilitated future development would be infill in urbanized areas already served by utilities, new infrastructure would generally consist of upgrades and connections to existing utilities, all subject to the Municipal Code, CWUIC, and CBC fire-safety construction standards. Proposed Policy LU-3.5 would require utility RESOLUTION NO. ____
32 and service wires to be placed underground where feasible, and the Project would not change existing regulations, so impacts would be less than significant.

4. Post-Fire Flooding, Landslides, and Slope Instability Threshold 4.18-4: Would the project expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes?
Finding: Less than significant. (Draft PEIR, p. 4.18-16–4.18-17.) Explanation:

The Project parcels are within developed portions of Santee, almost all previously developed and graded. The Community Hub and Community Corridor overlay areas are relatively flat, while the R-14 parcel contains a sloping eastern portion. The sloping portion of the R-14 parcel would remain open space with no development. Redevelopment of these infill parcels would not significantly alter drainage or slope, so future development would not expose people or structures to significant post-fire flooding, mudslide, landslide, or slope-instability risk. Safety and Environmental Justice Element Policy 3.29 and applicable flooding, drainage, slope-stability, and wildfire regulations further support a less-than-significant impact.

SECTION III.IMPACTS THAT ARE LESS THAN SIGNIFICANT WITH MITIGATION

INCORPORATED
The City Council hereby finds that mitigation measures have been identified in the EIR and these Findings that avoid or substantially lessen the following potentially significant environmental impacts to a less-than-significant level. The mitigation measures are set forth in full below and in the Mitigation Monitoring and Reporting Program (Exhibit B).

A. BIOLOGICAL RESOURCES

1. Sensitive Species
Threshold 4-3-1: Would the project have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? Finding: Less than significant with mitigation incorporated. (Draft PEIR, pp.

4.3-13–4.3-17.) Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effect as identified in the EIR. (State CEQA Guidelines, section 15091(a)(1).) Explanation:

RESOLUTION NO. ____
33 Because the majority of the Project parcels occur within the City’s Developed and Disturbed Areas, as described in Section 4.3.2.2 of the Draft Subarea Plan (City of Santee 2025), future development is not anticipated to result in impacts to special-status species.

There is potential for vegetation communities that were not captured by the existing vegetation mapping data to occur within the Project parcels. Therefore, to determine special-status species potential, verification of the vegetation communities and/or land cover types within all potential future development sites would be conducted as directed by Mitigation Measure (MM)-BIO-1, which would require a general biological reconnaissance survey. The general biological reconnaissance survey would include vegetation mapping and/or confirmation of the existing vegetation mapping, as well as identification of potentially suitable habitat for special-status species within a future development site. If the general biological reconnaissance survey determines there is potential for special-status species, the applicable mitigation measures outlined below would be implemented. If potential future development within the Project parcels occurs within potentially suitable habitat for special-status plant species, then implementation of MM-BIO-2 would occur. Potential future development within the Project parcels has potential to result in indirect impacts to special-status plant species during construction.

Therefore, MM-BIO-3 would be implemented to minimize the potential effects of construction-related impacts by requiring delineation of environmentally sensitive areas, restoration of temporary impacts, invasive species control, trash control, on-site training of construction personnel, shielded lighting, stockpiling restrictions, erosion and sedimentation control measures, and vehicle maintenance restrictions. Long-term indirect effects to special-status plants would be mitigated to less-than-significant levels through compliance with MM-BIO-4, which includes measures that would protect special-status species and prevent indirect effects associated with drainage, invasive species, and barriers.

If potential future development within the Project parcels occurs within potentially suitable habitat for special-status wildlife species, then implementation of MM-BIO-5 through MM- BIO-14 would occur, as appropriate (Table 4.3-2). MM-BIO-5 through MMBIO-16 would reduce direct impacts to special-status wildlife species to less than significant through implementation of focused surveys conducted during the appropriate season and implementation of appropriate compensatory mitigation for unavoidable impacts to specialstatus wildlife species prior to Project implementation.

Potential future development within the Project parcels has potential to result in indirect impacts to special-status wildlife species during construction. Therefore, implementation of MM-BIO-3 would be implemented. Long-term indirect effects to special-status wildlife would be mitigated to less-than-significant levels through compliance with MM-BIO-4.

The following mitigation measure(s) are required and would reduce the above impact(s) to a less-than-significant level:

MM-BIO-1. General Biological Reconnaissance Survey. Prior to issuance of a grading permit within the Project site, a general biological reconnaissance survey, including vegetation mapping and/or confirmation of the existing mapping, identification RESOLUTION NO. ____
34 of potentially suitable habitat for special-status species (i.e., those defined in Section 3.3 and analyzed in Section 4.3 and 4.4 of Appendix D to the City’s Land Use Element Update Program Environmental Impact Report), and an assessment of the potential for jurisdictional aquatic resources, shall be conducted by a qualified biologist approved by the City of Santee (City). Qualified biologist is defined in Section 5.5.1.1 of the Draft Santee Multiple Species Conservation Program (MSCP) Subarea Plan as a person having the appropriate expertise and level of experience to complete habitat assessments, focused surveys, and application of avoidance, minimization, and avoidance measures described in the Draft MSCP Subarea Plan. At minimum, the person shall have a BS or BA in wildlife management, ecology, zoology, botany, biology, or other closely related field, and at least 2 years’ experience conducting field investigations in San Diego County. If undertaking surveys or activities (e.g., relocation, translocation) that could result in take of any federally listed species, the person shall possess appropriate Section 10(a)(1)(A) recovery permits and for any state-listed or state Species of Special Concern shall possess appropriate state permits/memoranda to conduct such surveys or activities. Qualifications shall be approved by the City.

The biological reconnaissance survey must include a habitat assessment of the proposed project site for Draft MSCP Subarea Plan Covered Species and suitable habitats during the appropriate field conditions and timing in accordance with protocols, as applicable. Documentation of the survey results shall be incorporated into a biological resources technical report and provided to the City, including whether the site contains any sensitive natural communities; an assessment of potential for U.S. Army Corps of Engineers, California Department of Fish and Wildlife, and/or Regional Water Quality Control Board jurisdictional aquatic resources of the United States/state; and the potential for any special-status species. Based on the results of the field surveys, the City will require the project proponent to modify the project design, as appropriate, prior to approval. The City shall also require that the project is adjusted, as necessary, to ensure the project implementation scheduling avoids and minimizes effects on biological resources while taking into consideration the degree of sensitivity of biological resources within the project area. Habitat types with a higher degree of sensitivity, such as rare/limited vegetation types (e.g., native grasslands, cactus scrub) and riparian/wetland features, shall be avoided to the maximum extent practicable as determined by the City in coordination with the Wildlife Agencies (i.e., U.S. Fish and Wildlife Service and California Department of Fish and Wildlife).

If the general biological reconnaissance survey determines there are no sensitive natural vegetation communities, no potentially jurisdictional aquatic resources, and no potential for special-status species occurrences, then no further California Environmental Quality Act (CEQA) documentation or mitigation measures would be required. If the results of the general biological reconnaissance survey determine there are biological resources that are not evaluated in City of Santee Land Use Element Update Biological Technical Report, then additional CEQA documentation would be required by the project applicant. If the general biological reconnaissance survey determines there are sensitive RESOLUTION NO. ____
35 natural vegetation communities, potential jurisdictional aquatic resources, and/or potential for special-status species that are evaluated in the City of Santee Land Use Element Update Biological Technical Report, , then the applicable mitigation measures outlined in MM-BIO-2 through MM-BIO-16 shall be implemented.

MM-BIO-2. Special-Status Plant-Focused Surveys and Mitigation. Prior to issuance of a grading permit involving undeveloped lands within the Project site, a habitat assessment for the potential for special-status plants to occur shall be conducted by a qualified biologist, as directed by MM-BIO-1. If there is suitable habitat for special-status plants, then a focused survey during the species’ appropriate blooming period shall be required. If potential habitat for San Diego Multiple Species Conservation Program (MSCP) Covered Species, including Narrow Endemic Species, occurs within any future project site, then the project shall comply with Section 5.5.6, Narrow Endemic Species Standards, and Section 5.5.8, Covered Plant Species Translocation and Restoration Conservation Standards, of the Draft Santee MSCP Subarea Plan, as outlined below.

If special-status plants are found during the focused survey, occupied areas shall be avoided to the greatest extent feasible and shall be fenced during project activities to avoid indirect impacts. On-site avoidance areas shall be conserved in place and would be dedicated to the Draft Santee MSCP Subarea Plan Managed Preserve with inperpetuity management. If avoidance is not possible, then additional measures shall be required as outlined below.

If impacts are proposed to occupied areas, habitat mitigation shall occur in accordance with the mitigation ratios included in Table 5-13 of the Draft Santee MSCP Subarea Plan and consistent with MM-BIO-15, and at a minimum 1:1 ratio (occupied acres preserved to occupied acres impacted), which can occur through on- or off-site preservation and/or transplanting. All preservation areas shall receive permanent protection through a conservation easement or other protective mechanism, as well as funding for long-term management and monitoring. To meet the 1:1 habitat mitigation ratio, it may be necessary to transplant individuals from the impact area to unoccupied areas within the Draft Santee MSCP Subarea Plan Managed Preserve. Prior to transplantation, a mitigation and monitoring plan shall be submitted to the City of Santee (City) (and appropriate resource agencies if listed species are proposed for transplanting) for review by a qualified biologist and approval prior to ground disturbance to occupied habitat. Upon approval, the plan shall be implemented by the applicant.

For all project activities that have the potential to impact any one of the Draft Santee MSCP Subarea Plan Narrow Endemic Species (i.e., San Diego ambrosia [Ambrosia pumil], San Diego thornmint [Acanthomintha ilicifolia], and variegated dudleya [Dudleya variegate]), the project shall be required to implement standards that require avoidance and minimization of impacts and species-specific mitigation measures for any remaining unavoidable impacts that will not exceed 20% loss of any individual subpopulation/occurrence, in accordance with Section 5.5.6 of the Draft Santee MSCP Subarea Plan. If the 80% conservation standard cannot be met for a given project, the project applicant may present a Biologically Superior Alternative and biological equivalency findings consistent with the guidelines described in Section 5.5.6 of the Draft RESOLUTION NO. ____
36 Santee MSCP Subarea Plan. The City shall obtain approval of the deviation from these standards from the Wildlife Agencies at the time of project-specific environmental review or other permitting process.

If a proposed project has occurrences/populations of Covered Species San Diego barrel cactus (Ferocactus viridescens), San Diego goldenstar (Bloomeria clevelandii), variegated dudleya, or willowy monardella (Monardella viminea), the project proponent shall be required to demonstrate that 80% of the occurrences/populations will be protected in perpetuity through protection and/or translocation/restoration within the Draft Santee MSCP Subarea Plan Managed Preserve lands. If translocation or restoration is required to meet this threshold, the project proponent shall complete a restoration plan as described below and in accordance with Section 7.3 of the Draft Santee MSCP Subarea Plan.

The mitigation and monitoring plan for the transplanted special-status plant(s) shall describe habitat improvement/restoration measures to be completed prior to introducing transplanted special-status plants. Habitat improvement/restoration shall be based on special-status plant occupied habitat. The plan shall specify: (1) the location of mitigation site(s); (2) site preparation measures such as topsoil treatment, soil decompaction, erosion control, temporary irrigation systems, or other measures as appropriate; (3) the source of all plant propagules (seed, potted nursery stock, etc.) and the quantity and species of seed or potted stock of all plants to be introduced or planted into the restoration/enhancement areas; (4) a schedule and action plan to maintain and monitor the enhancement/restoration areas that shall include, at minimum, qualitative annual monitoring for revegetation success and site degradation due to erosion, trespass, or animal damage for a period no less than 2 years; (5) measures to avoid long-term indirect effects; and (6) contingency measures such as replanting, weed control, or erosion control to be implemented if habitat improvement/
restoration efforts are not successful. In addition, the plan shall specify methods to collect special-status plants and introduce them into the mitigation site.

If federally or state-listed plants are impacted by any potential future development, federal and state Endangered Species Act permitting would have to be conducted separately by the applicant until the adoption and permitting of the Draft Santee MSCP Subarea Plan, which would transfer the take permitting authority for Covered Species to the City.

MM-BIO-3. Standard Best Management Practices. Prior to issuance of a grading or construction permit, the following best management practices (BMPs), when applicable, shall be included on grading and construction plans in accordance with Section 5.5.1.1 of the Draft Santee Multiple Species Conservation Plan (MSCP) Subarea Plan. The City of Santee (City) shall have the right to access and inspect any sites of approved projects, including any restoration/enhancement area for compliance with project approval conditions, including these BMPs.

Delineation of Environmentally Sensitive Areas
RESOLUTION NO. ____
37 • Prior to clearing, grubbing, grading, or construction activities, highly visible barriers (such as orange construction fencing, stakes, or flagging depending on the size of the project and the sensitivity and proximity of the biological resources) shall be installed around areas along the edge of the project footprint to designate environmentally sensitive areas to be protected from construction related activities. Environmentally sensitive areas to be avoided shall be identified as part of the environmental review process by a qualified biologist. No project activity of any type shall be permitted within these environmentally sensitive areas (with exceptions for planned biological restoration activities such as transplantation). In addition, heavy equipment, including motor vehicles, shall not be allowed to operate within the environmentally sensitive areas. All construction equipment shall be operated in a manner so as to prevent accidental damage to environmentally sensitive areas and associated barriers. No structure of any kind, equipment staging, incidental storage of equipment or supplies, or construction access roads shall be allowed within these protected zones. Silt fence barriers shall be installed, as appropriate, at the environmentally sensitive area boundary to prevent accidental deposition of fill material or sediment runoff into areas where vegetation or other sensitive features are adjacent to planned grading activities.

Construction footprints abutting the Draft Santee MSCP Subarea Plan Managed Preserve (Managed Preserve) shall be clearly defined with flagging and/or fencing and shall be removed upon completion of the project activities.

Restoration of Temporary Impacts
• Areas of natural habitat that are temporarily affected by project activities shall be restored to a condition that reflects the surrounding native vegetation characteristics and return these areas to pre-disturbance conditions, if not better, if the site is in degraded condition at the initiation of the project. Restoration plans shall be completed as part of the project design for review and approval by the City. Restoration plans shall include specific details for on-site and off-site restoration activities and shall document how the proposal provides offsets for the temporal loss (as described in Table 5-13, Uniform Mitigation Ratios, of the Draft Santee MSCP Subarea Plan), including success criteria (e.g., percent cover of specified plants) and the timeline for restoration. Restoration that does not meet the success criteria within 3 years shall be considered a permanent impact and shall be required to mitigate accordingly, consistent with MM-BIO-15.

Invasive Species Control
• Invasive exotic plant species shall be removed from the project work area and controlled during construction and operation periods. The use (i.e., planting, seeding, propagation, or transplantation) of known invasive plant species (i.e., plant species listed in California Invasive Plant Council’s California Invasive Plant Inventory) shall be prohibited for construction, revegetation, and landscaping activities. Project measures shall be included to ensure invasive plant material is not spread from the project site to other areas by disposal off site or by tracking seed on equipment, clothing, and shoes. Equipment/material imported from an area of invasive plants RESOLUTION NO. ____
38 must be identified and measures implemented to prevent importation and spreading of non-native plant material within the project site. Disposal of the plant debris shall follow the regulations set by the County of San Diego agriculture commissioner. All construction equipment shall be cleaned to remove dirt, seeds, vegetative material, or other debris that could contain or hold seeds of noxious weeds before entering and leaving the project site. Eradication strategies (i.e., exotic plant abatement programs) shall be employed should an invasion occur during construction. In addition, all planting stock to be brought onto the project site for landscaping shall be first inspected by a qualified pest inspector to ensure it is free of pest species (e.g., Argentine ants [Iridomyrmex humile] and fire ants [Solenopsis invicta]) that could invade natural areas.

Trash Control
• To avoid attracting predators of Covered Species and other sensitive species, the project site shall be kept clean of debris. All food-related trash items shall be enclosed in sealed containers and regularly removed from the site(s) daily.

On-Site Training and Construction Monitoring
• When in or near natural habitat areas, all personnel involved in the on-site project construction shall be required to participate in a pre-construction training and education program administered by the City to understand the avoidance and minimization obligations of the project.
• The City shall require that a qualified biologist monitor construction activities, as determined during the project-specific environmental review, for the duration of the project to ensure that measures are being employed to avoid incidental disturbance of habitat, species of concern, and other sensitive biological resources outside the project footprint.

Lighting
• Any temporary safety or security night lighting for project activities abutting or near the Managed Preserve shall be selectively placed, use the lowest light intensity practicable, be fully shielded to prevent spillover in Managed Preserve areas, and be directed away from all native vegetative communities.
• No new lighting shall be allowed in the Managed Preserve areas except where essential for roadways, facility use, and safety and security purposes. New light sources abutting or near the Managed Preserve shall be oriented downward, use the lowest light intensity, be pointed away from habitat areas to the extent practicable, and be fully shielded so that the lighting does not spillover into Managed Preserve areas and potentially impact wildlife and other ecosystem resources.

Stockpiling Topsoil
RESOLUTION NO. ____
39 • Topsoil stockpiles associated with project activities shall be placed only outside of Managed Preserve areas to minimize the damage to habitats. If fill or topsoil is imported into the Managed Preserve, the fill shall be clean and free of foreign debris and non-native plant material.

Stormwater and Water Quality Best Management Practices
• The City shall require project proponents to identify and implement structural and nonstructural BMPs to control sediment and nonstormwater discharges from project sites to protect water quality and minimize sedimentation/siltation effects off site.

Actions to prevent sediment from entering watercourses, aquatic areas, wetlands, and riparian areas during and after construction may include, but are not limited to, the following BMPs: sedimentation basins, silt fencing, fiber rolls and other erosion control blankets, gravel bag berms, sand bag barriers, tracking controls, stockpile management, dry season scheduling, proper material delivery and storage, solid waste management, concrete waste management, preservation of existing vegetation, temporary soil stabilization, dust and erosion control, soil binders, and straw mulch. No site personnel shall discard solid or liquid materials into jurisdictional water features, wetland or riparian areas, or any Managed Preserve lands. • In addition to temporary construction-related BMPs, permanent treatment BMPs shall be included in the project design as part of the upgrading and installation of storm drain system facilities and storm drain controls associated with a project. Permanent BMPs shall be implemented for the protection of water quality that are designed to meet Regional Water Quality Control Board (RWQCB) and National Pollutant Pollution Discharge Elimination System permit requirements and shall be included within the project footprint. The probable selection of permanent treatment BMPs includes infiltration devices (infiltration trenches), biofiltration swales, and biofiltration strips.

Infiltration trenches are basins or trenches that store runoff and allow it to infiltrate into the ground, thus preventing pollutants in the captured runoff from reaching surface waters. Biofiltration strips are vegetated land areas over which stormwater flows as sheet flow. Biofiltration swales are vegetated channels, typically configured as trapezoidal or v-shaped channels, that receive and convey stormwater flows while meeting water quality criteria and other flow criteria. Pollutants are removed by filtration through the vegetation, sedimentation, adsorption to soil particles, and infiltration through the soil. Strips and swales are effective at trapping litter, total suspended sediment, and particulate metals. Biofiltration strips and swales shall be required by the City where appropriate, with consideration toward wherever site conditions and climate allow vegetation to be established and where flow velocities will not cause scour. The intent of the BMPs implemented for the Covered Activities is to reduce pollutants in stormwater discharge to the maximum extent practicable.

Vehicle and Equipment Restrictions and Maintenance
• Equipment storage, fueling, and staging areas shall be located on upland sites with minimal risks of direct drainage into riparian areas, other sensitive habitats, and RESOLUTION NO. ____
40 jurisdictional waters of the United States/state. These designated areas shall be located in such a manner as to prevent any runoff from entering these sensitive habitats. Necessary precautions shall be taken to prevent the release of cement or other toxic substances into surface waters. Project-related spills of hazardous materials shall be reported to appropriate entities including, but not limited to, applicable jurisdictional City or County, U.S. Fish and Wildlife Service, U.S. Army Corps of Engineers, California Department of Fish and Wildlife, and/or RWQCB and shall be cleaned up immediately and contaminated soils removed to approved disposal areas.

MM-BIO-4. Avoidance/Minimization of Long-Term Indirect Impacts. Prior to issuance of a construction permit, the City of Santee shall ensure that future development plans and conditions of approval adhere to the following adjacency requirements to avoid and minimize potential indirect impacts to nearby Draft Santee MSCP Subarea Plan Managed Preserve (Managed Preserve) areas, including native species and vegetation communities:

Fuel Modification Zones: Any future development project implemented under the Proposed Project that is required to include fuel modification zones and is located adjacent to existing open space areas shall include the fuel modification zones within the project footprint thereby not encroaching on or resulting in impacts to existing open space areas.

Drainage: Future development within 300 feet of Managed Preserve areas shall incorporate measures, including measures required through the National Pollutant Discharge Elimination System requirements, to ensure that the quantity and quality of runoff discharged from a future project site is not altered in an adverse way when compared with existing conditions. In particular, measures shall be put in place to avoid discharge of untreated surface runoff from developed and paved areas into suitable habitat for special-status species. Stormwater systems shall be designed to prevent the release of toxins, chemicals, petroleum products, excess water, exotic plant materials, or other elements that might degrade or harm biological resources or ecosystem processes.

This can be accomplished using a variety of methods, including natural detention basins, grass swales, or mechanical trapping devices. Regular maintenance shall occur to ensure effective operations of runoff control systems.

Lighting: Night lighting from new development within 300 feet of Managed Preserve areas shall be fully shielded and directed downward and away from suitable habitat for special-status species to protect species from direct night lighting. Shielding shall be incorporated in project designs to ensure ambient lighting is not increased.

Noise: Project activities within 300 feet of Managed Preserve areas shall implement minimization and mitigation measures for unavoidable noise impacts that would be above 60 A-weighted decibels energy-equivalent sound level (dBA Leq) hourly (or for project noise impacts that would be measurably above ambient noise levels, if ambient noise levels are above 60 dBA Leq hourly) at the Managed Preserve, including incorporating noise reduction strategies in equipment, siting and site design, features, RESOLUTION NO. ____
41 timing, noise barriers, landscaping, and buffer separation Invasives: When approving landscape plans for future development, invasive, non-native plant species listed on the most recent California Invasive Plant Inventory (https://www.cal-ipc.org/plants/inventory/) with a rating of moderate or high shall not be included in landscaping. All landscape areas within 300 feet of Managed Preserve areas shall be planted and maintained with native species that reflect the nearby natural vegetation communities.

Barriers: New development shall incorporate fencing, barriers, or functional edge treatment and signage within parcels abutting Managed Preserve areas to minimize unauthorized public access, domestic animal predation, illegal trespass, or dumping. This requirement may be waived with written approval from the Wildlife Agencies.

MM-BIO-5. Western Spadefoot Survey and Mitigation. Prior to issuance of a grading permit on undeveloped areas within any future project sites, a habitat assessment for the potential for western spadefoot (Spea hammondii) breeding locations to occur shall be conducted by a qualified biologist, as directed by MM-BIO-1. If potentially suitable breeding habitat (e.g., vernal pools, ephemeral basins, seasonal depressions that hold water) is identified, the following measures shall be conducted in accordance with Section 5.5.9.2 of the Draft Santee Multiple Species Conservation Plan (MSCP) Subarea Plan:

At least six surveys, each survey consisting of both a daytime and nighttime component, must be conducted during the breeding season to ensure that spadefoot are not present within a site. If all six surveys are negative for spadefoot, then no further surveys are required. Surveys for spadefoot shall begin within 48 hours of the first significant rain (greater than or equal to 0.25 inches), as early as October or November, with peak breeding season typically occurring February through April. Surveys shall be completed by a qualified biologist in accordance within the methods described in Section

5.5.9.2 of the Draft Santee MSCP Subarea Plan.

If surveys determine presence of western spadefoot, then avoidance of pools occupied by western spadefoot shall occur to the maximum extent practicable. If avoidance is not practicable, compensatory mitigation of unavoidable impacts must include the following:
• No-net-loss of breeding habitat.
• Vernal pools and/or seasonal basins with western spadefoot shall be treated as vernal pools under the Draft Santee MSCP Subarea Plan, and the Vernal Pool Conservation Standards (see Section 5.5.7 of the Draft Santee MSCP Subarea Plan) shall apply, including preparation of a vernal pool enhancement/mitigation plan to be reviewed and approved by the City of Santee and Wildlife Agencies prior to any ground- disturbing activities. • A 2:1 mitigation ratio for impacts to western spadefoot; creation and/or RESOLUTION NO. ____
42 enhancement must offset at two times the total area of the pools, and upland habitat.
• A minimum 1:1 mitigation ratio for the number of pools supporting western spadefoot.

Mitigation shall be achieved through preservation of equivalent or greater quality spadefoot habitat on site and/or within an approved off-site mitigation site containing occupied upland habitat within the Draft Santee MSCP Subarea Plan Managed Preserve.

Permanent protection of pools and their watersheds shall occur through a legal instrument (i.e., conservation easement).

MM-BIO-6. Pre-Construction Survey for Special-Status Reptiles and Avoidance. Prior to issuance of a grading permit on undeveloped areas within any future project site, a qualified biologist shall conduct a habitat assessment for special-status reptiles, as directed by MM-BIO-1. If potentially suitable habitat is identified, then preconstruction clearance surveys for special-status reptiles shall be conducted by a qualified project biologist within 14 days of the initiation of ground disturbance or vegetation clearing within and adjacent to construction areas. The clearance surveys shall occur within suitable habitat for special-status reptiles (i.e., all undeveloped habitat with the exception of disturbed habitat). Surveys shall be appropriate for detecting potentially occurring species, such as special-status lizards and snakes. Surveys need not be conducted in all areas simultaneously, as long as they are conducted within 14 days of the initiation of ground disturbance or vegetation clearing in each area individually. If special-status reptile species are detected, appropriate buffers shall be established, as necessary and as appropriate for the species, unless it is not feasible to avoid the species.

If possible, non-listed special-status wildlife species may be captured and relocated to suitable habitat nearby where they are safe from construction activities. Surveys and relocation of these species may only be conducted by the qualified project biologist. • If non-listed special-status reptiles or small mammals are detected, they shall be moved out of harm’s way.
• The project biologist shall remain available at all times after initiation of ground disturbance or vegetation clearing, in case special-status wildlife species enter the construction area. If non-listed special-status species are detected in the construction area after initiation of ground disturbance or vegetation clearing, the qualified project biologist shall take measures to move the species, or encourage it to move, to a safe place away from construction activities.

The applicant shall mitigate the loss of occupied habitat for special-status reptiles in accordance with the ratios described in Table 5-13 of the Draft Santee Multiple Speces Conservation Program (MSCP) Subarea Plan and consistent with MM-BIO-15. Habitat mitigation shall occur through acquisition of an off-site undeveloped property and recordation of a conservation easement within the Upland Standards Areas or San Diego River Subunit, depending on the type of habitat being impacted, so that impacts will be mitigated in-kind. Acquired property would be included in the Draft Santee MSCP RESOLUTION NO. ____
43 Subarea Plan Managed Preserve and managed and monitored in perpetuity with funding for long-term management and monitoring.

MM-BIO-7. Burrowing Owl Survey and Mitigation. Prior to issuance of a grading permit on undeveloped areas within any future project sites, a habitat assessment for burrowing owl (Athene cunicularia) suitable habitat to occur shall be conducted by a qualified biologist as directed by MM-BIO-1. If there is suitable habitat for burrowing owl and the applicant would like to demonstrate that burrowing owl is absent, then a focused survey, as described in the 2012 California Department of Fish and Game Staff Report on Burrowing Owl Mitigation and that complies with Section 5.5.9.5 of the Draft Santee Multiple Species Conservation Program (MSCP) Subarea Plan shall be conducted by a qualified biologist. If presence of burrowing owl is known or assumed, the following measures shall be noted on the grading plan prior to grading permit issuance and required to be implemented by the applicant in suitable burrowing owl habitat.

Project activities will be restricted within occupied burrowing owl habitat during the breeding season (generally February 1 – August 31 but may vary with climatic conditions) until nesting is complete (i.e., the young have dispersed and are fledged, independently foraging, and no longer using the burrows or burrow complex; and/or adults are no longer nesting). If project activities cannot be avoided while burrowing owl are present on the project site at any time of year, no-disturbance buffers shall be implemented, as outlined below.

No more than 14 days prior to the initiation of project activities, a qualified biologist will conduct at least two surveys at least 7 days apart, with the final survey conducted no more than 48 hours prior to the initiation of project activities. A report of the survey results, including mapping of any occupied burrows (including natural or man-made), burrowing owls, or burrowing owl sign observed, shall be submitted to the City of Santee (City) for their review and approval prior to initiation of project activities. Pre-construction surveys will be required year-round to address potential impacts during both overwintering and nesting seasons.

Some project activities may be conducted when burrowing owls are present if appropriate no-disturbance buffers are established around occupied burrows or burrow complexes, paired with daily monitoring by a qualified biologist. A no-disturbance buffer is the area around a burrow or burrow complex inside which project activities are prohibited. Buffers will be established by a qualified biologist, consistent with guidance provided in the 2012 California Department of Fish and Wildlife (CDFW) Staff Report on Burrowing Owl Mitigation or the most recently CDFW-approved burrowing owl guidance document, if applicable. Appropriate buffer size will depend on the time of year, level of disturbance, and project-specific site conditions. Buffers around active nesting sites will be a minimum of 200 meters (656 feet) regardless of the time of year. Buffers around occupied overwintering burrows shall be a minimum of 50 meters (164 feet). The monitoring biologist shall have the authority to stop work if burrowing owl exhibit distress or abnormal behavior and shall consult with the plan coordinator to determine next steps (e.g., stop work or increase buffers).

RESOLUTION NO. ____
44 Where impacts to burrowing owl are unavoidable, the following measures shall be required:

If suitable but unoccupied burrows cannot be avoided, burrow exclusion may be appropriate. Burrow exclusion will only be allowed after the burrow has been determined by a qualified biologist to be inactive. No exclusions will be permitted during the nesting season when there is evidence of burrowing owl activity. Prior to the initiation of any burrow exclusions, a burrow exclusion plan will be submitted to the City, CDFW, and the U.S. Fish and Wildlife Service (USFWS) for review and approval.

Mitigation for impacts to occupied habitat will occur through the conservation of occupied burrowing owl habitat in the Draft Santee MSCP subarea Plan Managd project, at a ratio of no less than 1:1 for the territory of the burrowing owl. If occupied burrowing owl habitat is not available for mitigation within the Draft Santee MSCP Subarea Plan Managed Preserve, lands with potential to be occupied through appropriate restoration, management, and enhancement of burrowing owl nesting and foraging requirements may be considered. The land to be conserved shall be approved by the City and the Wildlife Agencies. The land to be conserved shall be secured by a legal instrument (e.g., conservation easement) to the satisfaction of the Wildlife Agencies to ensure the conservation of the property in perpetuity in advance of any aspects of the Covered Activity commencing. Perpetual funding will also be required for the conserved property to ensure management and monitoring of the site for burrowing owl.

In certain circumstances, impacted individuals may be relocated out of the impact area to a location with suitable habitat by a qualified biologist using methodologies consistent with steps outlined by the 2012 CDFW Staff Report on Burrowing Owl Mitigation or the most recent CDFW-approved burrowing owl guidance document, if applicable. A burrowing owl translocation plan shall accompany any request to relocate burrowing owls. The plan shall thoroughly describe the schedule, the techniques to be used, the suitability of the receiver site, and the experience of the biologists that will be employed. The plan shall be submitted to the City, CDFW, and USFWS for review and approval prior to any relocation. All evictions and/or translocations must occur outside of the breeding season.

MM-BIO-8. Pre-Construction Nesting Bird Survey. Prior to issuance of a grading permit on undeveloped areas within any future project site, a qualified biologist shall conduct a habitat assessment for nesting bird habitat as directed by MM-BIO-1. If potential nesting bird resources occur within the project site, then the project shall comply with Section 5.5.1.2, Nesting Bird Conservation Standards, of the Draft Santee Multiple Species Conservation Program Subarea Plan as outlined below.

Project activities within all potential nesting resource areas within the project site and areas within 500 feet of the project site containing suitable nesting resources should be avoided during the migratory bird nesting season (February 15-September 30) to avoid disturbance to most breeding birds or destruction of the nest or eggs.

If project activities (i.e., grading, tree removal, external construction involving RESOLUTION NO. ____
45 heavy equipment generating noise in excess of 60 A-weighted decibels energy equivalent level [dBA Leq] must occur during the bird nesting season, then a pre-project nesting bird survey shall occur within all potential nesting resource areas within the project site and areas containing suitable nesting resources within 500 feet of all impact areas. The avian nesting survey shall be performed within 14 days prior to the start of construction by a qualified wildlife biologist with experience conducting breeding bird surveys, and one more survey pass shall be conducted within 24 hours of initiation of construction activities in accordance with the Migratory Bird Treaty Act and California Fish and Game Code Sections 3503, 3503.5, and 3513. If construction activities are on hold for more than 30 days, then pre-construction surveys would need to be reinitiated.

If an active bird nest is found, the nest shall be flagged and mapped on the construction plans, along with an appropriate buffer established around the nest, which shall be determined by the biologist based on the species’ sensitivity to disturbance (typically 300 feet for passerines and 500 feet for raptors and special-status species), existing nearby conditions (e.g., natural habitat versus roads or existing noisy activities), existing buffering features (e.g., topography, tall and dense trees, buildings), legal status of species (i.e., listed versus non-listed), general sensitivities of the species (e.g., disturbance tolerant or urban versus not disturbance tolerant), and other variables.

Reductions in the nest buffer may be possible depending on site-specific factors (e.g., topography, screening vegetation, ambient noise levels, etc.), in coordination with the City of Santee (City) and the Wildlife Agencies (i.e. U.S. Fish and Wildlife Service and California Department of Fish and Wildlife). Construction noise levels shall not exceed 60 dBA Leq hourly within the 300-foot buffer zone unless authorized by the Wildlife Agencies.

The nest area and buffer zone shall be avoided until the nest is vacated and the juveniles have fledged or the nest fails. The status of the nest shall be monitored by a qualified biologist. A report shall be submitted to the City of Santee and Wildlife Agencies for review prior to discontinuing the noise limits and nest buffers. The nest buffer area shall be demarcated in the field with flagging and stakes or construction fencing. The project proponent personnel, including all contractors working onsite, are required to be instructed on the sensitivity of the area. No project activities shall encroach into established buffers without the consent of a monitoring biologist. The buffer shall remain in place until it is determined that the nestlings have fledged and the nest is no longer active. The project applicant will document the results of the recommended protective measures described above to demonstrate compliance with the City of Santee’s Habitat Loss and Incidental Take permit, if approved.

MM-BIO-9. Coastal California Gnatcatcher Survey and Mitigation. Prior to issuance of a grading permit on undeveloped areas within any future project site, a qualified biologist shall conduct a habitat assessment for coastal California gnatcatcher (Polioptila californica californica) as directed by MM-BIO-1. If there is suitable habitat for coastal California gnatcatcher present, a focused protocol-level survey shall be conducted by a permitted biologist (i.e., possessing a valid Endangered Species Act Section 10(a)(1)(a) Recovery Permit), using the most recent U.S. Fish and Wildlife Service (USFWS) protocol for the species, which is currently the 1997 Coastal California Gnatcatcher Presence/Absence Survey Guidelines. If presence of coastal California gnatcatcher is known or assumed to occur on the project site, the following measures RESOLUTION NO. ____
46 shall be noted on the grading plan prior to grading permit issuance and required to be implemented by the applicant:

If habitat is occupied by coastal California gnatcatcher, no clearing, grubbing, grading, or other construction activities shall occur during the coastal California gnatcatcher breeding season (March 1 to August 15), if feasible. If construction activities cannot be completed outside coastal California gnatcatcher breeding season, then a preconstruction survey shall be conducted in all areas of suitable habitat, by a qualified biologist (possessing a valid Endangered Species Act Section 10(a)(1)(a) Recovery Permit). If coastal California gnatcatchers are found during pre-construction surveys, a 500-foot buffer will be required around the nest site. Additionally, prior to issuance of a grading permit on undeveloped sites with confirmed presence of coastal California gnatcatcher, a take permit from the USFWS would be required and measures may be refined with future input from the USFWS until the adoption and permitting of the Draft Santee Multiple Species Conservation Program (MSCP) Subarea Plan, which would transfer the take permitting authority of Covered Species to the City of Santee.

If impacts are proposed within coastal California gnatcatcher-occupied areas, occupied habitat for the species must be mitigated in accordance with the mitigation ratios established for coastal sage scrub included in Table 5-13 of the Draft Santee MSCP Subarea Plan and consistent with MM-BIO-15. Habitat mitigation shall occur through acquisition of an off-site undeveloped property and recordation of a conservation easement within the Upland Standards Areas or San Diego River Subunit depending on the type of habitat being impacted so that impacts will be mitigated in-kind. Acquired property would be included in the Santee MSCP Subarea Plan Managed Preserve and managed and monitored in perpetuity with funding for long-term management and monitoring,
MM-BIO-10. Least Bell’s Vireo Survey and Mitigation. Prior to issuance of a grading permit on undeveloped areas within any future project site, a qualified biologist shall conduct a habitat assessment for least Bell’s vireo (Vireo bellii pusillus) as directed by MM-BIO-1. If the qualified biologist determines there is potentially suitable nesting or foraging habitat for least Bell’s vireo within a future project site, focused protocol surveys shall be completed for this species prior to initiation of construction-related activities to determine the presence/absence and any potential project effects to this species. Surveys for least Bell’s vireo shall be conducted according to the U.S. Fish and Wildlife Service (USFWS) 2001 Least Bell’s Survey Guidelines or a currently accepted protocol. If potential habitat for least Bell’s vireo occurs within any future project site, then the project shall comply with Section 5.5.9.4, Least Bell’s Vireo Conservation Standards, of the Draft Santee Multiple Species Conservation Program (MSCP) Subarea Plan (City of Santee 2025) as outlined below.

All vegetation clearing activities within or near (within a 300-foot buffer) to occupied habitat shall take place outside of the vireo breeding season (March 15 - September 30).

If proposed project activities (other than vegetation clearing) cannot completely occur outside the vireo breeding season, pre-construction surveys for occupied territory areas shall be conducted by a qualified biologist no more than 7 days prior to the initiation of RESOLUTION NO. ____
47 construction. If occupied habitat is found, work may proceed provided that project activities would be located at least 300 feet from the closest edge of least Bell’s vireo territory use areas and project-related noise levels would not exceed 60 A-weighted decibels energy equivalent level (dBA Leq) hourly at the edge of the territory use area.

However, the City of Santee (City) may reduce these buffer widths depending on projector site-specific conditions (e.g., relatively quiet proposed project activities involving hand tools) or the existing ambient level of noise at the edge of the territory use area. If project activities must take place within the recommended buffer widths above, the project applicant shall contact the City to determine the appropriate buffer based on the requirement of no measurable project-caused increase in effective noise over ambient levels within a territory use area (e.g., if existing ambient noise levels are 65 dBA Leq hourly within the portion of the territory use area closest to proposed project, then the project would be limited to maximum measured noise levels of 65 dBA Leq hourly at the territory use area edge closest to the project). Project activity noise levels shall be monitored, and monitoring reports shall be provided to the City. Proposed noise levels in excess of this threshold shall require written concurrence from the Wildlife Agencies (i.e.

USFWS and California Department of Fish and Wildlife (CDFW)) and may require additional minimization/mitigation measures. Noise attenuation measures or alternate construction operations may be used to reduce noise levels below 60 dBA Leq hourly within territory areas. If noise levels still exceed 60 dBA Leq hourly within the territory use areas and/or a no-construction buffer cannot be maintained, construction shall be deferred in that area until after the completion of the nest cycle (i.e., nestlings have fledged, or if a nest has failed there is no further indication of breeding activity).

If the surveys conclude that least Bell’s vireo are absent from the project site, unavoidable impacts to unoccupied suitable riparian habitat shall be compensated in accordance with the ratios described in Table 5-13 of the Draft Santee MSCP Subarea Plan and consistent with MM-BIO-15. Habitat mitigation shall occur through acquisition of an off-site undeveloped property and recordation of a conservation easement within the Upland Standards Areas or San Diego River Subunit, depending on the type of habitat being impacted so that impacts will be mitigated in-kind. Acquired property would be included in the Draft Santee MSCP Subarea Plan Managed Preserve and managed and monitored in perpetuity with funding for long-term management and monitoring.

If 100% avoidance of occupied habitat is not feasible, and the Draft Santee MSCP Subarea Plan has not been approved, consultation with USFWS and CDFW shall be initiated prior to implementation of any activities that may impact occupied habitat, directly or indirectly. Authorization for removal of occupied critical habitat shall be obtained from USFWS through the Endangered Species Act Incidental Take Permit (ITP) Section 7 or Section 10 process and from CDFW through California Endangered Species Act ITP Sections 2081(b) and (c) prior to initiating activities in occupied areas. Any conditions required by the ITP process may supersede mitigation measures provided in this document. Adoption of the Draft Santee MSCP Subarea Plan would transfer the take permitting authority for Covered Species to the City, and ITPs from USFWS and CDFW would not be needed.

MM-BIO-11. Roosting Bat Avoidance and Mitigation. Prior to issuance of a RESOLUTION NO. ____
48 grading permit on undeveloped areas within any future project site, a qualified biologist shall conduct a habitat assessment for suitable bat roosting habitat as directed by MMBIO-1. If potentially suitable roosting habitat is identified and if construction occurs during the native bat breeding season (April 1 through August 31) then a preconstruction survey for bat roosts shall be conducted no earlier than 30 days prior to the commencement of construction activities. The pre-construction survey shall be conducted by a qualified biologist to determine if active roosts of bats are present on or within 300 feet of the project disturbance boundaries. Should an active colonial maternity roost (does not include tree roosts expected to only be occupied by a single or few bats) be identified (in California, the breeding season of native bat species is generally from April 1 through August 31), the colonial roost shall not be disturbed and construction within 300 feet shall be postponed or halted, until the roost is vacated, and juveniles have left. Surveys shall include rocky outcrops, caves, structures, and large trees (particularly trees 12 inches in diameter or greater at 4.5 feet above grade with cavities).

If non-breeding bat hibernacula are found in areas scheduled to be removed within the grading footprint, the individuals shall be safely evicted, under the direction of a qualified bat biologist, by opening the roosting area to allow airflow through the cavity or other means determined appropriate by the bat biologist (e.g., installation of one-way doors). In situations requiring one-way doors, a minimum of 1 week shall pass after doors are installed and temperatures should be sufficiently warm for bats to exit the roost because bats do not typically leave their roost daily during winter months in southern California. This action should allow all bats to leave during the course of 1 week. Roosts that need to be removed in situations where the use of one-way doors is not necessary in the judgment of the qualified bat biologist shall first be disturbed by various means at the direction of the qualified bat biologist at dusk to allow bats to escape during the darker hours, and the roost removed or the grading shall occur the next day (i.e., there shall be no less or more than one night between initial disturbance and the grading or roost removal). These actions should allow bats to leave during nighttime hours, thus increasing their chance of finding new roosts with a minimum of potential predation during daylight.

The applicant shall mitigate the loss of occupied bat roosting habitat (e.g. riparian trees) in accordance with the ratios described in Table 5-13 of the Draft Santee MSCP Subarea Plan (City of Santee 2025) and consistent with MM-BIO-15. Habitat mitigation shall occur through acquisition of an off-site undeveloped property and recordation of a conservation easement within the Upland Standards Areas or San Diego River Subunit depending on the type of habitat being impacted so that impacts will be mitigated in-kind.

Acquired property would be included in the Draft Santee MSCP Subarea Plan Managed Preserve and managed and monitored in perpetuity with funding for long-term management and monitoring.

MM-BIO-12. Woodrat Nest Avoidance and Mitigation. Prior to issuance of a grading permit on undeveloped areas within any future project site, a qualified biologist shall conduct a habitat assessment for San Diego desert woodrat (Neotoma lepida intermedia) nests as directed by MM-BIO-1. If potentially suitable habitat is identified, then pre-construction surveys for San Diego desert woodrat nests that may be occupied RESOLUTION NO. ____
49 by San Diego desert woodrat shall be flagged, and ground disturbing activities shall be avoided within a minimum of 10 feet surrounding each active nest unless otherwise authorized by the City of Santee (City). If avoidance is not possible, the proponent shall take the following sequential steps: (1) all understory vegetation will be cleared in the area immediately surrounding active nests excluding an escape route to nearby habitat followed by a period of 1 night without further disturbance to allow woodrats to vacate the nest, (2) each occupied nest will then be disturbed by a qualified wildlife biologist until all woodrats leave the nest and seek refuge off-site, and (3) a majority of the nest sticks shall be removed from the project site and piled at the base of a nearby rock or downed tree, or shrub. Relocated nest material shall not be spaced closer than 100 feet apart, unless a qualified wildlife biologist has determined that a specific habitat can support a higher density of nests. The proponent shall document all woodrat nests moved in weekly monitoring reports and shall include a written summary in each annual report to the City.

The resumes of the qualified biologists shall be provided to the Cityfor concurrence.

The applicant shall mitigate the loss of occupied habitat for San Diego desert woodrat in accordance with the ratios described in Table 5-13 of the Draft Santee Multiple Species Conservation Program (MSCP)and consistent with MM-BIO-15. Habitat mitigation shall occur through acquisition of an off-site undeveloped property and recordation of a conservation easement within the Upland Standards Areas or San Diego River Subunit, depending on the type of habitat being impacted so that impacts will be mitigated in kind. Acquired property would be included in the Draft Santee MSCP Subarea Plan Managed Preserve and managed and monitored in perpetuity with funding for longterm management and monitoring.

MM-BIO-13 Crotch’s Bumble Bee Survey and Mitigation. Prior to issuance of a grading permit on undeveloped areas within any future project site, a qualified biologist shall conduct a habitat assessment for Crotch’s bumble bee (Bombus crotchii) as directed by MM-BIO-1. If potential habitat for Crotch’s bumble bee occurs within any future project site, then the project shall comply with Section 5.5.9.6, Crotch’s Bumble Bee Conservation Standards, of the Draft Santee Multiple Species Conservation Program (MSCP) Subarea Planas outlined below.

If potentially suitable habitat is identified during the reconnaissance survey required by MM-BIO-1, focused surveys for Crotch’s bumble bee shall be conducted by a qualified biologist with expertise in surveying for bumble bees. A proposed survey protocol based on the recommendations described in the Survey Considerations for California Endangered Species Act Candidate Bumble Bee Species, released by the California Department of Fish and Wildlife (CDFW) on June 6, 2023, or the most current version shall be submitted to the Wildlife Agencies for review and approval on a projectand site-specific basis. Survey results will be provided to the Wildlife Agencies (i.e. U.S.

Fish and Wildlife and[CDFW]) for review and are valid for 1 year. If survey results are negative, then no additional measures are required if project activities commence within one year of the survey.

If survey results are positive (or focused surveys are not completed and Crotch’s bumble bee is assumed to be present based on the habitat assessment) and project RESOLUTION NO. ____
50 impacts will occur during the Colony Active Period (April 1 through August 31), then preconstruction surveys for active bee nest colonies shall be required no more than 5 days prior to any ground-disturbing activities. If a Crotch’s bumble bee nest is detected, the project biologist will establish, monitor, and maintain a no-work buffer around the nest.

The size and configuration of the no-work buffer will be based on best professional judgement of the project biologist in consultation with the Wildlife Agencies. The buffer will provide at least 50 feet of clearance around nest entrances. Project activities will not occur within the no-work buffer until the colony is no longer active. To determine that a nest is no longer active, the nest will be observed for a minimum of 60 minutes each day across a minimum of 3 days during suitable flight weather (i.e., ambient air temperature between 60 and 90 degrees Fahrenheit, winds under 10 mph, and no precipitation higher than a drizzling rain). If no bees are seen flying in or out of the nest by the end of the observation period it will be determined that the nest is no longer active. If project activities occur outside of the colony active period, then pre- construction surveys for active bee nest colonies are not required.

A written survey report shall be submitted to the City of Santee and CDFW within 30 days following completion of the focused surveys. The report shall include survey methods, weather conditions, and survey results, including a detailed habitat assessment, floral resources blooming and percent cover, bumble bee species observed, floral species bumble bees were observed visiting, nesting and overwintering habitat surveyed, and a figure showing the locations of any Crotch’s bumble bee nest sites or individuals observed. The survey report shall include the qualifications/resumes of the surveyor(s) and approved taxonomist(s) for identification of photo vouchers. If Crotch’s bumble bee nests or individuals are observed, the location information shall be submitted to the California Natural Diversity Database at the time of, or prior to, submittal of the survey report. In addition, if avoidance of take is not feasible, the applicant shall consult with CDFW to determine if take authorization is required.

If required, mitigation for direct impacts to Crotch’s bumble bee shall be fulfilled through compensatory mitigation in accordance with the ratios described in Table 5-13 of the Draft Santee MSCP Subarea Plan and consistent with MM-BIO-15. Habitat mitigation shall occur through acquisition of an off-site undeveloped property and recordation of a conservation easement within the Upland Standards Areas or San Diego River Subunit depending on the type of habitat being impacted so that impacts will be mitigated in kind.

Acquired property would be included in the Santee MSCP Subarea Plan Managed Preserve and managed and monitored in perpetuity with funding for long-term management and monitoring. If required by the permitting process (i.e. Santee MSCP Subarea Plan has not been approved), additional mitigation may be required through offsite conservation or through a CDFW-approved mitigation bank. Adoption of the Draft Santee MSCP Subarea Plan would transfer the take permitting authority of Covered Species to the City of Santee and incidental take permits from USFWS and CDFW would not be needed.

MM-BIO-14. Quino Checkerspot Butterfly Survey and Mitigation. Prior to issuance of a grading permit on undeveloped areas within any future project site, a qualified biologist shall conduct a habitat assessment for Quino checkerspot butterfly RESOLUTION NO. ____
51 (Euphydryas editha quino) as directed by MM-BIO-1. If potentially suitable habitat is identified then focused surveys for Quino checkerspot butterfly, conducted at the height of the flight season, shall occur in all suitable habitat areas. Surveys will be conducted by a qualified biologist holding a USFWS recovery permit for this species. The surveys will follow the USFWS survey guidelines (USFWS 2014) regarding timing, weather conditions, and survey coverage.

If the surveys conclude that Quino checkerspot butter are absent from the project site, unavoidable impacts to unoccupied suitable habitat shall be compensated in accordance with the ratios described in Table 5-13 of the Draft Santee MSCP Subarea Plan (City of Santee 2025) and consistent with MM-BIO-15. Habitat mitigation shall occur through acquisition of an off-site undeveloped property and recordation of a conservation easement within the Upland Standards Areas or San Diego River Subunit, depending on the type of habitat being impacted so that impacts will be mitigated in-kind. Acquired property would be included in the Draft Santee MSCP Subarea Plan Managed Preserve and managed and monitored in perpetuity with funding for long-term management and monitoring.

If the results of the survey are positive, no clearing, grubbing, or grading within or nearby (within a 300-foot buffer) suitable occupied habitat shall be permitted during butterfly flight season (third week in February through second Saturday in May). Areas restricted from such activities shall be staked or fenced under the supervision of a qualified biologist. However, the USFWS and CDFW may reduce these buffer widths depending on project or site-specific conditions (e.g., relatively quiet proposed Project activities involving hand tools or suitable habitat adjacent to existing development) and may require additional minimization/mitigation measures.

If 100% avoidance of occupied habitat is not feasible, and the Draft Santee MSCP Subarea Plan has not been approved, consultation with USFWS and CDFW shall be initiated prior to implementation of any activities that may impact occupied habitat, directly or indirectly. Authorization for removal of occupied habitat shall be obtained from USFWS through the Endangered Species Act Incidental Take Permit (ITP) Section 7 or 10 process and from CDFW through California Endangered Species Act ITP Sections 2081(b) and (c) prior to initiating activities in occupied areas. Any conditions required by the ITP process may supersede mitigation measures provided in this document. Adoption of the Santee MSCP Subarea Plan would transfer the take permitting authority of Covered Species to the City of Santee and incidental take permits from USFWS and CDFW would not be needed.

MM-BIO-15 Sensitive Vegetation Communities. Prior to issuance of a grading permit on undeveloped sites within the Project site, a qualified biologist shall conduct vegetation mapping within the proposed project site as directed by MM-BIO-1. The qualified biologist will determine if there is a sensitive natural community present on site per the Draft Santee Multiple Species Conservation Program (MSCP) Subarea Plan. If there is a sensitive natural community on site, and the community cannot be avoided, the impact must be mitigated in accordance with the mitigation ratios in Table 5-13 of the Draft Santee MSCP Subarea Plan.As directed by Section 5.5.2 of the Draft Santee MSCP RESOLUTION NO. ____
52 Subarea Plan, mitigation shall occur through acquisition of an off-site undeveloped property and recordation of a conservation easement within the Upland Standards Areas or San Diego River Subunit depending on the type of habitat being impacted so that impacts will be mitigated in kind. Acquired property would be included in the Draft Santee MSCP Subarea Plan Managed Preserve and managed and monitored in perpetuity with funding for long-term management and monitoring.

MM-BIO-16 Jurisdictional Aquatic Resources Avoidance and Mitigation.

Prior to issuance of a grading permit on undeveloped land within the project site, a qualified biologist shall assess the site to determine if there is potential for U.S. Army Corps of Engineers (USACE-), California Department of Fish and Wildlife (CDFW-), and Regional Water Quality Control Board (RWQCB-) jurisdictional aquatic resources of the United States/state on the project site as directed by MM-BIO-1. If there is potential for these resources to occur, a formal delineation of these resources shall be conducted in accordance with each agency’s requirements, guidance, and standards prior to issuance of a grading permit. Project grading plans shall identify and the applicant shall implement the following jurisdictional aquatic resource measures prior to the issuance of a grading permit. Additionally, if jurisdictional aquatic resources occur within any future project site, then the project shall comply with Section 5.5.5, Aquatic Wetlands and Riparian Protection Standards, of the Draft Santee Multiple Species Conservation Program (MSCP) Subarea Plan, which would require review and approval of the mitigation program for impacts to jurisdictional aquatic resources.

If avoidance of impacts to jurisdictional aquatic resource areas is not practicable, then the project applicant shall obtain the applicable permits to impact these resources, such as a 404 permit from USACE, a Streambed Alteration Agreement from CDFW, and a 401 Water Quality Certification/Waste Discharge Requirement from the RWQCB. Final mitigation requirements for the impact shall be established by these agencies, and a final wetlands/waters mitigation plan shall be prepared prior to issuance of a grading permit.

However, at a minimum, the following requirements shall be met:

As directed by Section 401 of the Clean Water Act, there shall be no net loss of wetlands. Therefore, mitigation for permanent impacts to jurisdictional aquatic resources shall occur in accordance with the mitigation ratios established for wetland vegetation communities included in Table 5-13 of the Draft Santee MSCP Subarea Plan. A jurisdictional aquatic resource mitigation and monitoring plan shall be prepared that outlines the compensatory mitigation in coordination with the USACE, CDFW, and RWQCB that outlines the compensatory mitigation. Mitigation shall include creation, enhancement, and/or restoration, and will be either completed on site or off site through acquisition of an off-site undeveloped property and recordation of a conservation easement within the Upland Standards Areas or San Diego River Subunit depending on the type of habitat being impacted so that impacts will be mitigated in kind. Acquired property would be included in the Draft Santee MSCP Subarea Plan Managed Preserve and managed and monitored in perpetuity with funding for long-term management and monitoring. The mitigation program shall be designed to replace the functions and values of the jurisdictional resources impacted, with requirements to achieve specific success criteria. The mitigation areas shall be designed to have similar vegetative characteristics RESOLUTION NO. ____
53 (excluding exotic species) similar to those of the affected areas. If creation is provided, the site shall be designed to emulate the density and structure of the affected areas once the establishment areas have met the mitigation success criteria.

All temporary impacts to jurisdictional aquatic resources shall be restored in place to pre-project conditions, or impacts shall be considered permanent and mitigated accordingly. Mitigation for temporary impacts to jurisdictional aquatic resources shall occur in accordance with the mitigation ratios established for wetland vegetation communities included in Table 5-13 of the Draft Santee MSCP Subarea Plan and consistent with MM-BIO-15. Habitat mitigation shall occur through acquisition of an offsite undeveloped property and recordation of a conservation easement within the Upland Standards Areas or San Diego River Subunit depending on the type of habitat being impacted so that impacts will be mitigated in kind. Acquired property would be included in the Santee MSCP Subarea Plan Managed Preserve and managed and monitored in perpetuity with funding for long-term management and monitoring.

Additionally, if a jurisdictional aquatic resource of the United States and/or State is avoided by the project, the grading and construction plans shall identify the resource and the resource will be fenced off prior to the issuance of a grading or construction permit. If on-site avoidance occurs, it shall be verified prior to the issuance of a construction permit that non-native plant species listed on the most recent California Invasive Plant Council inventory (https://www.cal-ipc.org/plants/inventory/) with a rating of moderate or high shall not be included in landscaping.

MM-BIO-17 Tree Replacement, Encroachment, and Preservation. Prior to approval of grading plans and issuance of a grading permit, construction plans, conditions of approval, and a future Project’s Landscape Plan shall include the following to address tree removal, encroachment into protected zone, and retained trees:
• Replacement: If a proposed site plan requires removal of City of Santee Ordinance trees, tree replacement shall occur at a 1:1 mitigation ratio with 15-gallon trees and be included in the Project’s Landscape Plan, which shall also include recommendations for long-term maintenance and care for regulated trees that will be retained on site.
• Encroachment into Protected Zone and Retained Trees: If a future Project would encroach upon or preserve City of Santee Ordinance trees then tree protection measures shall be provided in an arborist report designed to mitigate impacts from construction encroachment into the protected zone of the preserved and/or encroached upon trees. The tree protection measures shall be consistent with best management practices for tree protection on construction sites and would help minimize impacts to preserved and encroached trees. These measures shall be implemented prior to, during, and following construction. This includes measures such as exclusion fencing and worker training to avoid direct impacts to trees, and measures such as irrigation and monthly inspections by a certified arborist to promote the long-term health of retained trees.

RESOLUTION NO. ____
54 2. Riparian Habitat
Threshold 4.3-2: Would the Project have a substantial adverse effect on riparian habitat or other sensitive natural communities identified in local or regional plans, policies, regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?
Finding: Less than significant with mitigation incorporated. (Draft PEIR, pp.

4.3-17.) Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effect as identified in the EIR. (State CEQA Guidelines, section 15091(a)(1).)
Explanation:

The existing vegetation mapping data includes six vegetation communities and/or land cover types within the Project. Of that total, there are four vegetation communities (southern cottonwood–willow riparian forest, tamarisk scrub, Diegan coastal sage scrub, and non-native grassland) considered sensitive natural communities by the Draft Santee MSCP Subarea Plan (City of Santee 2025). Therefore, impacts to these four vegetation communities would be significant under CEQA. It should be noted that the vegetation communities listed in Section 4.3.1 of the PEIR are mapped at a landscape level, and there is potential for vegetation communities that were not captured by the existing vegetation mapping data to occur within the Project parcels. Therefore, Project-specific vegetation mapping would be required to determine the specific alliances within all future project sites, as directed by MM-BIO-1. If potential future development within the Project occurs within a sensitive natural community or riparian habitat, impacts would be reduced to less than significant through implementation of MM-BIO-15, which would require mitigation for impacts to sensitive natural vegetation communities at the ratios described in Table 5-13, Uniform Mitigation Ratios, of the Draft Santee MSCP Subarea Plan (City of Santee 2025).

Indirect impacts to sensitive natural communities or riparian habitat within the Project parcels would be avoided through implementation of MM-BIO-3, which would minimize the potential effects of construction-related impacts by requiring delineation of environmentally sensitive areas, restoration of temporary impacts, invasive species control, trash control, on-site training of construction personnel, shielded lighting, stockpiling restrictions, erosion and sedimentation control measures, and vehicle maintenance restrictions. Long-term indirect effects to natural communities or riparian habitat would be mitigated to less-thansignificant levels through compliance with MM-BIO-4, which includes measures that would prevent indirect effects associated with drainage, invasive species, and barriers.

MM-BIO-15. Sensitive Vegetation Communities. Prior to issuance of a grading permit on undeveloped sites within the Project, a qualified biologist shall conduct vegetation mapping within the proposed project site as directed by MM-BIO-1. The qualified biologist will determine if there is a sensitive natural community per the Draft Santee MSCP Subarea Plan (City of Santee 2025) present on site. If there is a sensitive natural community on site, and the community cannot be avoided, the impact must be RESOLUTION NO. ____
55 mitigated in accordance with the mitigation ratios in Table 5-13 of the Draft Santee MSCP Subarea Plan (City of Santee 2025). As directed by Section 5.5.2 of the Draft Santee MSCP Subarea Plan (City of Santee 2025), mitigation shall occur through acquisition of an off-site undeveloped property and recordation of a conservation easement within the Upland Standards Areas or San Diego River Subunit depending on the type of habitat being impacted so that impacts will be mitigated in-kind. Acquired property would be included in the Santee MSCP Subarea Plan Managed Preserve and managed and monitored in perpetuity with funding for long-term management and monitoring.

3. Wetlands
Threshold 4.3-3: Would the project have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? Finding: Less than significant with mitigation incorporated. (Draft PEIR, pp.

4.3-17 – 4.3-18.) Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effect as identified in the EIR. (State CEQA Guidelines, section 15091(a)(1).) Explanation:

Because the majority of the Project parcels occur within the City’s Developed and Disturbed Areas as described in Section 4.3.2.2 of the Draft Santee MSCP Subarea Plan, potential future development is not anticipated to result in impacts to state or federal wetlands (i.e., jurisdictional aquatic resources). Although a formal jurisdictional delineation was not conducted, a preliminary assessment providing an overview of the potential jurisdictional resources within the Project parcels is shown on Figure 4.3-4 of the PEIR. All of the potential jurisdictional aquatic resources are potentially regulated by USACE under Section 404 of the CWA, RWQCB under Section 401 of the CWA and Porter–Cologne Act, and CDFW under Section 1600-1616 of the California Fish and Game Code. Therefore, verification of jurisdictional aquatic resources within all potential future development sites would be conducted as directed by MM-BIO-1. If there is potential for these resources to occur, a formal delineation of these resources shall be conducted in accordance with each agency’s requirements, guidance, and standards, as directed by MM- BIO-16. Potential direct impacts to state and/or federally regulated jurisdictional aquatic resources, would be reduced to less than significant through MMBIO-16 and MM-BIO-15, which would require mitigation for impacts to sensitive natural vegetation communities at the ratios described in Table 5-13, Uniform Mitigation Ratios, of the Draft Santee MSCP Subarea Plan.

Indirect impacts to jurisdictional aquatic resources within the Project parcels would be avoided through implementation of MM-BIO-3, which would minimize the potential effects of construction-related impacts by requiring delineation of environmentally sensitive areas, restoration of temporary impacts, invasive species control, trash control, on-site training of construction personnel, shielded lighting, stockpiling restrictions, erosion and sedimentation control measures, and vehicle maintenance restrictions. Long-term indirect RESOLUTION NO. ____
56 effects to natural communities or riparian habitat would be mitigated to less-than-significant levels through compliance with MM-BIO-4, which includes measures that would prevent indirect effects associated with drainage, invasive species, and barriers.

MM-BIO-16. Jurisdictional Aquatic Resources Avoidance and Mitigation.

Prior to issuance of a grading permit on undeveloped land within the project site, a qualified biologist shall assess the site to determine if there is potential for U.S. Army Corps of Engineers (USACE-), California Department of Fish and Wildlife (CDFW-), and Regional Water Quality Control Board (RWQCB-) jurisdictional aquatic resources of the United States/state on the project site as directed by MM-BIO-1. If there is potential for these resources to occur, a formal delineation of these resources shall be conducted in accordance with each agency’s requirements, guidance, and standards prior to issuance of a grading permit. Project grading plans shall identify and the applicant shall implement the following jurisdictional aquatic resource measures prior to the issuance of a grading permit. Additionally, if jurisdictional aquatic resources occur within any future project site, then the project shall comply with Section 5.5.5, Aquatic Wetlands and Riparian Protection Standards, of the Draft Santee MSCP Subarea Plan (City of Santee 2025), which would require review and approval of the mitigation program for impacts to jurisdictional aquatic resources.

If avoidance of impacts to jurisdictional aquatic resource areas is not practicable, then the project applicant shall obtain the applicable permits to impact these resources, such as a 404 permit from USACE, a Streambed Alteration Agreement from CDFW, and a 401 Water Quality Certification/Waste Discharge Requirement from the RWQCB. Final mitigation requirements for the impact shall be established by these agencies, and a final wetlands/waters mitigation plan shall be prepared prior to issuance of a grading permit.

However, at a minimum, the following requirements shall be met:

As directed by Section 401 of the Clean Water Act and Section 5.5.5 of the Draft Santee MSCP Subarea Plan (City of Santee 2025), there shall be no net loss of wetlands.

Therefore, mitigation for permanent impacts to jurisdictional aquatic resources shall occur in accordance with the mitigation ratios established for wetland vegetation communities included in Table 5-13 of the Draft Santee MSCP Subarea Plan (City of Santee 2025). A jurisdictional aquatic resource mitigation and monitoring plan shall be prepared that outlines the compensatory mitigation in coordination with the USACE, CDFW, and RWQCB. Mitigation shall include creation, enhancement, and/or restoration, and will be either completed on site or off site through acquisition of an off-site undeveloped property and recordation of a conservation easement within the Upland Standards Areas or San Diego River Subunit depending on the type of habitat being impacted so that impacts will be mitigated in-kind. Acquired property would be included in the Santee MSCP Subarea Plan Managed Preserve and managed and monitored in perpetuity with funding for longterm management and monitoring. The mitigation program shall be designed to replace the functions and values of the jurisdictional resources impacted, with requirements to achieve specific success criteria. The mitigation areas shall be designed to have similar vegetative characteristics (excluding exotic species) to those of the affected areas. If creation is provided, the site shall be designed to emulate the density and structure of the affected areas once the establishment areas have met the mitigation success criteria.

RESOLUTION NO. ____
57 All temporary impacts to jurisdictional aquatic resources shall be restored in-place to pre-project conditions or impacts shall be considered permanent and mitigated accordingly. Mitigation for temporary impacts to jurisdictional aquatic resources shall occur in accordance with the mitigation ratios established for wetland vegetation communities included in Table 5-13 of the Draft Santee MSCP Subarea Plan (City of Santee 2025) and consistent with MM-BIO-15. Habitat mitigation shall occur through acquisition of an off-site undeveloped property and recordation of a conservation easement within the Upland Standards Areas or San Diego River Subunit depending on the type of habitat being impacted so that impacts will be mitigated in-kind. Acquired property would be included in the Santee MSCP Subarea Plan Managed Preserve and managed and monitored in perpetuity with funding for long-term management and monitoring.

Additionally, if a jurisdictional aquatic resource of the United States and/or State is avoided by the project, the grading and construction plans shall identify the resource and the resource will be fenced off prior to the issuance of a grading or construction permit. If on-site avoidance occurs, it shall be verified prior to the issuance of a construction permit that non-native plant species listed on the most recent California Invasive Plant Council inventory (https://www.cal-ipc.org/plants/inventory/) with a rating of moderate or high shall not be included in landscaping.

4. Wildlife Movement
Threshold 4.3-4: Would the project interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? Finding: Less than significant with mitigation incorporated. (Draft PEIR, pp. 4. 3-18.) Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effect as identified in the EIR. (State CEQA Guidelines, section 15091(a)(1).)
Explanation:

Because the majority of the Project parcels occur within the City’s Developed and Disturbed Areas, as described in Section 4.3.2.2 of the Draft Santee MSCP Subarea Plan, potential future development is not anticipated to result in impacts to wildlife movement or nursery sites. Overall, the Project parcels do not function as wildlife corridors or habitat linkages due to the limited number of undeveloped areas within the Project parcels and the surrounding buffer. A total of five Project parcels partially or completely overlap the established biological core areas located within the City as shown on Figure 4.3-2 of the PEIR and only three of those parcels contain areas with native vegetation. Areas of natural vegetation associated with APN 378-160-25 would not be impacted by future projects due to its designation as Open Space. APNs 383-450-05 and 383-450-04 are currently developed parcels with natural vegetation associated with Mast Park. Future impacts within these parcels would not significantly impact wildlife movement.

Additionally, the species-specific mitigation measures and any future project’s obligation RESOLUTION NO. ____
58 to comply with the City’s Urban Forestry Ordinance (City Municipal Code Section 8.06) would further reduce any potential impacts to wildlife movement.

Potential future development within the Project parcels has potential to result in indirect impacts to wildlife movement during construction. Therefore, implementation of MM-BIO-3 would be implemented. Long-term indirect effects to wildlife movement would be mitigated to less-than-significant levels through compliance with MM-BIO-4.

5. Local Policies and Ordinances
Threshold 4.3-5: Would the project conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? Finding: Less than significant with mitigation incorporated. (Draft PEIR, pp. 4. 3-18 – 4. 3-19.) Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effect as identified in the EIR. (State CEQA Guidelines, section 15091(a)(1).) Explanation:

The City’s Urban Forestry Ordinance contains tree-related policies, regulations, and generally accepted standards for planting, trimming, and removing trees on public property and public rights-of-way (City Municipal Code Section 8.06 [City of Santee 2020]). The ordinance gives the City control of all trees, shrubs, and other plantings in any street, park, public right-of-way, landscape maintenance district or easement, or other City-owned property. City staff review of development plans for City-owned and maintained property would ensure that the proposed landscaping and maintenance requirements conform to the Urban Forestry Ordinance. Therefore, the proposed Project would comply with the City’s Urban Forestry Ordinance, and impacts would be less than significant with mitigation incorporated (i.e., MM-BIO-17).

In the Conservation Element of the Santee General Plan, biological resources are discussed, and specific objectives and policies are presented (City of Santee 2003). City staff review of any future projects would ensure there are no conflicts with the objectives and policies presented in the Conservation Element of the Santee General Plan (City of Santee 2003). Therefore, impacts to local policies and ordinances would be less than significant, and no mitigation measures are required.

MM-BIO-17. Tree Replacement, Encroachment, and Preservation. Prior to approval of grading plans and issuance of a grading permit, construction plans, conditions of approval, and a future project’s landscape plan shall include the following to address tree removal, encroachment into protected zone, and retained trees:
• Replacement: If a proposed site plan requires removal of City of Santee (City) Ordinance trees, tree replacement shall occur at a 1:1 mitigation ratio with 15- gallon trees and be included in the project’s landscape plan, which shall also include recommendations for long-term maintenance and care for regulated trees that will be retained on site.

RESOLUTION NO. ____
59 • Encroachment into Protected Zone and Retained Trees: If a future project would encroach upon or preserve City of Santee Ordinance trees, then tree protection measures shall be provided in an arborist report designed to mitigate impacts from construction encroachment into the protected zone of the preserved and/or encroached upon trees. The tree protection measures shall be consistent with best management practices for tree protection on construction sites and would help minimize impacts to preserved and encroached trees. These measures shall be implemented prior to, during, and following construction. This includes measures such as exclusion fencing and worker training to avoid direct impacts to trees, and measures such as irrigation and monthly inspections by a certified arborist to promote the long-term health of retained trees.

6. MSCP
Threshold 4.3-6: Would the project conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan?
Finding: Less than significant with mitigation incorporated. (Draft PEIR, pp. 4. 3-19.) Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effect as identified in the EIR. (State CEQA Guidelines, section 15091(a)(1).)
Explanation:

The Project parcels are within the boundaries of the MSCP Plan. The Draft Santee MSCP Subarea Plan would serve as a habitat conservation plan under the MSCP Plan pursuant to Section 10(a)(1)(B) of FESA and as a natural community conservation plan pursuant to the California Natural Community Conservation Planning Act of 1991. The Draft Santee MSCP Subarea Plan, once finalized, will contribute to the regional MSCP for preservation, mitigation for impacts, and conservation of sensitive biological resources within San Diego County. Although the Draft Santee MSCP Subarea Plan has not yet been approved or permitted, it is used as the guidance document for projects occurring within the City. As shown on Figure 4.3-1 and discussed in Section 4.3.2, the Project parcels are entirely outside of the Managed Preserve areas identified in the Draft Santee MSCP Subarea Plan (City of Santee 2025), with the exception of three parcels that partially overlay Existing Conservation Areas. However, no impacts are proposed or would occur under any future projects within the portion of these parcels that overlap the Existing Protected Open Space. The Project’s mitigation measures MM-BIO-1 through MM-BIO-16 are in compliance with the Draft Santee MSCP Subarea Plan, and their implementation would reduce any potential biological impacts occurring from future proposed projects to less than significant. Furthermore, Project implementation would not conflict with the provisions of the MSCP Plan or Draft Santee MSCP Subarea Plan, would not prevent the Draft Santee MSCP Subarea Plan from being approved, and would not compromise continued implementation of the MSCP in San Diego County. Therefore, implementation of the Project’s mitigation program would reduce impacts to less than RESOLUTION NO. ____
60 significant with mitigation incorporated.

B. CULTURAL RESOURCES (ARCHAEOLOGICAL RESOURCES)
Threshold 4.4-2: Would the project cause a substantial adverse change in the significance of an archaeological resource pursuant to CEQA Guidelines Section 15064.5?
Finding: Less than significant with mitigation incorporated. (Draft PEIR, pp.

4.4-25–4.4-26.) Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effect as identified in the EIR. (State CEQA Guidelines, section 15091(a)(1).) Explanation:

Although much of the area of potential effect (APE) is of low archaeological sensitivity, moderate-sensitivity areas near the San Diego River and previously recorded sites could contain buried significant archaeological deposits that future ground disturbance could damage. The change in land use by adding the proposed overlay zones to the land use map and Zoning Code would not directly impact cultural resources within the APE. Similarly, the change in the existing land use designation from Neighborhood Commercial to Medium-High Residential (R-14) would not directly impact cultural resources within the APE. If future development facilitated by the Proposed Project involves ground disturbance within areas that are documented as consisting entirely of artificial fill or engineered matrix, then these developments would have a low potential to impact cultural resources. However, much of the APE, which is identified as Low Archaeological Sensitivity due to significant development and ground disturbance, may still have some potential for the accidental encounter of archaeological resources. As such, even future ground-disturbing activities in Low Archaeological Sensitivity areas may have the potential to impact archaeological resources. Within areas that have a Moderate Archaeological Sensitivity, future development projects implemented under the Proposed Project have the potential to impact buried cultural resources. MM-CUL-2 requires archaeological and Native American monitoring during ground-disturbing activities, with protocols for avoidance, preservation in place, data recovery, and curation, which reduces impacts to archaeological resources to less than significant. (The historic-architectural resources impact is addressed separately in the significant-and-unavoidable findings.) Future non-discretionary projects that would be implemented under the Proposed Project would be subject to the federal, state, and local regulations mentioned above. As such, with implementation of existing regulations, applicable goals and policies, and MM-CUL2, potential impacts relative to archaeological resources would be less than significant.

The following mitigation measure(s) are required and would reduce the above impact(s) to a less-than-significant level:

MM-CUL-2. Archaeological Resources. During subsequent project-level plan set or environmental review, the City of Santee (City) Planning and Building Department shall consider all relevant information available for the property to determine potential project impacts to archaeological resources. If necessary, the City Planning and Building RESOLUTION NO. ____
61 Department shall require applicants for new projects to submit an Archaeological Resources Inventory Report to identify and evaluate archaeological resources that may be impacted by the project. The report must be prepared by a qualified archaeologist meeting the Secretary of the Interior (SOI) Professional Qualification Standards. The report shall include an archival search of historic records; a records search of applicable data repositories, including the California Historical Resources Information System database; pedestrian surveys; identification of archaeological resources within or near the project site; assessment of potential project impacts to archaeological resources; recommendations for archaeological monitoring, if appropriate; and completion/recordation of the California Department of Parks and Recreation 523 forms for all identified archaeological resources, as applicable. An archaeological report for testing and evaluation may be required based on the results and recommendations of the Archaeological Resources Inventory Report.

If project impacts to archaeological resources are determined to be potentially significant, the City Planning and Building Department shall require the project to incorporate appropriate measures to avoid or minimize impacts to archaeological resources. Additional measures may include, but are not limited to, the following:

Archaeological Resources Monitoring. If project-level earthwork (i.e., soil disturbance) is proposed to be conducted within Moderate Archaeological Sensitivity areas as delineated in Confidential Figure 3, Archaeological Sensitivity Map (Confidential Appendix B in Appendix E of the City’s Land Use Element Update Program Environmental Impact Report), during initial ground-disturbing activities, a qualified archaeologist, or an archaeological monitor (working under the direct supervision of the qualified archaeologist), and a Native American monitor, shall observe all initial ground-disturbing activities, including, but not limited to, brush clearance, vegetation removal, grubbing, grading, and excavation. The qualified archaeologist, in coordination with the applicant, the City, and the Native American monitor, may reduce or discontinue monitoring if it is determined by the qualified archaeologist that the possibility of encountering buried archaeological deposits is low based on observations of soil stratigraphy or other factors.

Archaeological monitoring shall be conducted by an archaeologist familiar with the types of archaeological resources that could be encountered within the project site. The archaeological monitor and Native American monitor shall be empowered to halt or redirect ground-disturbing activities away from the vicinity of a discovery until the qualified archaeologist has evaluated the discovery and determined appropriate treatment. The archaeological monitor shall keep daily logs detailing the types of activities and soils observed and any discoveries. After monitoring has been completed, the qualified archaeologist shall prepare a monitoring report that details the results of monitoring. The report shall be submitted to the City and any Native American groups who request a copy.

A copy of the final report shall be filed at the South Coastal Information Center.

Archaeological Resources Discoveries. In the event of the unanticipated discovery of archaeological materials, all work shall immediately cease in the area (within 100 feet) of the discovery until it can be evaluated by the qualified archaeologist in consultation with the Native American monitor. Construction shall not resume until the qualified archaeologist has conferred with the applicant, the City, and the Native American RESOLUTION NO. ____
62 monitor on the significance of the resource. If it is determined that the discovered archaeological resource constitutes a historical resource or a unique archaeological resource under CEQA, avoidance and preservation in place is the preferred manner of mitigation. Preservation in place may be accomplished by, but is not limited to, avoidance, incorporating the resource into open space, capping, or deeding the site into a permanent conservation easement. In the event that preservation in place is demonstrated to be infeasible and data recovery through excavation is the only feasible mitigation available, a Cultural Resources Treatment Plan shall be prepared and implemented by the qualified archaeologist in consultation with the applicant and the City, providing for the adequate recovery of the scientifically consequential information contained in the archaeological resource. The qualified archaeologist and the City shall consult with appropriate Native American representatives in determining treatment for prehistoric or Native American resources to ensure cultural values ascribed to the resources, beyond those which are scientifically important, are considered.

C. GEOLOGY AND SOILS (PALEONTOLOGICAL RESOURCES)
Threshold 4.6-6: Would the project directly or indirectly destruction of a unique paleontological resource or site or unique geologic feature? Finding: Less than significant with mitigation incorporated. (Draft PEIR, p. 4.6-

13.) Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effect as identified in the EIR. (State CEQA Guidelines, section 15091(a)(1).)
Explanation:

Project parcels are underlain by paleontologically sensitive geologic units (notably the high-sensitivity Friars Formation and moderate-to-high-sensitivity alluvial units at depth), and ground-disturbing future development could destroy unique paleontological resources. MM-GEO-1 requires a qualified paleontologist to prepare and implement a Paleontological Resources Mitigation and Monitoring Program consistent with Society of Vertebrate Paleontology (2010) standards, including worker awareness training and depth-triggered monitoring with discovery, treatment, reporting, and curation protocols.

With implementation of MM-GEO-1, impacts would be reduced to less than significant with mitigation incorporated.

The following mitigation measure(s) are required and would reduce the above impact(s) to a less-than-significant level:

MM-GEO-1. Prior to commencement of any grading activity on site, the project applicant shall retain a qualified paleontologist per the Society of Vertebrate Paleontology (SVP) 2010 Standard Procedures for the Assessment and Mitigation of Adverse Impacts to Paleontological Resources to prepare a Paleontological Resources Mitigation and Monitoring Program (PRMMP) for the project. The PRMMP shall be consistent with the SVP (2010) guidelines and outline requirements for pre-construction meeting attendance and worker environmental awareness training; where paleontological monitoring is RESOLUTION NO. ____
63 required within the project site based on construction plans and/or geotechnical reports; and procedures for adequate paleontological monitoring and discoveries treatment, including paleontological methods (including sediment sampling for microinvertebrate and microvertebrate fossils), reporting, and collections management. The PRMMP shall also include a statement that any fossil lab or curation costs (if necessary due to fossil recovery) are the responsibility of the project applicant.

In addition, a qualified paleontological monitor shall be on site during all grounddisturbing activities (including augering) below a depth of 5 feet in areas underlain by undisturbed Holocene young alluvium; below a depth of 3 feet in areas underlain by undisturbed alluvium and colluvium, undivided, and older alluvium; and below the depth of fill or disturbed sediments in Eocene units (Friars Formation or others encountered at depth). No paleontological monitoring is necessary during ground disturbance within artificial fill or previously disturbed sediments, if determined to be present, or in areas underlain by early Cretaceous granitoid rocks. In the event that paleontological resources (e.g., fossils) are unearthed during grading, the paleontological monitor will temporarily halt construction and/or divert grading activity in that area to allow recovery of paleontological resources by a paleontological monitor. The area of discovery will be roped off with a 50-foot radius buffer. Once documentation and collection of the find is completed, the monitor will allow grading to recommence in the area of the find.

D. HAZARDS AND HAZARDOUS MATERIALS
Threshold 4.8-2: Would the project create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials?
And
Threshold 4.8-4: Would the project create a significant hazard from being located on a site included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 (the Cortese List)?
Finding: Less than significant with mitigation incorporated. (Draft PEIR, pp.

4.8-16–4.8-19.) Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effect as identified in the EIR. (State CEQA Guidelines, section 15091(a)(1).) Explanation:

The implementation of land use designation changes would result in reasonably foreseeable future development that may involve demolition of existing structures, ground-disturbing activities such as excavation and grading, and redevelopment of existing structures and sites. Because numerous parcels are on or near Cortese List and other contaminated-site database listings that are on or near the parcels selected for the Community Hub Overlay and the Community Corridor Overlay, and demolition could disturb unknown contamination or hazardous building materials, MM-HAZ-1 and MMHAZ-2 would be required for future site-specific development projects. MM-HAZ-1 RESOLUTION NO. ____
64 requires a preliminary hazardous materials evaluation (database and past-use review) prior to permit issuance, and MM-HAZ-2 requires characterization and management of any identified soil and soil-vapor contamination. In addition, demolition of existing structures without proper assessment, abatement, and disposal of hazardous materials and building materials, such as lead-based paint and asbestos, could cause a release to the environment. Hazardous material assessment of asbestos and lead-based paint and, if necessary, abatement is required under local regulations, specifically OSHA, Cal/OSHA, California Department of Public Health, and SDAPCD Rule 1206. It is assumed, based on the urban nature of the Proposed Project, that groundwater would not be used for beneficial purposes on any future development site, and therefore groundwater contamination would not impact future developments within the Plan Area.

With these measures and compliance with existing regulations, impacts from upset/accident release and from listed contaminated sites are reduced to less than significant.

The following mitigation measure(s) are required and would reduce the above impact(s) to a less-than-significant level:

MM-HAZ-1. Preliminary Hazardous Materials Evaluation. Prior to the issuance of a grading, demolition, or building permit, a preliminary hazardous materials evaluation shall be completed on the proposed building site(s) to evaluate for past uses and operations that may have resulted in use or releases of hazardous materials to the environment. This includes sites that are listed on an environmental regulatory database as either currently undergoing investigation or remediation or previously underwent investigation or remediation, as well as sites with current or former industrial or commercial operations that may have utilized hazardous materials for manufacturing or operations. Past and current uses of the proposed project site shall be evaluated, and the evaluation shall include review of historical aerial photographs, topographic maps, and regulatory files from permitting and environmental agencies with jurisdiction over the project site. The evaluation should be completed within 1 year of issuance of the grading, demolition, or building permits.

MM-HAZ-2. Contamination Characterization and Management. Based on the findings of the preliminary hazardous materials evaluation completed as part of Mitigation Measure (MM) HAZ-1 and prior to the issuance of a grading, demolition, or building permit, sites with previously documented soil, soil vapor, and/or groundwater contamination cases that have been closed shall be reviewed by the City of Santee (City) to determine compliance with applicable regulatory standards for exposure limits based on the proposed land use (i.e., residential, commercial, industrial), as well as construction worker safety requirements. The applicant may be required to provide additional data (i.e., samples) and/or a health risk assessment to the City to demonstrate such compliance prior to the issuance of a grading or demolition permit.

Avoidance. If sampling indicates soil contamination is identified above regulatory screening levels applicable to site development, development plans shall be prepared to avoid construction on or within areas of soil contamination, or where grading/excavation RESOLUTION NO. ____
65 may result in disturbance of contaminated soils. If soil vapor contamination is identified above regulatory screening levels, project plans shall be designed to avoid placement of buildings on areas with identified soil vapor contamination.

Soil Management Plan. If contaminated soils cannot be avoided, or if there is a chance that previously unidentified contaminated soils may be encountered, a soil management plan (SMP) shall be prepared by a qualified paleontological monitor that outlines the proper screening, handling, characterization, transportation, and disposal procedures for contaminated soils on site. It is recommended the SMP include, as appropriate, avoidance measures to allow construction of the project site to be completed without encountering contaminated soils. The SMP shall include health and safety and training procedures for workers who may come in contact with contaminated soils. The SMP shall be implemented by the project applicant or their designated contractor for all sites with confirmed and suspected contaminated soils. If the hazardous materials evaluation (MM-HAZ-1) identified the potential for underground storage tanks, wells, or other subsurface features, the SMP shall also include procedures for the identification and proper abandonment or protection of these features, as applicable, should any be identified during demolition and construction activities. The SMP shall include all applicable federal, state, and local regulations (including San Diego County Certified Unified Program Agency and San Diego Air Pollution Control District) associated with handling, excavating, and disposing of contaminated soils; the proposed disposal facility that will accept the contaminated soils; and appropriate procedures, notifications, permitting requirements, handling, and disposal requirements for decommissioning any underground storage tanks, wells, or other subsurface features.

Soil Vapor Mitigation. If soil vapor impacts cannot be avoided, and if concentrations of contaminants in soil vapor are above applicable regulatory screening levels for the proposed project within the footprint of a proposed building or enclosed structure, vapor mitigation measures shall be implemented in accordance with the State Department of Toxic Substances Control (DTSC) 2011 Vapor Intrusion Mitigation Advisory or the most current regulatory guidance at the time of the project. The construction contractor shall incorporate vapor mitigation design features into building plans that reduce potential vapor intrusion in buildings and enclosed structures within the planning area to below DTSC Screening Levels current at the time of the project. Vapor mitigation systems may be passive or active in nature, so long as they are designed to prevent vapor intrusion into buildings in accordance with applicable DTSC regulations at the time the systems are designed. The vapor mitigation design shall also include operations and maintenance (O&M) and a monitoring program to verify the functionality of the system in accordance with DTSC regulations applicable at the time the system is designed. Operation of the project shall maintain functionality of these features as required to continue protection from vapor intrusion. Following completion of construction and occupancy of the buildings, indoor air monitoring shall occur as outlined in the O&M procedures and per regulatory requirements to verify implemented measures are functioning properly and adequately mitigating vapor intrusion to below residential DTSC Screening Levels applicable to the project (residential or commercial/industrial). If indoor air samples reveal vapor intrusion occurring at levels above applicable DTSC Screening Levels, modifications shall be made, as necessary, to the designed system to improve RESOLUTION NO. ____
66 the efficacy in reducing vapor intrusion to below applicable screening levels.

E. TRIBAL CULTURAL RESOURCES
Threshold 4.16-1: Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
(a) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code Section 5020.1(k)?
And
(b) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1? In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. Finding:Less than significant with mitigation incorporated. (Draft PEIR, p. 4.16-14-4.16-15.) Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effect as identified in the EIR. (State CEQA Guidelines, section 15091(a)(1).)
Explanation:

Records search conducted for the project identified 4 resources intersecting the APE and an additional 19 resources within 0.25 miles of the APE. The prehistoric sites intersecting the APE were either evaluated and deemed not eligible for listing on the California Register of Historical Resources (CRHR) or National Register of Historic Places (NRHP) or as significant under the California Environmental Quality Act (CEQA), or have not been evaluated. Therefore, these resources do not meet the threshold of a TCR as defined by PRC Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of cope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is eligible for listing in the CRHR, or in a local register of historical resources as defined in PRC Section 5020.1(k).

Additionally, the City notified California Native American tribal representatives who are traditionally or culturally affiliated with the geographic area of the Proposed Project pursuant to AB 52 and SB 18. The Viejas Band of Kumeyaay Indians initially responded requesting consultation under AB 52 and SB 18 via email on September 23, 2025. On February 20, 2026, the Viejas Band of Kumeyaay Indians communicated that if the Proposed Project would not result in ground-disturbing activities, consultation was no longer needed. The City did not receive a response from any other Native American tribal representatives. As such, the City did not conduct consultation for the Proposed Project.

RESOLUTION NO. ____
67 Some of the future projects that would be facilitated by the Proposed Project would involve earthwork to demolish, renovate, and construct on properties within the Project parcels. Such activities could require grading and/or construction in native soils, such as earthwork for ground preparation, construction of foundations and driveways, and installation trenching for utilities and landscaping. It is not expected that all of these activities would occur in engineered fill and/or previously disturbed soils, and this analysis anticipates that native/undisturbed soils would be impacted by future development activities. When applicable, future discretionary actions which could include reasonably foreseeable future potential development projects within the Project parcels that are subject to CEQA would be required to conduct site-specific environmental assessments, including impacts to TCRs. As part of the future project-level environmental review process for all discretionary projects, when required, the City will comply with all requirements of AB 52. Specifically, the City would send project notification letters to all interested California Native American tribes that are affiliated with the geographic area of those future project-specific sites. This early notification provides an opportunity for interested tribes to work with the City to help identify potential TCRs in the subject area, evaluate a project’s potential impacts to the resources, and recommend appropriate mitigation measures to protect those resources. In addition, the Future ground-disturbing development could affect previously unidentified tribal cultural resources in native or undisturbed soils. In addition, with implementation of MM-CUL-2, requiring Native American and archaeological monitoring during ground-disturbing activities as a gradingpermit condition, tribal cultural resources would be avoided, preserved, recovered, or repatriated/curated, reducing impacts to less than significant with mitigation incorporated.

These impacts are also addressed by MM-CUL-2, which are set forth in full Section III B of these Findings and in the Mitigation Monitoring and Reporting Program (Exhibit B).

F. NOISE
Threshold 4.11-1: Would the project result in generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies (construction noise)?
Finding: Less than significant with mitigation incorporated. (Draft PEIR, pp.

4.11-11–4.11-13.) Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effect as identified in the EIR. (State CEQA Guidelines, section 15091(a)(1).) Explanation:

Construction of future development enabled by the Project could generate temporary construction noise affecting nearby sensitive receptors. For each site-specific project, the nearest NSRs (e.g., existing residences, schools, hospitals) shall be identified and their distances to the planned construction footprint compared to Table 4.11-5. When any phase is planned within the applicable screening distance, the unmitigated short term RESOLUTION NO. ____
68 construction noise would exceed the FTA 80 dBA Leq (8-hour) threshold at the NSR and mitigation must be implemented. When the planned activities are beyond the applicable screening distance, short term construction noise would not exceed the threshold and no mitigation is required for that phase.

To reduce potential construction noise impacts, MM-NOI-1 requires applicants for future projects within the screening distances identified in the Draft PEIR to submit a construction noise study and to incorporate feasible noise-reduction measures (e.g., temporary sound barriers, effective mufflers, idling limits, and administrative and engineering controls) to ensure compliance with the City's Municipal Code and General Plan Noise Element standards. With adherence to City construction hours and implementation of the Construction Noise Mitigation (MM-NOI-1) where activities occur within the screening distances above, short-term construction noise impacts would be less than significant with mitigation. Operational noise was found less than significant without mitigation.)
The following mitigation measure(s) are required and would reduce the above impact(s) to a less-than-significant level:

MM-NOI-1. Construction Noise. If proposed construction activities are planned within the screening distances identified in Table 4.11-5 of the draft program environmental impact report for the City of Santee (City) Land Use Element Update, applicants for future development projects shall submit a construction noise study to the Planning and Building Department for review and approval prior to issuance of a grading or building permit. The study shall include noise-reduction measures, if necessary, to ensure project construction noise will be in compliance with the City’s Municipal Code and General Plan Noise Element standards. All noise-reduction measures approved by the City shall be incorporated into appropriate construction-related plans and implemented during construction activities.

Potential noise-reduction measures may include, but are not limited to, the following:
• Installing temporary sound barriers for construction activities occurring adjacent to occupied noise-sensitive receptors.
• Equipping construction equipment with effective mufflers, sound-insulating hoods or enclosures, vibration dampers, and other Best Available Control Technology.
• Limiting non-essential idling of construction equipment to no more than 5 minutes per hour.
• Implementing administrative controls, such as reducing operating time of equipment and/or prohibiting usage of certain equipment types within specified distances to the nearest occupied off-site property.

RESOLUTION NO. ____
69 • Implementing engineering controls, such as changing equipment operating parameters or installing features that reduce equipment noise emission (e.g., upgraded engine exhaust mufflers).
• Temporary noise barriers may include suspended sound blankets, fielderected plywood sheeting, or comparable temporary solid or flexible barriers with a minimum sound transmission class rating of 25, installed to block line-of-sight between construction activities and sensitive receptors.

G. UTILITIES AND SERVICE SYSTEMS
Threshold 4.17-1: Would the project require or result in the relocation or construction of new or expanded water, wastewater treatment, or stormwater drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects (water conveyance)? Finding: Less than significant with mitigation incorporated. (Draft PEIR, pp.

4.17-10–4.17-11.) Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effect as identified in the EIR. (State CEQA Guidelines, section 15091(a)(1).) Explanation:

Implementation of the Proposed Project would increase new development/redevelopment within Project parcels, increasing the demand on water utility infrastructure. Reasonably foreseeable development or redevelopment that would be facilitated by the Proposed Project would occur within areas of the City that are already served by existing water utility infrastructure. While reasonably foreseeable future development projects within the Project parcels would require connection to existing water pipelines, localized water utility infrastructure improvements and relocations would be evaluated upon submittal of project-specific development plans. All future development projects undergo City and environmental review at the time of application, including plan check review or project-specific CEQA evaluation. Under this separate review, future development projects would be assessed for their impact on water supply and water utility infrastructure on a project-by-project basis and would be required to pay fees that would fund PDMWD water utility infrastructure improvements, connection, and maintenance, and/or construction needed improvements for water utility infrastructure. All future project applications would also be required to comply with relevant federal, state, and local regulations and adhere to the mitigation framework presented in this PEIR, including Mitigation Measure (MM) AQ-1, MM-AQ-2, MM-BIO-1 through MM-BIO-17, MMCUL-1, MM-CUL-2, MM-GHG-1, MM-TRA-1, and MM-TRA-2, which would ensure that any physical impacts, such as air quality, traffic control, or ground disturbance associated with construction of pipeline connections to existing water infrastructure would be avoided or minimized. Additionally, future development projects would be required to comply with General Plan policies, including proposed Land Use Element Policy 3.6, which requires the review of development projects to ensure that all necessary utilities are available to serve the project. Therefore, impacts related to relocation or construction of new or RESOLUTION NO. ____
70 expanded water infrastructure would be less than significant with mitigation incorporated.

SECTION IV.IMPACTS THAT CANNOT BE FULLY MITIGATED TO A LESS THAN

SIGNIFICANT LEVEL
The City Council hereby finds that, despite the incorporation of mitigation measures identified in the EIR and in these Findings, the following environmental impacts cannot be fully mitigated to a less-than-significant level, and a Statement of Overriding Considerations is therefore set forth in Section IX.

A. AIR QUALITY
Threshold 4.2-1: Would the project conflict with or obstruct implementation of the applicable air quality plan?
Finding: Significant and unavoidable. (Draft PEIR, pp. 4.2-22–4.2-33.) Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effect as identified in the EIR. (State CEQA Guidelines, section 15091(a)(1).) Specific economic, legal, social, technological, or other considerations make infeasible the mitigation measures or project alternatives identified in the EIR. (State CEQA Guidelines, section 15091(a)(3)) .

Explanation:

Projects involving development consistent with the growth anticipated by local plans would be consistent with the SIP and RAQS. However, if a project involves development that is greater than that anticipated in the local plan and/or SANDAG’s growth projections, that project might conflict with the SIP and RAQS and may contribute to a potentially significant cumulative impact on air quality. Under the Proposed Project, land use zoning code changes are proposed that would potentially result in an increase in up to 4,596 residential units and an increase in nonresidential land uses by 1,740,453 square feet compared to the Existing Scenario.

Given that the Proposed Project is not consistent with the underlying land use and zoning for the Project parcels, the Proposed Project would contribute to growth and associated VMT that was not anticipated for the Project parcels in the existing General Plan. As such, the Proposed Project is not accounted for in SANDAG’s regional growth projections and subsequently was not accounted for in the development of the current SIP or the RAQS. The reduce the potential impact, Proposed Project would implement (MM)-AQ-1 in which the City will coordinate with SDAPCD and SANDAG to update the RAQS and SIP with the new growth projections due to the implementation of the Proposed Project. However, because updates to the regional growth projections and the RAQS may not be completed before construction of new development resulting from the Proposed Project, there remains a potential for inconsistency with air quality plans. Until the RAQS is revised, the Proposed Project would result in a significant impact with respect to consistency with the RAQS and SIP. Therefore, impacts would be significant and unavoidable.

RESOLUTION NO. ____
71 The following mitigation measure(s) have been required to substantially lessen the above impact(s), although the impact(s) would remain significant and unavoidable:

MM-AQ-1. Update the Regional Growth Forecast. Prior to the next update to the San Diego Association of Governments (SANDAG) regional growth forecast as part of the Regional Transportation Plan/Sustainable Communities Strategy, the City of Santee (City) shall prepare a revised population and employment forecast for SANDAG that reflects the changes in anticipated growth resulting from the City’s Proposed Land Use Element Update. The updated forecast provided to SANDAG shall be used to inform the San Diego Air Pollution Control District (SDAPCD) update to the Regional Air Quality Strategy. The City shall prepare and submit a letter notifying SDAPCD of this revised forecast for use in the future update to the plans as required.

Threshold 4.2-2: Would the project result in a cumulatively considerable net increase of any criteria pollutant for which the Project region is non-attainment under an applicable federal or state ambient air quality standard? Finding: Significant and unavoidable. (Draft PEIR, pp. 4.2-24–4.2-31.) Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effect as identified in the EIR. (State CEQA Guidelines, section 15091(a)(1).) Specific economic, legal, social, technological, or other considerations make infeasible the mitigation measures or project alternatives identified in the EIR. (State CEQA Guidelines, section 15091(a)(3).) Explanation:

Construction Emissions
The SDAB has been designated as a nonattainment area for the state PM10, PM2.5, and O3 standards. Construction associated with new residential and nonresidential developments accommodated under the Proposed Project have the potential to result in cumulatively considerable net increases in O3 precursors (VOCs and NOX), PM10, and PM2.5. Emissions would originate from mobile sources and on-site heavy-duty construction equipment exhaust, employee and haul truck vehicle exhaust, and activities such as land clearing, demolition, architectural coatings, and asphalt paving.

Construction-related emissions would vary substantially depending on the level of activity, length of the construction period, specific construction operations, types of equipment, number of personnel, wind and precipitation conditions, and soil moisture content.

Fugitive dust would be limited through compliance with SDAPCD Rule 55, which requires the restriction of visible emissions of fugitive dust beyond the property line of any specific project developed as a result of the Proposed Project. Compliance with Rule 55 would limit fugitive dust (PM10 and PM2.5) generated during grading and construction activities.

The Project would implement MM-AQ-2 to help reduce criteria air pollution emissions from future construction-related activities due to the development allowed under the Proposed Project. Implementation of MM-AQ-2 would require individual projects to prepare a project-level quantitative construction air quality impacts analysis to RESOLUTION NO. ____
72 determine if a project is over SDAPCD’s project-level thresholds. If an individual project is over thresholds, that project would be required to implement project-specific mitigation measures to help reduce criteria air pollution emissions from construction-related activities to the extent feasible. However, there is a potential for multiple development projects to be constructed at one time, potentially resulting in significant constructionrelated emissions. The City would review each future development subject to CEQA on a case-by-case basis to determine whether it could generate significant air quality impacts during construction. If needed, the City would require additional mitigation measures to minimize emissions and reduce any potentially significant impacts. Therefore, impacts would remain significant and unavoidable.

Operational Emissions
Implementation of the Proposed Project would result in a net increase of VOC, NOx, CO, SOx, PM10 and PM2.5 emissions compared to the Existing Scenario. The net daily operational emissions for the Proposed Project would exceed SDAPCD’s significance thresholds for VOC, CO, PM10 and PM2.5. Therefore, the impact would be potentially significant.

MM-AQ-3 would help reduce criteria air pollutant emissions from operational activities associated with potential future development allowed under the Project.

Implementation of MM-AQ-3 would require individual projects to prepare a project-level quantitative operational air quality impacts analysis to determine if a project is over SDAPCD’s project-level thresholds. If an individual project is over thresholds, that project would be required to implement project-specific mitigation measures to help reduce criteria air pollution emissions from operational-related activities to the extent feasible.

However, at a program level of review with no specific development proposed, emissions reductions are unable to be quantified.

Furthermore, as described in Section 4.15, Transportation, MM-TRA-1 would encourage development projects located in parcel clusters that were identified to have a VMT related impact to use Transportation Demand Management (TDM) strategies, such as ride sharing programs, flexible work schedule programs, and incentives for employees to use transit. In addition, MM-TRA-2 would require a project-level VMT analysis to identify VMT impacts. Implementation of MM-TRA-1 and MM-TRA-2 as part of future projects reviews would potentially reduce VMT, resulting in air quality co-benefits by decreasing mobile emissions for potential future development projects. However, at a program-level of review with no specific development proposals available, VMT reductions cannot be quantified, and therefore, associated reductions in mobile source criteria air pollutants cannot be estimated. Operational emissions would remain significant and unavoidable.

The following mitigation measure(s) have been required to substantially lessen the above impact(s), although the impact(s) would remain significant and unavoidable:

MM-AQ-2. Preparation of Project-Level Quantitative Construction Air Quality Impacts Analyses. Prior to discretionary approval by the City of Santee (City) for development projects subject to California Environmental Quality Act review (i.e., RESOLUTION NO. ____
73 nonexempt projects), project applicants shall prepare and submit a technical assessment evaluating potential project construction-related air quality impacts to the City Planning and Building Department for review and approval. If construction-related criteria air pollutants are determined to have the potential to exceed the thresholds of significance adopted by the San Diego Air Pollution Control District (SDAPCD), the City Planning and Building Department shall require feasible mitigation measures to reduce air quality emissions. Potential measures that shall be incorporated as conditions of approval and may include, but are not limited to, the following:
• Requiring fugitive dust control measures that exceed SDAPCD Rules 52, 54, and 55, such as:
o Requiring use of nontoxic soil stabilizers to reduce wind erosion. o Applying water twice daily to active soil-disturbing activities. o Tarping and/or maintaining a minimum of 24 inches of freeboard on trucks hauling dirt, sand, soil, or other loose materials. • Requiring off-road construction equipment to be hybrid electric-diesel or zero emission, where available, and all diesel-fueled off-road construction equipment to be equipped with California Air Resources Board Tier 4 Final engines or better.
• Ensuring construction equipment is properly serviced and maintained to the manufacturer’s standards.
• Limiting nonessential idling of construction equipment to no more than 5 consecutive minutes.
• Using paints, architectural coatings, and industrial maintenance coatings that have volatile organic compound levels of 10 grams per liter or less.

MM-AQ-3. Preparation of Project-Level Quantitative Operational Air Quality Impacts Analyses. Prior to discretionary approval by the City of Santee (City) for development projects subject to California Environmental Quality Act review (i.e., nonexempt projects), project applicants shall prepare and submit a technical assessment evaluating potential project operation-related air quality impacts to the City Planning and Building Department for review and approval. If operation-related criteria air pollutants are determined to have the potential to exceed the thresholds of significance adopted by the San Diego Air Pollution Control District (SDAPCD), the City Planning and Building Department shall require feasible mitigation measures to reduce air quality emissions.

Potential measures to reduce long-term emissions that shall be incorporated as conditions of approval and may include, but are not limited to, the following:

Mobile Sources
• Include signage for site-specific developments with truck delivery and RESOLUTION NO. ____
74 loading areas and truck parking spaces as a reminder to limit idling of vehicles while parked for loading/unloading in accordance with 13 CCR Chapter 10 Section 2485.
• Provide electric vehicle charging infrastructure that meets or exceeds the most recent California Green Building Standards Tier 2 voluntary requirements.
• Provide bicycle parking facilities.
• Provide preferential parking spaces for low-emitting, fuel-efficient, and carpool/van vehicles.
• Unbundle residential parking costs from property cost.

Area Sources
• Require the use of zero or low–volatile organic compound (VOC) cleaning supplies.
• Require the use of zero or low-VOC paints for regular and ongoing architectural coatings.
• Prohibit wood-burning devices, natural gas fireplaces, and propane fireplaces in residential development.
• Replace gas-powered landscape equipment with zero-emission landscape equipment.

Energy Sources
• Require developments to use all-electric appliances and end uses. • Require all applicant-provided appliances be Energy Star–certified appliances or appliances of equivalent energy efficiency (e.g., dishwashers, refrigerators, clothes washers, and dryers).
• Encourage residential participation in existing demand response program(s).
• Install cool pavement.
• Provide battery storage infrastructure.
• Encourage procurement of electricity from lower carbon intensity power supply.

Threshold 4.2-3: Would the project expose sensitive receptors to substantial RESOLUTION NO. ____
75 pollutant concentrations?
Finding: Significant and unavoidable. (Draft PEIR, pp. 4.2-31–4.2-33.) Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effect as identified in the EIR. (State CEQA Guidelines, section 15091(a)(1).) Specific economic, legal, social, technological, or other considerations make infeasible the mitigation measures or project alternatives identified in the EIR. (State CEQA Guidelines, section 15091(a)(3).) Explanation:

Construction Health Risk
Construction of potential future development and associated infrastructure implemented under the Project would result in short-term diesel exhaust emissions from on-site off-road equipment and heavy-duty trucks. While the generation of DPM from construction projects typically occurs in a single area for a short period, the construction of concurrent future projects is unknown at this time. Future projects could generate TACs that could contribute to significant impacts to nearby sensitive receptors; therefore, the impact is potentially significant.

As such, MM-AQ-4 would ensure construction sources of TACs are considered during subsequent CEQA environmental review by the City. In addition, implementation of MM-AQ-2 may reduce short-term diesel exhaust emissions through implementation of construction mitigation measures, including but not limited to utilizing Tier 4 off-road equipment and reducing idling times. However, construction time frames and equipment for site-specific development projects are not available at this time, and the precise impacts of future individual projects cannot be determined at this time, potentially resulting in significant health risks to nearby sensitive receptors. The City would consider all potential future developments subject to CEQA accommodated by the Proposed Project requiring approval on a case-by-case basis to ascertain whether an individual development would generate potentially significant air quality impacts during construction, and, where necessary, would require implementation of additional mitigation measures to minimize air emissions and reduce potentially significant impacts. Therefore, impacts would remain significant and unavoidable.

Operational Health Risk
Land uses within the Proposed Project include a variety of residential, mixed use, commercial, and industrial designations. Any development projects that propose uses subject to SDAPCD permitting (e.g., industrial facilities, stationary sources, etc.) would be required to evaluate health risk impacts through the permitting process. However, SDAPCD permitting would not capture mobile source TACs that may impact nearby sensitive receptors as development projects are realized through the Project horizon year.

Future projects could generate TACs that could contribute to significant impacts to nearby sensitive receptors; therefore, the impact is potentially significant.

As such, MM-AQ-5 would ensure operational mobile sources of TACs not already RESOLUTION NO. ____
76 addressed under SDAPCD permits are considered during subsequent CEQA environmental review by the City. Overall, because the location and exact nature of potential future development projects are unknown, and the precise impacts of future individual projects cannot be determined at this time, there may be potentially significant health risks to nearby sensitive receptors. The City would consider all potential future developments subject to CEQA accommodated by the Proposed Project requiring approval on a case-by-case basis to ascertain whether an individual development would generate potentially significant air quality impacts during operation, and, where necessary, would require implementation of additional mitigation measures to minimize air emissions and reduce potentially significant impacts. Therefore, impacts would remain significant and unavoidable.

The following mitigation measure(s) have been required to substantially lessen the above impact(s), although the impact(s) would remain significant and unavoidable:

MM-AQ-4. Preparation of Project-Level Construction Health Risk Assessments. Prior to discretionary approval by the City of Santee (City) for development projects subject to California Environmental Quality Act review (i.e., nonexempt projects), project applicants shall prepare and submit a technical assessment evaluating potential project construction health risk–related impacts to the City Planning and Building Department for review and approval. Project applicants shall implement one of the following:
• Complete a project-specific health risk assessment (HRA) evaluating construction impacts. The HRA shall be prepared in accordance with policies and procedures of the state Office of Environmental Health Hazard Assessment and San Diego Air Pollution Control District (SDAPCD). If the HRA shows that the incremental cancer risk and/or noncancer hazard index exceeds the respective thresholds, as established by SDAPCD at the time a project is considered, the applicant shall be required to identify mitigation capable of reducing potential cancer and noncancer risks. Potential mitigation measures could include, but are not limited to, the following:
o Requiring off-road construction equipment to be hybrid electric-diesel or zero emission, where available, and all diesel-fueled off-road construction equipment to be equipped with California Air Resources Board Tier 4 Final–compliant engines or better.
o Requiring application of diesel particulate matter filters on construction equipment of 50 horsepower or greater.
• Require off-road construction equipment to be hybrid electric-diesel or zero emission, where available, and all diesel-fueled off-road construction equipment greater than 50 horsepower to be equipped with California Air Resources Board Tier 4 Final–compliant engines or better.

MM-AQ-5. Preparation of Project-Level Operational Health Risk RESOLUTION NO. ____
77 Assessments. Prior to discretionary approval by the City of Santee (City) for development projects subject to California Environmental Quality Act review (i.e., nonexempt projects), project applicants shall prepare and submit a technical assessment evaluating potential project operational health risk–related impacts to the City Planning and Building Department for review and approval. This measure shall apply to the following projects:
• Non-residential development projects that (1) have the potential to operationally generate 100 or more diesel truck trips per day or have 40 or more trucks with operating diesel-powered transport refrigeration units, and (2) are within 1,000 feet of a sensitive land use (e.g., residences, schools, hospitals, or nursing homes), as measured from the property line of the project to the property line of the nearest sensitive use, shall submit a health risk assessment to the Planning Division for review and approval. Potential mitigation measures could include, but are not limited to, the following:
o Requiring all on-site motorized operational equipment, such as forklifts and yard trucks, to be zero emission with the necessary charging or fueling stations provided.
o Requiring tenants to use zero-emission light- and medium-duty vehicles as part of business operations.
o Forbidding trucks from idling for more than 2 minutes and requiring operators to turn off engines when not in use.
o Installing and maintaining, at the manufacturer’s recommended maintenance intervals, an air monitoring station proximate to sensitive receptors and the facility for the life of the project and making the resulting data publicly available in real time.

These impacts are also addressed by MM-TRA-1, MM-TRA-2, which are set forth in full elsewhere in these Findings and in the Mitigation Monitoring and Reporting Program (Exhibit B).

B. CULTURAL RESOURCES (HISTORICAL RESOURCES)
Threshold 4.4-1: Would the project cause a substantial adverse change in the significance of a historical resource pursuant to CEQA Guidelines Section 15064.5? Finding: Significant and unavoidable. (Draft PEIR, pp. 4.4-23–4.4-24.) Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effect as identified in the EIR. (State CEQA Guidelines, section 15091(a)(1).) Specific economic, legal, social, technological, or other considerations make infeasible the mitigation measures or project alternatives identified in the EIR. (State CEQA Guidelines, section 15091(a)(3).) Explanation:

RESOLUTION NO. ____
78 Although no previously documented properties that would qualify as historical resources under CEQA are located on the Project parcels, there are 68 historic-age (45 years or older) properties—plus others that will reach 45 years of age during the planning horizon—that have not been inventoried or evaluated. Future development enabled by the land use designation changes, the two new overlay zones, and the R-14 redesignation could cause demolition, alteration, or expansion that substantially adversely changes the significance of currently unknown historical resources. Because the Project is a programlevel policy document with no site-specific development, the specific nature, location, and project-level impacts of future development cannot be determined, and it cannot be concluded that the Project's goals and policies or the General Plan Conservation Element would reduce impacts to less than significant. MM-CUL-1 would require future projectspecific developments that involve demolition or alterations to existing building(s)/structure(s) over 45 years old to assess the historical significance of those resources to see if they qualify as CEQA historical resources and require an assessment of potential project-level impacts. If a future project involves alterations or modifications to historical resources and the proposed work conforms to the SOI’s Standards for the Treatment of Historic Properties, specifically the Standards for Rehabilitation, impacts to historical resources would be considered less than significant, and no additional review would be required. If a future project involves material impairment or demolition of historical resource(s) that cannot be avoided or mitigated through project design review and Standards for Rehabilitation compliance, that project applicant must incorporate design changes or other measures to reduce or avoid impacts, even though it may not reduce impacts below a level of significance. Future non-discretionary projects that would be implemented under the Proposed Project would be subject to the federal, state, and local regulations mentioned above; however, these non-discretionary projects would not necessarily be subject to CEQA review, additional environmental assessments, or mitigation measures. Nevertheless, future projects would be subject to the City’s General Plan Conservation Element, which would ensure that proposed developments are reviewed for consistency with historic preservation standards and protect designated historic resources.

As such, implementation of MM-CUL-1 for all future discretionary development projects within the Proposed Project parcels would ensure that potential CEQA historical resources will be identified, project-specific impacts will be evaluated, and feasible mitigation measures will be required, as appropriate, to mitigate impacts to historical resources. However, mitigation may not always reduce impacts to below a level of significance, due to the nature of historic resources. Therefore, the impact would remain significant and unavoidable.

The following mitigation measure(s) have been required to substantially lessen the above impact(s), although the impact(s) would remain significant and unavoidable:

MM-CUL-1. Historic Architectural Resources. During subsequent project-level plan set or environmental review, the City of Santee (City) Planning and Building Department shall determine if any potential historical building, structure, or district is present; conduct records search from applicable data repositories; conduct site inspections, as appropriate; and consider all relevant information available for the RESOLUTION NO. ____
79 property to determine its historical significance.

If necessary, the City Planning and Building Department shall require applicants of new projects to submit a Phase I and/or Phase II Historic Resources Assessment (HRA) report to evaluate the significance of resources greater than 45 years of age. The report shall be prepared by an architectural historian meeting the Professional Qualification Standards of the Secretary of the Interior (SOI), in accordance with SOI standards and guidelines. The HRA shall include background, archival, and historic research; site surveys; detailed physical description of identified resources; photographs; a historical significance evaluation in consideration of City, California Register of Historical Resources, and National Register of Historic Places designation criteria and integrity requirements; an assessment of project impacts to historical resources; recommendations of mitigative treatment; and the preparation/recordation of the appropriate California Department of Parks and Recreation 523 forms, as applicable.

If project impacts to historic architectural resources are potentially significant, the City Planning and Building Department shall require the project to incorporate appropriate measures to avoid or minimize those impacts. Additional measures may include, but are not limited to, the following:
• If a future project involves alterations or modifications to historic architectural resources, the project design and proposed work shall conform to SOI Standards for the Treatment of Historic Properties to reduce or avoid impacts to historic resources. The project applicant shall retain a qualified architectural historian to advise on the final project design, recommend mitigative actions, specify performance standards, and oversee the construction activities related to the historical resources to ensure the project is constructed in compliance with specified mitigation performance standards and SOI Standards. • If a future project involves the demolition or material impairment of a historical resource that cannot be mitigated through SOI Standards compliance, the project applicant shall submit archival Historic American Building Survey (HABS), Historic American Engineering Record (HAER), or Historic American Landscape Survey (HALS) documentation, as appropriate, to the City Planning Division for review and approval prior to the issuance of any grading permit.

The HABS/HAER/HALS documentation shall be prepared by a qualified architectural historian and may include an architectural and historical narrative; archival drawings and/or measured drawings; and large-format photography.

All reports resulting from implementation of this mitigation measure shall be submitted to City Planning and Building Department and filed with the South Coastal Information Center.

C. GREENHOUSE GAS EMISSIONS
Threshold 4.7-1: Would the project generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? Or, would the Project conflict with an applicable plan, policy, or regulation adopted for the purpose RESOLUTION NO. ____
80 of reducing the emissions of greenhouse gases?
Finding: Significant and unavoidable. (Draft PEIR, pp. 4.7-25–4.7-31.) Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effect as identified in the EIR. (State CEQA Guidelines, section 15091(a)(1).) Specific economic, legal, social, technological, or other considerations make infeasible the mitigation measures or project alternatives identified in the EIR. (State CEQA Guidelines, section 15091(a)(3).) Explanation:

Sustainable Santee Plan
At a program level of review with no specific development proposals, it is not guaranteed that each future individual project would be consistent with each of the goals of the Sustainable Santee Plan. Therefore, potential future development allowed under the Project would potentially conflict with the Sustainable Santee Plan, and the impact would be potentially significant. Implementation of (MM) GHG-1 would require individual projects to prepare a project-level, site-specific GHG impacts analysis demonstrating consistency with Sustainable Santee Plan. If an individual project conflicts with the Sustainable Santee Plan, that project would be required to implement project-specific mitigation measures to demonstrate reduction of GHG emissions to the extent feasible.

Although potential future development would not conflict with Sustainable Santee Plan Goals and Implementing Measures with incorporation of mitigation as detailed in Table 4.7-3, development that would be authorized by the Project was not accounted for in the emissions inventories used to develop the Sustainable Santee Plan. However, the Sustainable Santee Plan provides for regular monitoring the effectiveness of the programs and to undertake emission inventory updates. As updates occur, the GHG emissions associated with development allowed by the Proposed Project would be accounted for, ultimately ensuring potential future development would be consistent with the Sustainable Santee Plan. However, until such time the emission inventories are updated, the Project would conflict with the Sustainable Santee Plan. Because the Project would allow for an increase in development potential than was assumed in the Sustainable Santee Plan, the Project would exceed the emissions assumptions used to develop the Sustainable Santee Plan, resulting in a significant and unavoidable impact.

California Air Resources Board’s 2022 Scoping Plan
While the Proposed Project is intended to promote sustainable land use patterns and aligns with the priority area for VMT reduction, at this programmatic-level of review, it cannot be guaranteed that all future projects will incorporate attributes supporting the transportation electrification and building decarbonization priority areas identified in the CARB Scoping Plan. Therefore, potential future development allowed under the Project would potentially conflict with the goals of CARB’s Scoping Plan, and the impact would be potentially significant.

Implementation of MM-GHG-1 would require individual projects to prepare a RESOLUTION NO. ____
81 project-level site-specific GHG impacts analysis demonstrating how the project would achieve GHG reductions and/or not conflict with the CARB 2022 Scoping Plan and Sustainable Santee Plan. If an individual project conflicts with plans, that project would be required to implement project-specific mitigation measures to help reduce GHG impacts to the extent feasible. As described in Section 4.7.4, Mitigation Measures, example mitigation measures may include requiring potential future development to use all-electric appliances and end uses, install energy efficient appliances, or provide electric vehicle charging infrastructure that meets the most ambitious voluntary standard in the California Green Building Standards Code. If implemented, these mitigation measures would assist future development in not conflicting with the Scoping Plan priority areas of Transportation Electrification and Building Decarbonization.

Additionally, MM-TRA-1 and MM-TRA-2, described in Section 4.15 of the PEIR, would be implemented by the City to help reduce VMT impacts to the extent feasible. The use of Transportation Demand Management (TDM) strategies, such as ride sharing programs, flexible work schedule programs, and incentives for employees to use transit, as well as future project-specific VMT analyses, would also assist future development in not conflicting with the Scoping Plan priority area of VMT Reduction.

However, the effectiveness of GHG and VMT reducing measures is contextsensitive and would vary depending on the site-specific project site, such as the location, access to transit, etc. At a program level of review, it is not guaranteed that each individual project would fully mitigate the potential impacts. Therefore, impacts associated with GHG emissions would remain significant and unavoidable.

San Diego Association of Governments’ 2025 Regional Plan Generally, the project would not conflict with the high-level goals of the 2025 Regional Plan; however, as described in Section 4.15 of the PEIR, the Project would have significant VMT compared to existing conditions. As such, the Project would conflict with the SANDAG 2025 Regional Plan’s key strategy to reduce the number of miles driven across the region in advancing a more sustainable and efficient transportation system to achieve reductions in related GHG emissions. Therefore, the impact would be potentially significant.

The Project would implement MM-TRA-1 for development projects located in parcel clusters that were identified to have a VMT related impact. MM-TRA-1 would reduce VMT by implementing TDM strategies such as ride sharing programs, flexible work schedule programs, and incentives for employees to use transit. In addition, MMTRA-2 would require a project-level VMT analysis to identify VMT impacts.

Implementation of these transportation mitigation measures as part of future projects reviews would potentially reduce VMT and related GHG emissions; however, the effectiveness of these measures is context-sensitive and would vary depending on project details, such as the location, and access to transit. At a program level of review with no specific development proposals currently available, it is not guaranteed that each individual project would be able to fully mitigate the potential impacts. While MM-TRA-1 and MM-TRA-2 would minimize VMT and associated transportation emissions, impacts would not be fully mitigated and would remain significant. Therefore, Project would conflict RESOLUTION NO. ____
82 with the SANDAG 2025 Regional Plan, and the impact would remain significant and unavoidable.

The following mitigation measure(s) have been required to substantially lessen the above impact(s), although the impact(s) would remain significant and unavoidable:

MM-GHG-1. Preparation of Project-Level Greenhouse Gas Impacts Analyses.

For potential future development that proceeds before an update to the Sustainable Santee Plan is adopted, a site-specific greenhouse gas (GHG) analysis is required. The site-specific GHG analysis shall (1) demonstrate how the project would not conflict with the Sustainable Santee Plan Consistency Checklist, and (2) demonstrate how the project would not conflict with the latest California Air Resources Board Scoping Plan, applicable GHG reduction targets, and other applicable GHG reduction plans. The site-specific GHG analysis shall be completed to the satisfaction of the City of Santee Planning and Building Department. Potential measures to reduce GHG emissions from future development shall be for project approval, including, but not limited to, the following:

Mobile Sources
• Provide electric vehicle charging infrastructure that meets or exceeds the most recent California Green Building Standards Tier 2 voluntary requirements.
• Provide bicycle parking facilities that exceed the most recent Title 24 Energy Code requirements.
• Provide preferential parking spaces for low-emitting, fuel-efficient, and carpool/van vehicles that exceed the most recent Title 24 Energy Code requirements.
• Unbundle residential parking costs from property cost. • Implement MM-TRA-1 and MM-TRA-2 as described in Section 4.15, Transportation.

Area Sources
• Prohibit wood burning devices, natural gas fireplaces, and propane fireplaces in residential development.
• Replace gas powered landscape equipment with zero-emission landscape equipment.

Energy Sources
• Require developments to use all-electric appliances and end uses. • Require all applicant-provided appliances be Energy Star–certified RESOLUTION NO. ____
83 appliances or appliances of equivalent energy efficiency (e.g., dishwashers, refrigerators, clothes washers, and dryers).
• Encourage residential participation in existing demand response program(s).
• Install cool pavement.
• Provide battery storage that exceeds the most recent Title 24 Energy Code requirements.
• Encourage procurement of electricity from lower carbon intensity power supply.

Water
• Adopt a water conservation strategy, which may include the following:
o Installing low-flow water fixtures
o Designing water-efficient landscapes
o Reducing turf in landscapes and lawns
Solid Waste
• Implement curbside recycling.
• Implement green waste collection areas.
• Implement an organics diversion program, which may include the following:
o Providing outreach and education materials to encourage reducing the volume of organic waste sent to landfills
o Providing clearly marked triple bin locations (waste, recycling, composting)
Refrigerants
• Use alternative refrigerants instead of high global warming potential refrigerants.
• Reduce service leak emissions by requiring that all appliances be serviced by a qualified technician who must make a recovery attempt using refrigerant recovery or recycling equipment before opening the appliance to atmospheric conditions, in accordance with existing state and federal regulations.

RESOLUTION NO. ____
84 • Reduce operational leak emissions by requiring regularly conducted visual inspections to ensure no leakages occur. If a leak does occur, repairs must be made within 14 days of detection.

These impacts are also addressed by MM-TRA-1, MM-TRA-2, which are set forth in full elsewhere in these Findings and in the Mitigation Monitoring and Reporting Program (Exhibit B).

D. NOISE
Threshold 4.11-2: Would the project result in generation of excessive groundborne vibration or goundborne noise levels (construction vibration)? Finding: Significant and unavoidable. (Draft PEIR, pp. 4.11-18–4.11-20.) Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effect as identified in the EIR. (State CEQA Guidelines, section 15091(a)(1).) Specific economic, legal, social, technological, or other considerations make infeasible the mitigation measures or project alternatives identified in the EIR. (State CEQA Guidelines, section 15091(a)(3).) Explanation:

Future site-specific projects using vibration-intensive construction equipment (e.g., impact pile drivers, vibratory rollers, dozers) could expose existing or future sensitive receptors to groundborne vibration exceeding the Federal Transit Administration (FTA) building-damage threshold of 0.2 inch per second peak particle velocity for residential structures and/or the human-annoyance threshold of 80 vibration decibels (VdB).The minimum separation distances required for compliance (ranging from approximately 15 to over 97 feet for the building-damage threshold, and up to approximately 155 feet for the human-annoyance threshold for impact pile driving) may not be feasible for one or more site-specific projects implemented under the Project, given parcels where sensitive receptors are in close proximity. Additionally, for residential building occupants at the screening distances required for compliance as shown in Section 4.11, groundborne vibration levels would be 94 VdB and therefore considered annoying. Groundborne vibration levels would be within 80 VdB and not considered annoying for residential building occupants at distances of 42 feet for a dozer, 73 feet for a roller, or 155 feet for an impact pile driver. Thus, greater distances than shown in Section 4.11 would be necessary to avoid exceeding the FTA threshold of significance for vibration-induced human annoyance. Thus, potential impacts from construction vibration are considered significant where these minimum distances may not be feasible for one or more sitespecific construction projects implemented under the Project.

In addition, because the Project is a program-level policy document, many future ministerial projects would not necessarily be subject to CEQA review or additional mitigation. Therefore, even with existing regulations, applicable Land Use Element goals and policies, and MM-NOI-2, the construction-vibration impact cannot be assured to be reduced to less than significant and remains significant and unavoidable.

RESOLUTION NO. ____
85 The following mitigation measure(s) have been required to substantially lessen the above impact(s), although the impact(s) would remain significant and unavoidable:

MM-NOI-2. Construction Vibration. For future development projects that utilize vibration-intensive construction equipment (e.g., pile drivers, jackhammers, vibratory rollers) within 500 feet of sensitive receptors, the project applicant shall submit a vibration impact evaluation to the City of Santee (City) for review and approval prior to issuance of a grading or building permit. The evaluation shall include a list of proposed construction equipment, associated vibration source levels, and a predictive analysis of potential project vibration impacts using Federal Transit Administration (FTA) guidance. If construction-related vibration is determined to exceed the FTA threshold of 0.2 inches per second peak particle velocity (PPV) or 80 velocity decibels (VdB) at vibration-sensitive uses, project-specific (e.g., suggested techniques per FTA or California Department of Transportation guidance) measures shall be required to ensure compliance with vibration standards. All project-specific measures approved by the City shall be incorporated into appropriate construction-related plans (e.g., demolition plans, grading plans, and building plans) and implemented during project construction.

Examples of equipment vibration source-to-receptor distances within which impact evaluation should occur, based on FTA reference vibration information, include the following:
• Jackhammer – 23 feet
• Dozer, hoe-ram, drill rig, front-end loader, tractor, or backhoe – 42 feet • Roller (for site ground compaction or paving) – 73 feet • Impact pile-driving – 155 feet
This mitigation measure shall remain in effect unless superseded by a Citywide groundborne vibration ordinance that establishes construction vibration standards and ensures project compliance with FTA thresholds for development projects within the Plan Area. If construction-related vibration is anticipated to exceed the FTA thresholds, the contractor shall issue written notice to all receptors located within the identified screening distances no later than 3 weeks before beginning any activities that involve the vibratory equipment referenced above. The notification shall specify the expected start date and the duration of daytime vibration-producing work. It should also advise recipients of the potential for vibration-related impacts, particularly for those that possess vibrationsensitive equipment. A contact phone number should be provided to property owners or occupants to report if they have vibration-sensitive devices.

If a vibration-related complaint is received, a vibration monitoring plan shall be implemented within two working days to ensure levels are reduced to below 0.2 ips PPV or 80 VdB at the nearest receptor(s). A qualified vibration consultant shall prepare and oversee the monitoring program, which must be submitted to the Director of Development Services for approval. The monitoring plan shall describe the monitoring location, the type RESOLUTION NO. ____
86 of instrumentation to be used, the methods for data collection and retention, and the procedures for reporting and addressing any exceedances.

At a minimum, the program shall include the following measures:
• Conduct vibration monitoring during construction using a seismograph or comparable equipment capable of measuring and recording displacement, frequency, particle velocity, or acceleration at the residence closest to the construction zone.
• Utilize equipment fitted with vibration-dampening features or other modifications that help reduce vibration levels.
• Substitute non-vibratory equipment where feasible.
• Limit the simultaneous operation of multiple pieces of equipment to minimize cumulative vibration.

E. TRANSPORTATION
Threshold 4.15-2: Would the project conflict or be inconsistent with CEQA Guidelines Section 15064.3(b) (vehicle miles traveled)? Finding: Significant and unavoidable. (Draft PEIR, pp. 4.15-13–4.15-18.) Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effect as identified in the EIR. (State CEQA Guidelines, section 15091(a)(1).) Specific economic, legal, social, technological, or other considerations make infeasible the mitigation measures or project alternatives identified in the EIR. (State CEQA Guidelines, section 15091(a)(3).) Explanation:

The Proposed Project would result in a potentially significant VMT impact.

Residential VMT per capita would exceed the City's threshold (85 percent of the citywide baseline) at 14 of 31 parcel clusters, and commercial net total VMT would exceed the City's zero-net-increase threshold at 14 parcel clusters. Therefore, the Proposed Project would result in a potentially significant VMT impact. While MM-TRA-1 and MM-TRA-2 would potentially reduce VMT, the effectiveness of VMT-reducing measures is contextsensitive and varies by project-specific details such as location and access to transit.

Because it cannot be guaranteed that each future individual project would fully mitigate its VMT given individual site conditions, the impact cannot be reduced to less than significant and remains significant and unavoidable, including on a cumulative basis.

The following mitigation measure(s) have been required to substantially lessen the above impact(s), although the impact(s) would remain significant and unavoidable:

MM-TRA-1. Transportation Demand Management Measures. For development projects located in parcel clusters that were identified to have an impact related to vehicle RESOLUTION NO. ____
87 miles traveled (VMT) under Mitigation Measure (MM) TRA-1, the City shall require that future projects are compliant with Mobility Element Policies 9.1 through 9.5, which encourage the use of Transportation Demand Management (TDM) strategies, such as ride-sharing programs, flexible work schedule programs, and incentives for employees to use transit. Additionally, alternative transportation modes, such as walking, cycling, and public transit are encouraged to reduce peak hour vehicular trips, save energy, and improve air quality. Sample TDM measures that may be applied at the project-level are provided below:
• Increase mixed-use development
• Increase transit accessibility
• Provide pedestrian network improvement along project frontage • Provide bicycle network improvement along project frontage • Provide bicycle parking and bike lockers
• Implement subsidized or discounted transit passes
• Provide ride-sharing programs
• Implement commute trip reduction marketing
• Implement school pool program
• Implement bike-sharing or micromobility program
• Provide local shuttle to connect visitors to different attractions throughout Santee
Additional measures can be found in the California Air Pollution Control Officers Association Quantifying Greenhouse Gas Mitigation Measures report (August 2010).

Mitigation measures should also be consistent with the City’s Active Transportation Plan.

MM-TRA-2. Project-Level VMT Analysis. For projects requiring discretionary review, if the proposed development does not meet any of the screening criteria outlined in the City of Santee (City) VMT Analysis Guidelines (April 13, 2022) or subsequently updated version, the applicant shall conduct a project-level vehicle miles traveled (VMT) analysis and identify VMT impacts associated with the proposed development. The project applicant shall reduce project-induced VMT impacts through implementation of VMT-reducing infrastructure and/or strategies that would mitigate the project’s VMTrelated impacts identified, but not limited to, measures from Mitigation Measure (MM) TRA-1, Transportation Demand Management Measures. Using applicable measures, the applicant shall prepare a Transportation Demand Management (TDM) Plan, which will be subject to the City’s review and approval. No development shall proceed until the TDM Plan is deemed acceptable by the City.

RESOLUTION NO. ____
88 F. UTILITIES AND SERVICE SYSTEMS
Threshold 4.17-2: Would the project have sufficient water supplies available to serve the Project and reasonably foreseeable future development during normal, dry, and multiple dry years?
Finding: Significant and unavoidable. (Draft PEIR, pp. 4.17-16–4.17-19.) Specific economic, legal, social, technological, or other considerations make infeasible the mitigation measures or project alternatives identified in the EIR. (State CEQA Guidelines, section 15091(a)(3).)
Explanation:

The realistic buildout of the Proposed Project would increase Santee’s projected population by an additional 16,151 residents by 2045, which would increase Santee’s total population to 78,987 projected residents by 2045. This additional population growth was not accounted for in PDMWD’s 2020 UWMP. However, PDMWD is currently preparing the 2025 UWMP (the draft is expected to be released in 2026). The City has been in coordination with PDMWD throughout the planning process to facilitate the inclusion of the Proposed Project in the 2025 UWMP. The projected growth resulting from realistic buildout of the Proposed Project would result in approximately 0.22 mgd total demand on water supply. California Water Code Section 10910 requires a water supply assessment be prepared for projects that meet the criteria set forth in Water Code Section 10912. If a project meets at least one of the criteria, the applicant or lead agency must coordinate with the water agency supplying water to determine whether the agency can meet the demand of the project. Future development projects facilitated by the Proposed Project would be subject to these requirements if they meet the criteria for projects in Section 10912. Further, the City requires that any development project requiring entitlement must coordinate with PDMWD to ensure infrastructure capacity. PDMWD reviews proposed development projects, assesses the needs of the project related to water provision and wastewater collection, and if infrastructure or other improvements are needed to supply water to the project, PDMWD requires conditions of approval including the necessary improvements.

However, although future development facilitated by the Proposed Project would undergo assessment to ensure it can be served by the existing water supply by the City and PDMWD, the 2020 UWMP does not indicate that PDMWD could accommodate additional demand beyond the projection demand for horizon year 2025. Due to the current ongoing planning process for the 2025 UWMP, it cannot be guaranteed the 2025 UWMP would indicate the current and planned water supplies would accommodate the projected growth from the Proposed Project. Although ongoing coordination between the City and PDMWD would ensure the Proposed Project would be considered in the 2025 UWMP projections, at this time, it cannot be guaranteed there would be sufficient water supplies available to serve the anticipated growth from the Proposed Project through the 2045 planning period during normal, dry, and multiple dry years. There is no feasible mitigation that would guarantee adequate water supply; thus, the impact is significant and unavoidable.

RESOLUTION NO. ____
89 No feasible mitigation measures are available that would reduce this impact to a less-than-significant level.

SECTION V.CUMULATIVE IMPACTS
The City Council hereby finds, based on substantial evidence in the record, that the cumulative impacts of the Proposed Project are as set forth below. Cumulative impacts found to be cumulatively considerable (significant and unavoidable) are subject to the Statement of Overriding Considerations in Section IX.

A. AESTHETICS
Finding: Not cumulatively considerable. (Draft PEIR, Chapter 5.) Explanation:

Aesthetic impacts are localized to the highly urbanized Plan Area, and the Project, combined with the Santee Housing Element and Town Center Specific Plan, is not expected to significantly affect scenic vistas, scenic resources, visual character, or light and glare. Future infill development would comply with applicable General Plan policies, Development Code regulations, Title 24 lighting standards, and overlay site design standards. The Project's incremental contribution would not be cumulatively considerable across all four aesthetics thresholds.

B. AIR QUALITY
Finding: Cumulatively considerable (significant and unavoidable). (Draft PEIR, Chapter 5.)
Explanation:

Air quality is inherently regional and cumulative. The Project's additional growth was not accounted for in SANDAG's 2025 Regional Plan or the 2022 RAQS/SIP, so until those plans are updated (per MM-AQ-1) the Project would conflict with the applicable air quality plans, and it could add criteria pollutants in a nonattainment basin and expose sensitive receptors to TACs even with MM-AQ-2 through MM-AQ-5. Because mitigation cannot guarantee reduction to less than significant, the Project's incremental contribution to plan consistency (4.2-1), criteria pollutant (4.2-2), and TAC (4.2-3) impacts is cumulatively considerable and significant; only odors (4.2-4) are not cumulatively considerable.

C. BIOLOGICAL RESOURCES
Finding: Not cumulatively considerable.(Draft PEIR, Chapter 5.) Explanation:

Although special-status species, sensitive natural communities, wetlands, and RESOLUTION NO. ____
90 wildlife corridors persist in the largely developed city, the Project promotes infill within urbanized areas and would not alter designated open space. Future development that occurs in undeveloped or natural areas must comply with the PEIR mitigation (MM-BIO1 through MM-BIO-17) and obtain required resource-agency permits, and MM-BIO-1 through MM-BIO-16 ensure consistency with the Draft Santee MSCP Subarea Plan. With this mitigation, the Project's incremental contribution to cumulative biological impacts would not be cumulatively considerable across all thresholds.

D. CULTURAL RESOURCES
Finding: Cumulatively considerable (significant and unavoidable). (Draft PEIR, Chapter 5.)
Explanation:

Densification and increased density allowances could result in demolition of, or material impairment to, historic resources, and adherence to existing regulations and Project policies would not prevent the loss of all potential historic resources (4.4-1).

Likewise, even with MM-CUL-2, individual archaeological resources could still be impacted by new development under the Project and cumulative projects (4.4-2).

Therefore, the Project's incremental contribution to cumulative historic and archaeological resource impacts would be cumulatively considerable, while human-remains impacts (4.4-3) would not be cumulatively considerable.

E. ENERGY
Finding: Not cumulatively considerable. (Draft PEIR, Chapter 5.) Explanation:

Cumulative development would incrementally increase energy demand for construction, operations, and transportation, but all projects are implemented under a regulatory framework prioritizing efficiency and GHG reduction (Title 24 Parts 6 and 11, SB 100, and vehicle/fuel efficiency standards). The Project would not result in wasteful, inefficient, or unnecessary energy use, nor obstruct state or local energy and renewable energy plans and would increase mixed-use development consistent with regional goals.

The Project's incremental contribution to cumulative energy impacts would not be cumulatively considerable.

F. GEOLOGY AND SOILS
Finding: Cumulatively considerable. (Draft PEIR, Chapter 5.) Explanation:

Most geology and soils impacts (fault rupture, ground shaking, liquefaction, unstable and expansive soils, erosion, septic systems) are site-specific, mitigated projectby-project through California Building Code and Construction General Permit/MS4 RESOLUTION NO. ____
91 compliance and would not be cumulatively considerable. However, for paleontological resources (4.6-6), even with MM-GEO-1 requiring a monitoring and mitigation program, the Project combined with past, present, and future cumulative development could still materially impair nonrenewable resources, so its incremental contribution would be cumulatively considerable.

G. GREENHOUSE GAS EMISSIONS
Finding: Cumulatively considerable (significant and unavoidable). (Draft PEIR, Chapter 5.)
Explanation:

GHG and global climate change are inherently cumulative, so the Project's Section

4.7 significance conclusions also serve as its cumulative conclusions. Future development could conflict with the Sustainable Santee Plan, CARB 2022 Scoping Plan, and SANDAG 2025 Regional Plan, and although MM-GHG-1 (project-level GHG analyses) and MM-TRA-1/MM-TRA-2 (VMT reduction) would apply, at a program level it cannot be guaranteed each project fully mitigates GHG impacts. Therefore, the Project's contribution to cumulative GHG emissions would be cumulatively considerable.

H. HAZARDS AND HAZARDOUS MATERIALS
Finding: Not cumulatively considerable. (Draft PEIR, Chapter 5.) Explanation:

Hazards impacts are generally site-specific, and the Project proposes no new or expanded industrial uses. Compliance with federal, state, and local regulations, airport land use compatibility plans (MCAS Miramar and Gillespie Field ALUCPs) and FAA rules, the County emergency operations plan, and construction traffic control plans, together with MM-HAZ-1 and MM-HAZ-2 (site investigation and contaminated soil/vapor management for routine use, upset/accident, and Cortese List sites), would reduce impacts. The Project's incremental contribution to all hazards thresholds would not be cumulatively considerable.

I. HYDROLOGY AND WATER QUALITY
Finding: Not cumulatively considerable. (Draft PEIR, Chapter 5.) Explanation:

Cumulative development is governed by the San Diego RWQCB Basin Plan and would be required to comply with the NPDES Construction General Permit, Municipal Storm Water/MS4 Permit, the City's BMP Design Manual, and LID requirements that address water quality, groundwater recharge, runoff, and flood hazards. The San Diego River Valley Groundwater Basin is low priority and the Project would not use groundwater, and future flood-zone development must comply with the City's Flood Damage Prevention RESOLUTION NO. ____
92 standards. The Project's contribution to cumulative water quality, groundwater, runoff/flood, inundation, and plan-conflict impacts would not be cumulatively considerable.

J. LAND USE AND PLANNING
Finding: Not cumulatively considerable. (Draft PEIR, Chapter 5.) Explanation:

The Project proposes no roadways, structures, or transportation facilities that would physically divide an established community, and reasonably foreseeable development would be compatible with existing and planned uses under the 2003-2020 General Plan. Land use conflicts are typically site-specific rather than cumulative in nature, and the Project would not conflict with any applicable land use plans. The Project's incremental contribution to cumulative land use and planning impacts would not be cumulatively considerable.

K. NOISE
Finding: Not cumulatively considerable. (Draft PEIR, Chapter 5.) Explanation:

Construction noise from individual Project elements is predicted to attenuate to levels compliant with FTA criteria, and operational noise (traffic, stationary sources, and light rail) would remain below applicable thresholds, with cumulative traffic noise captured in SANDAG TFIC growth projections used in future-year modeling. Groundborne vibration attenuates rapidly, making overlapping vibration at a common receptor unlikely, and the Project does not include uses conflicting with Gillespie Field airport noise standards. The Project's incremental contribution to cumulative construction noise, operational noise, vibration, and airport noise impacts would not be cumulatively considerable.

L. POPULATION AND HOUSING
Finding: Not cumulatively considerable. (Draft PEIR, Chapter 5.) Explanation:

The Project provides the planning framework to accommodate roughly 5,687 new dwelling units and about 16,151 new residents by 2045, so its growth is planned rather than unplanned, even though it exceeds SANDAG's Series 15 forecast. Mandatory fouryear RTP/SCS updates would reconcile the growth projections, and temporary residential displacement during infill redevelopment would be offset by RHNA-driven housing production including affordable units. The Project's contribution to cumulative unplannedgrowth (4.12-1) and housing-displacement (4.12-2) impacts would not cumulatively considerable.

RESOLUTION NO. ____
93 M. PUBLIC SERVICES
Finding: Not cumulatively considerable. (Draft PEIR, Chapter 5.) Explanation:

The Project's added population of about 16,151 residents would increase demand on fire protection, police protection, schools, parks, and libraries, potentially requiring new or expanded facilities. However, future discretionary projects must demonstrate CEQA compliance and pay fair-share development impact fees, SB 50 school fees, and Quimby Act park fees, which constitute adequate mitigation. With these fees and regulatory compliance, the Project's incremental contribution to cumulative public services impacts would not be cumulatively considerable.

N. RECREATION
Finding: Not cumulatively considerable. (Draft PEIR, Chapter 5.) Explanation:

Added population would increase demand for parks and recreation, but Santee would maintain a ratio of 7.8 acres of parkland per 1,000 residents at 2045 buildout, and the Project does not directly propose or facilitate new parkland. Future discretionary development must comply with CEQA and pay applicable Quimby Act park impact fees or dedicate land, and most park users would remain Santee residents. The Project's contribution to cumulative recreation impacts (deterioration of facilities and construction of new facilities) would not cumulatively considerable.

O. TRANSPORTATION
Finding: Cumulatively considerable (significant and unavoidable). (Draft PEIR, Chapter 5.)
Explanation:

Many parcel clusters located near transit or in VMT-efficient areas, plus localserving commercial uses, would have no Project-level or cumulative VMT impacts, and consistency, design-hazard, and emergency-access thresholds would not be cumulatively considerable. However, development on parcel clusters outside transit priority or VMT-efficient areas and regional commercial uses over 50,000 square feet would cause significant VMT impacts, and although MM-TRA-1 and MM-TRA-2 would apply, they cannot be guaranteed to reduce all VMT impacts to less than significant.

Therefore, the Project's contribution to cumulative VMT (4.15-2) is substantial and remains cumulatively considerable.

P. TRIBAL CULTURAL RESOURCES
Finding: Cumulatively considerable. (Draft PEIR, Chapter 5.) RESOLUTION NO. ____
94 Explanation:

TCRs are unique, nonrenewable resources, and cumulative development could destroy or alter them and the broader tribal cultural landscape. While discretionary projects undergo project-level CEQA review and tribal consultation under SB 18/AB 52, ministerial and categorically exempt projects are not subject to that review, and no feasible mitigation can mandate consultation for exempt projects or address TCR impacts at the cumulative level. Therefore the Project's incremental contribution to cumulative TCR impacts would be cumulatively considerable.

Q. UTILITIES AND SERVICE SYSTEMS
Finding: Cumulatively considerable (significant and unavoidable). (Draft PEIR, Chapter 5.)
Explanation:

Wastewater conveyance, water conveyance, stormwater, dry utilities (4.17-1 components), water supply (4.17-2), and solid waste (4.17-4, 4.17-5) impacts would not be cumulatively considerable given system-wide, project-by-project upgrades, BMP/regulatory compliance, and landfill capacity assumptions. However, for wastewater treatment capacity (4.17-1 and 4.17-3), the Project adds 0.13 mgd toward PDMWD's projected 0.8 mgd increase by 2045, and because future treatment capacity cannot be fully evaluated without understanding combined sewage loads (including El Cajon growth) across the PDMWD collection area, this impact would be cumulatively considerable.

R. WILDFIRE
Finding: Not cumulatively considerable. (Draft PEIR, Chapter 5.) Explanation:

Cumulative projects fall within the County's Multi-Jurisdictional Hazard Mitigation Plan and Emergency Operations Plan, with traffic control plans maintaining emergency access during construction. Although added population increases wildfire exposure and the region carries existing cumulative fire risk, future development must comply with the California Fire/Building Codes, the California Wildland-Urban Interface Code, and the Santee Fire Code, with more stringent Part 7 requirements in High and Very High FHSZs, and Project-related infrastructure would be limited to on-site/adjacent improvements in urbanized areas. The Project's incremental contribution to cumulative wildfire impacts (emergency response, exposure, infrastructure-related ignition, and post-fire runoff) would not be cumulatively considerable.

SECTION VI. FINDINGS REGARDING SIGNIFICANT IRREVERSIBLE

ENVIRONMENTAL CHANGES
Sections 15126(c) and 15126.2(d) of the State CEQA Guidelines require an EIR to address any significant irreversible environmental changes that would result from RESOLUTION NO. ____
95 implementation of the project. The City Council finds as follows:

The City finds, pursuant to CEQA Guidelines Section 15126.2(d), that while future development under the Proposed Project would involve some irreversible commitment of nonrenewable resources—including water, electricity, natural gas, fossil fuels, and durable building materials—such use would not be unnecessary, inefficient, or wasteful, and the irretrievable commitment of resources would not be significant. Building materials would be durable and long-lived and subject to CALGreen construction-and-demolition recycling requirements; operational resource use would decline over time through compliance with Title 24, local green-building requirements, and the increasing renewable-electricity mandates of Senate Bill 100; and VMT-reducing, transit-oriented infill development (with MM-TRA-1 and MM-TRA-2) would lower per-vehicle fossil fuel consumption. Because substantial regional growth would occur regardless of the Project, the Project's consumption of resources is justified by accommodating growth within existing developed areas, thereby reducing the irreversible environmental changes that sprawl-type development would otherwise cause.

SECTION VII. GROWTH-INDUCING IMPACTS
Section 15126.2(e) of the State CEQA Guidelines requires an EIR to discuss the ways in which a project could foster economic or population growth, or the construction of additional housing, directly or indirectly. The City Council finds as follows:

The City finds, based on substantial evidence in the record, that the Proposed Project would not result in a significant growth-inducing impact. Although the Project would facilitate population and economic growth—accommodating approximately 16,151 residents at buildout of the Project parcels along with new commercial uses and associated employment—it would not remove physical or regulatory obstacles to growth in previously unserved areas. Future development would occur within already built-out areas served by existing utilities and public services; while localized infrastructure upgrades could be needed, the Project would not extend utilities or infrastructure into new, previously unserved areas. Instead, the Project directs anticipated regional growth into areas best suited for increased density—along established transit corridors with existing amenities and civic infrastructure—thereby fostering sustainable, walkable, transit-supportive infill development and discouraging suburban sprawl.

SECTION VIII. ALTERNATIVES
A. BACKGROUND
In accordance with CEQA Guidelines Section 15126.6, the Draft PEIR evaluated a reasonable range of alternatives to the Proposed Project that could feasibly attain most of the basic objectives of the Project while avoiding or substantially lessening one or more of its significant effects. The City has reviewed and considered the information in the Final PEIR concerning the alternatives. The significant and unavoidable impacts of the Proposed Project relate to air quality, cultural resources (historical), greenhouse gas emissions, noise (construction vibration), transportation (VMT), and utilities and service RESOLUTION NO. ____
96 systems (water supply).

Section 15126.6 of the State CEQA Guidelines requires an EIR to describe a range of reasonable alternatives to the project that would feasibly attain most of the basic objectives of the project but would avoid or substantially lessen any of its significant effects, and to evaluate the comparative merits of the alternatives. An EIR need not consider every conceivable alternative, nor must it consider alternatives that are infeasible. The City finds that it has considered the alternatives identified in the EIR and described below.

B. PROJECT OBJECTIVES
The following objectives have been established for the Proposed Project:
• Objective 1 – Promote Vertical Mixed-Use Development: Offer infill development opportunities, particularly for vertical mixed-use development along the City's multimodal corridors, near public transit, and proximate to existing services and amenities.
• Objective 2 – Enhance Mobility Access/Reduce Vehicle Miles Traveled: Foster development with a micromobility concept that allows for resident access to proximate services, amenities, and recreational opportunities without the need for a vehicle trip, thus reducing local vehicle trips and vehicle miles traveled. • Objective 3 – Promote Fair Housing: Support infill residential development that increases the supply of affordable and workforce housing, especially for families. • Objective 4 – Expand Access to Services and Public Spaces: Enhance and protect access to parks, open spaces, the library, and other community and social services. Enhance and preserve educational and cultural resources, public art, and historic landmarks.

C. ALTERNATIVES CONSIDERED BUT REJECTED FROM DETAILED ANALYSIS Three additional alternatives were considered but rejected from detailed analysis in the Draft PEIR (Section 7.3). The Community Hubs Overlay Only Alternative would retain only the Community Hub Overlay parcels (an estimated 75 percent reduction in dwelling units and 30 percent reduction in commercial square footage); it was rejected because the wider geographic distance between hub parcels may not reduce (and could increase) VMT, and because the hubs lack access to primary transit (notably the Santee Trolley Station) and exclude the main commercial corridor (Mission Gorge Road), failing the objectives of the City's Housing and Land Use grant program. The Housing Only Alternative would focus on residential rather than mixed-use development; it was rejected because it would reduce commercial land uses in service-rich areas, would continue to segregate land uses, and would not support the objectives of mixed-use development along multimodal corridors or VMT reduction. The Alternate Location Alternative would apply the overlays at different locations in the City; it was rejected because relocating higher-density mixed-use away from the main transit corridors would not reduce (and RESOLUTION NO. ____
97 could increase) VMT, air quality, and greenhouse gas impacts, could create land use incompatibilities, and would not support any project objective. The City's community outreach confirmed the main transit corridors as the preferred overlay locations.

Finding: The City Council rejects the above alternatives from detailed analysis, on the following grounds, each of which independently provides sufficient justification: (1) the alternatives would not avoid the Project's significant and unavoidable impacts; (2) the alternatives would not better meet the basic objectives of the Project; and/or (3) the alternatives are infeasible. Therefore, these alternatives are eliminated from further consideration.

D. EVALUATION OF ALTERNATIVES SELECTED FOR ANALYSIS
The Draft PEIR analyzed the following alternatives in detail:
• Alternative 1 – No Project Alternative
• Alternative 2 – Reduced Overall Density Alternative
• Alternative 3 – Community Corridor Overlay Only Alternative • Alternative 4 – No Increased Density Alternative

1. Alternative 1 – No Project Alternative
Description:As required by CEQA Guidelines Section 15126.6(e), the No Project Alternative reflects the continuation of existing conditions. Under this alternative, the Land Use Element Update would not be adopted, and the Plan Area would continue to develop under the existing 2003–2020 General Plan land use designations and zoning, as amended by the Housing Element Rezone Implementation Program and the Town Center Specific Plan. No new development framework, overlays, or land use map changes would be established, and buildout would be lower than under the Proposed Project.

Comparison to the Proposed Project: This alternative would reduce or avoid most of the Project's environmental impacts, including impacts related to aesthetics, energy, hazards and hazardous materials, hydrology and water quality, noise (including the Project's significant construction-vibration impact), population and housing, public services, recreation, utilities and service systems, and wildfire. However, it would not eliminate the significant and unavoidable air quality and greenhouse gas plan-consistency impacts carried forward from the previously certified Housing Element and Town Center Specific Plan environmental documents, and it would result in greater transportation (VMT) and operational greenhouse gas impacts because growth would be more dispersed, with higher per-capita and per-employee VMT. It would also perpetuate an outdated General Plan that is not extended to the 2045 horizon.

Finding: The City finds that, because the timing, intensity, and location of future development under this alternative are unknown, it is speculative to assume that all future projects could reduce impacts to less than significant, and the alternative would RESOLUTION NO. ____
98 not avoid all of the Project's significant and unavoidable impacts (and would worsen transportation and operational greenhouse gas impacts). More importantly, this alternative would substantially impair the City's ability to attain the basic project objectives: Objectives 1 (vertical mixed-use development), 2 (mobility/VMT reduction), and 4 (access to services and public spaces) would not be met, and only Objective 3 (fair housing) could be partially met through the Town Center Specific Plan. For these reasons, and for the additional economic, social, and other reasons set forth in the Statement of Overriding Considerations, the City rejects this alternative as infeasible and undesirable from a policy standpoint.

2. Alternative 2 – Reduced Overall Density Alternative
Description: This alternative would apply the same Community Hub Overlay and Community Corridor Overlay as the Proposed Project, on the same parcels, but at reduced density and height limits, and would still redesignate parcel APN 378-160-25-00 to Medium-High Residential (R-14). It would result in approximately a 35 percent reduction in total dwelling units (approximately 3,695 units, or about 1,992 fewer units than the Project) with no change in commercial square footage.

Comparison to the Proposed Project: This alternative would reduce the severity of the Project's impacts related to aesthetics, air quality, energy, greenhouse gas generation, hydrology and water quality, noise, population and housing, public services, recreation, utilities and service systems, and wildfire due to the reduction in residential units. However, it would not eliminate any of the Project's significant and unavoidable impacts: air quality (plan consistency, cumulative criteria-pollutant increase, and sensitive-receptor exposure) and cultural resources (historical) would remain significant and unavoidable, and transportation (VMT) would remain significant and unavoidable and would be less effectively reduced than under the Proposed Project.

Finding: The City finds that this alternative would not eliminate any of the Project's significant and unavoidable impacts. Although it would meet all four project objectives, it would do so on a reduced scale and would provide fewer housing units and reduced housing choice, thereby providing fewer of the Project's benefits. For these reasons, and for the reasons set forth in the Statement of Overriding Considerations, the City rejects this alternative in favor of the Proposed Project.

3. Alternative 3 – Community Corridor Overlay Only Alternative Description: This alternative would include only the Community Corridor Overlay (along the Mission Gorge Road and Cuyamaca Street corridors), plus the parcel land use change, and would exclude the Community Hub Overlay. It would focus mixed-use development along established transit corridors on fewer parcels and a smaller geographic area, reducing overall dwelling units by approximately 18 percent and commercial square footage by approximately 19 percent compared to the Proposed Project.

Comparison to the Proposed Project: Because development would occur on RESOLUTION NO. ____
99 fewer parcels over a smaller area, this alternative would reduce the severity of impacts across nearly all issue areas, including aesthetics, air quality, biological resources, cultural resources, energy, geology and soils, greenhouse gas generation, hazards and hazardous materials, hydrology and water quality, noise, population and housing, public services, recreation, tribal cultural resources, utilities and service systems, and wildfire.

However, it would not eliminate the Project's significant and unavoidable impacts related to air quality, cultural resources (historical), or transportation (VMT).

Finding: The City finds that this alternative would reduce, but not eliminate, the Project's significant and unavoidable impacts. While it would meet all four project objectives, it would do so on a reduced scale and would not attain the objectives as fully as the Proposed Project, particularly the objective to provide housing and mixed-use opportunities at the Community Hub locations. For these reasons, and for the reasons set forth in the Statement of Overriding Considerations, the City rejects this alternative in favor of the Proposed Project.

4. Alternative 4 – No Increased Density Alternative
Description: Under this alternative, the Land Use Element Update would be adopted (including its updated goals and policies and Airport Land Use Compatibility Plan consistency), but no changes to existing land use designations or densities would be implemented. The Plan Area would continue to develop under the existing 2003–2020 General Plan designations and zoning, as amended by the Housing Element Rezone Implementation Program and the Town Center Specific Plan, and buildout would be lower than under the Proposed Project.

Comparison to the Proposed Project: This alternative would reduce the severity of impacts related to aesthetics, air quality, energy, hazards and hazardous materials, hydrology and water quality, noise (including the construction-vibration impact), population and housing, public services, recreation, and utilities and service systems. It would not eliminate the air quality and greenhouse gas plan-consistency impacts carried forward from prior environmental documents, and it would result in greater transportation (VMT) and operational greenhouse gas impacts due to more dispersed growth. Notably, this alternative would result in greater wildfire impacts than the Proposed Project because development would occur outside the Project parcels and could place more development within Very High Fire Hazard Severity Zones and the wildland-urban interface.

Finding: The City finds that this alternative would not avoid all of the Project's significant and unavoidable impacts and would worsen transportation, operational greenhouse gas, and wildfire impacts. Because no changes to land use or density would be implemented, the alternative would substantially impair the City's ability to attain the basic project objectives: Objectives 1, 2, and 4 would not be met, and only Objective 3 could be partially met through the Town Center Specific Plan. For these reasons, and for the reasons set forth in the Statement of Overriding Considerations, the City rejects this alternative as infeasible and undesirable from a policy standpoint.

E. ENVIRONMENTALLY SUPERIOR ALTERNATIVE
RESOLUTION NO. ____
100
CEQA Guidelines Section 15126.6(e)(2) requires that, where the No Project Alternative is environmentally superior, the EIR also identify an environmentally superior alternative from among the other alternatives. The Draft PEIR identifies Alternative 3 (Community Corridor Overlay Only Alternative) as the environmentally superior alternative. Although the No Project, Reduced Overall Density, and Community Corridor Overlay Only alternatives would each reduce impacts compared to the Proposed Project, Alternative 3 is environmentally superior because its reduced development footprint yields the greatest reduction in environmental impacts while still allowing the Project's objectives to be met (at a reduced scale), whereas the No Project Alternative would meet only one objective in part. While Alternative 3 is environmentally superior for CEQA purposes, it would not eliminate the Project's significant and unavoidable impacts related to air quality, cultural resources, and transportation, and it would not attain the project objectives as fully as the Proposed Project.

SECTION IX.ADOPTION OF STATEMENT OF OVERRIDING CONSIDERATIONS Pursuant to State CEQA Guidelines Section 15093(a) and Public Resources Code Section 21081(b), the City Council must balance, as applicable, the economic, legal, social, technological, or other benefits, including region-wide or statewide environmental benefits, of the Proposed Project against its unavoidable environmental risks in determining whether to approve the Project. If the specific benefits of the Project outweigh the unavoidable adverse environmental effects, those effects may be considered acceptable.

Having reduced the adverse significant environmental effects of the Project to the extent feasible by adopting the mitigation measures identified in the EIR and these Findings, and having considered the entire administrative record, the City Council has weighed the benefits of the Project against its unavoidable adverse impacts after mitigation with respect to air quality, cultural resources (historical resources), greenhouse gas emissions, noise (construction vibration), transportation (vehicle miles traveled), and utilities and service systems (water supply). While recognizing that these unavoidable adverse impacts are significant under CEQA thresholds, the City Council nonetheless finds that these impacts are acceptable and outweighed by specific social, economic, environmental, and other benefits of the Project.

In making this determination, the factors and public benefits specified below were considered. Any one of these reasons is sufficient to justify approval of the Project. Thus, even if a court were to conclude that not every reason is supported by substantial evidence, the City Council would stand by its determination that each individual reason is sufficient. The substantial evidence supporting these benefits can be found in the preceding findings, which are incorporated by reference, and in the documents constituting the record of proceedings.

The City Council therefore finds that, for each of the significant and unavoidable impacts subject to a finding under Public Resources Code Section 21081(a)(3), each of the following social, economic, and environmental benefits of the Project, independent of the other benefits, outweighs the significant unavoidable adverse impacts and renders RESOLUTION NO. ____
101
acceptable each and every one of those unavoidable adverse environmental impacts:

1. The Proposed Project would promote vertical mixed-use infill development along the City's multimodal corridors, near public transit, and proximate to existing services and amenities through the new Community Hub Overlay and Community Corridor Overlay, making efficient use of underutilized and vacant parcels rather than developing previously undeveloped land.

2. The Proposed Project would help accommodate anticipated regional population growth and meet the City's housing needs by enabling a realistic buildout of approximately 5,687 dwelling units on the Project parcels by 2045, directing density into areas best suited to accommodate it and discouraging unsustainable suburban sprawl.

3. The Proposed Project would advance fair housing by supporting infill residential development that increases the supply of affordable and workforce housing, especially for families, consistent with the statewide goal of increasing housing production and affordability and with the City's Sixth Cycle (2021–2029) Housing Element.

4. The Proposed Project would enhance mobility by fostering micromobility and concentrating higher-density, transit-supportive, walkable development along established transit corridors, allowing residents to access proximate services, amenities, and recreational opportunities without the need for a vehicle trip.

5. The Proposed Project would expand and protect access to parks, open spaces, the library, and other community and social services, while enhancing and preserving educational and cultural resources, public art, and historic landmarks, and fostering livable neighborhoods with public spaces, greenspace, and recreation amenities.

6. The Proposed Project would modernize the outdated 2003–2020 General Plan Land Use Element by refreshing background data, goals, and policies and establishing an updated land use map over a 20-year planning horizon to 2045, reflecting current demographic conditions and newly enacted state laws.

7. The Proposed Project would establish consistency between the City's land use designations and zoning—including incorporating the changes from General Plan Amendment GPA2021-2 and directing an ordinance updating the zoning map and Santee Municipal Code—thereby ensuring internal consistency between the Land Use Element and the City's other General Plan elements.

8. The Proposed Project would generate economic and fiscal benefits by accommodating approximately 3,476,755 square feet of commercial development (a net increase of approximately 1,740,453 square feet), supporting new job opportunities, expanding local markets and economic activity, and helping ensure that new development pays its fair share of public services and infrastructure costs.

RESOLUTION NO. ____
102

9. The Proposed Project would support long-term resource conservation and sustainability by concentrating growth in already-developed, infrastructure-served areas, reducing vehicle miles traveled and per-vehicle fossil fuel consumption, encouraging transit-oriented and active transportation, and reflecting compliance with state energy and green-building mandates (Senate Bill 100, CALGreen, and Title 24).

EXHIBIT B

MITIGATION MONITORING AND REPORTING PROGRAM
The Mitigation Monitoring and Reporting Program (MMRP) for the Santee Land Use Element Update, adopted pursuant to Public Resources Code Section 21081.6, is set forth in the separately prepared MMRP (Table MMRP-1) and is attached to the Resolution as Exhibit B and incorporated herein by reference. The MMRP identifies each mitigation measure, the party responsible for implementation, the timing of implementation, the party responsible for monitoring, and the timing of verification.

SANTEE LAND USE ELEMENT UPDATE MITIGATION MONITORING AND REPORTING PROGRAM JUNE 2026 MMRP-1
Mitigation Monitoring and Reporting Program
Introduction
The California Environmental Quality Act (CEQA) requires that when a public agency completes an environmental document which includes measures to mitigate or avoid significant environmental effects, the public agency must adopt a reporting or monitoring program. This requirement ensures that environmental impacts found to be significant will be mitigated. The reporting or monitoring program must be designed to ensure compliance during project implementation (Public Resources Code Section 21081.6).

In compliance with Public Resources Code Section 21081.6, Table MMRP-1, Mitigation Monitoring and Reporting Program (MMRP), has been prepared for the City of Santee Land Use Element Update (Project or Proposed Project).

This MMRP is intended to provide verification that all applicable mitigation measures relative to significant environmental impacts are monitored and reported.

This MMRP delineates responsibilities for implementation, completion, and monitoring of each required mitigation measure, while also allowing the City of Santee (City) flexibility and discretion in determining how best to monitor implementation. Monitoring procedures will vary according to the type of mitigation measure. Adequate monitoring consists of demonstrating that monitoring procedures took place and that mitigation measures were implemented.

Minor changes to the MMRP, if required, would be made in accordance with CEQA and would be permitted after further review and approval by the City. No change to the MMRP will be permitted unless the MMRP does not continue to satisfy the requirements of Public Resources Code Section 21081.6.

No mitigation measures are required for the following environmental issue areas, for which the Proposed Project would result in less-than-significant impacts:
▪ Aesthetics;
▪ Energy;
▪ Hydrology and Water Quality;
▪ Land Use and Planning;
▪ Population and Housing;
▪ Public Services;
▪ Recreation; and
▪ Wildfire.

Chapter 4, Sections 4.1 through 4.18, of the Draft PEIR contains detailed environmental analyses of the existing conditions, project impacts (including direct and indirect, short-term, long-term, and cumulative impacts), recommended mitigation measures, and significant unavoidable impacts, if any. Based on that analysis, the following environmental issue areas were determined to have potentially significant impacts for which mitigation measures have been identified:
▪ Air Quality;

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SANTEE LAND USE ELEMENT UPDATE MITIGATION MONITORING AND REPORTING PROGRAM JUNE 2026 MMRP-1
▪ Biological Resources;
▪ Cultural Resources;
▪ Geology and Soils;
▪ Greenhouse Gas Emissions;
▪ Hazards and Hazardous Materials;
▪ Noise;
▪ Transportation;
▪ Tribal Cultural Resources; and
▪ Utilities and Service Systems.

Mitigation measures identified to reduce these potentially significant impacts are presented in Table MMRP-1, below. Even with implementation of all feasible mitigation measures, impacts related to Air Quality, Cultural Resources, Greenhouse Gas Emissions, Noise, Transportation, and Utilities and Service Systems would remain significant and unavoidable, as described in the Draft PEIR and in the Findings of Fact and Statement of Overriding Considerations adopted for the Proposed Project.

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Table MMRP-1 Mitigation Monitoring and Reporting Program Table Mitigation Measure
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MM-AQ-1. Update the Regional Growth Forecast. Prior to the next update to the San Diego Association of Governments (SANDAG) regional growth forecast as part of the Regional Transportation Plan/Sustainable Communities Strategy, the City of Santee (City) shall prepare a revised population and employment forecast for SANDAG that reflects the changes in anticipated growth resulting from the City’s Proposed Land Use Element Update. The updated forecast provided to SANDAG shall be used to inform the San Diego Air Pollution Control District (SDAPCD) update to the Regional Air Quality Strategy.

The City shall prepare and submit a letter notifying SDAPCD of this revised forecast for use in the future update to the plans as required.

City of Santee
Planning &
Building
Department
Prior to the
next update
to the
SANDAG
regional
growth
forecast
City of Santee
Planning &
Building
Department
Prior to the
next update
to the
SANDAG
regional
growth
forecast
MM-AQ-2. Preparation of Project-Level Quantitative
Construction Air Quality Impacts Analyses. Prior to discretionary approval by the City of Santee (City) for development projects subject to California Environmental Quality Act review (i.e., nonexempt projects), project applicants shall prepare and submit a technical assessment evaluating potential project construction-related air quality impacts to the City Planning and Building Department for review and approval. If
construction-related criteria air pollutants are determined to have the potential to exceed the thresholds of significance adopted by the San Diego Air Pollution Control District (SDAPCD), the City Planning and Building Department shall require feasible mitigation measures to reduce air quality emissions. Potential measures that shall be incorporated as conditions of approval and may include, but are not limited to, the following:
▪ Requiring fugitive dust control measures that exceed
SDAPCD Rules 52, 54, and 55, such as:
- Requiring use of nontoxic soil stabilizers to reduce wind erosion.

Project Applicant;
Qualified Air
Quality Consultant
Prior to
discretionary
approval by
the City
City of Santee
Planning &
Building
Department
Prior to
discretionary
approval by
the City and
during
construction

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Table MMRP-1 Mitigation Monitoring and Reporting Program Table Mitigation Measure
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- Applying water twice daily to active soil-disturbing
activities.
- Tarping and/or maintaining a minimum of 24 inches of
freeboard on trucks hauling dirt, sand, soil, or other
loose materials.
▪ Requiring off-road construction equipment to be hybrid electric-diesel or zero emission, where available, and all diesel-fueled off-road construction equipment to be
equipped with California Air Resources Board Tier 4 Final engines or better.
▪ Ensuring construction equipment is properly serviced and maintained to the manufacturer’s standards.
▪ Limiting nonessential idling of construction equipment to no more than 5 consecutive minutes.
▪ Using paints, architectural coatings, and industrial
maintenance coatings that have volatile organic compound levels of 10 grams per liter or less.

MM-AQ-3. Preparation of Project-Level Quantitative Operational Air Quality Impacts Analyses. Prior to discretionary approval by the City of Santee (City) for development projects subject to California Environmental Quality Act review (i.e., nonexempt projects), project applicants shall prepare and submit a technical assessment evaluating potential project operationrelated air quality impacts to the City Planning and Building Department for review and approval. If operation-related criteria air pollutants are determined to have the potential to exceed the thresholds of significance adopted by the San Diego Air Pollution Control District (SDAPCD), the City Planning and Building Department shall require feasible mitigation measures to reduce air quality emissions. Potential measures to reduce long-term emissions that shall be incorporated as conditions of approval and may include, but are not limited to, the following:

Project Applicant;
Qualified Air
Quality Consultant
Prior to
discretionary
approval by
the City
City of Santee
Planning &
Building
Department
Prior to
discretionary
approval by
the City

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Table MMRP-1 Mitigation Monitoring and Reporting Program Table Mitigation Measure
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Mobile Sources
▪ Include signage for site-specific developments with truck delivery and loading areas and truck parking spaces as a reminder to limit idling of vehicles while parked for
loading/unloading in accordance with 13 CCR Chapter 10
Section 2485.
▪ Provide electric vehicle charging infrastructure that meets or exceeds the most recent California Green Building
Standards Tier 2 voluntary requirements.
▪ Provide bicycle parking facilities.
▪ Provide preferential parking spaces for low-emitting, fuelefficient, and carpool/van vehicles. ▪ Unbundle residential parking costs from property cost.

Area Sources
▪ Require the use of zero or low–volatile organic compound (VOC) cleaning supplies.
▪ Require the use of zero or low-VOC paints for regular and ongoing architectural coatings.
▪ Prohibit wood-burning devices, natural gas fireplaces, and propane fireplaces in residential development.
▪ Replace gas-powered landscape equipment with zeroemission landscape equipment.

Energy Sources
▪ Require developments to use all-electric appliances and end uses.
▪ Require all applicant-provided appliances be Energy Star– certified appliances or appliances of equivalent energy efficiency (e.g., dishwashers, refrigerators, clothes
washers, and dryers).
▪ Encourage residential participation in existing demand response program(s).
▪ Install cool pavement.

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▪ Provide battery storage infrastructure.
▪ Encourage procurement of electricity from lower carbon intensity power supply.

MM-AQ-4. Preparation of Project-Level Construction Health Risk Assessments. Prior to discretionary approval by the City of Santee (City) for development projects subject to California Environmental Quality Act review (i.e., nonexempt projects), project applicants shall prepare and submit a technical assessment evaluating potential project construction health risk–related impacts to the City Planning and Building
Department for review and approval. Project applicants shall implement one of the following:
▪ Complete a project-specific health risk assessment (HRA) evaluating construction impacts. The HRA shall be
prepared in accordance with policies and procedures of
the state Office of Environmental Health Hazard
Assessment and San Diego Air Pollution Control District (SDAPCD). If the HRA shows that the incremental cancer
risk and/or noncancer hazard index exceeds the respective thresholds, as established by SDAPCD at the time a project is considered, the applicant shall be required to identify mitigation capable of reducing potential cancer and
noncancer risks. Potential mitigation measures could
include, but are not limited to, the following:
- Requiring off-road construction equipment to be hybrid electric-diesel or zero emission, where available, and all diesel-fueled off-road construction equipment to be
equipped with California Air Resources Board Tier 4
Final–compliant engines or better.
- Requiring application of diesel particulate matter filters on construction equipment of 50 horsepower or greater.
▪ Require off-road construction equipment to be hybrid
electric-diesel or zero emission, where available, and all Project Applicant;
Qualified Air
Quality Specialist
Prior to
discretionary
approval by
the City
City of Santee
Planning &
Building
Department
Prior to
discretionary
approval by
the City

MITIGATION MONITORING AND REPORTING PROGRAM

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Table MMRP-1 Mitigation Monitoring and Reporting Program Table Mitigation Measure
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diesel-fueled off-road construction equipment greater than 50 horsepower to be equipped with California Air
Resources Board Tier 4 Final–compliant engines or better.

MM-AQ-5. Preparation of Project-Level Operational Health Risk Assessments. Prior to discretionary approval by the City of Santee (City) for development projects subject to California Environmental Quality Act review (i.e., nonexempt projects), project applicants shall prepare and submit a technical assessment evaluating potential project operational health risk–related impacts to the City Planning and Building
Department for review and approval. This measure shall apply to the following projects:
▪ Non-residential development projects that (1) have the potential to operationally generate 100 or more diesel
truck trips per day or have 40 or more trucks with
operating diesel-powered transport refrigeration units, and (2) are within 1,000 feet of a sensitive land use (e.g., residences, schools, hospitals, or nursing homes), as
measured from the property line of the project to the
property line of the nearest sensitive use, shall submit a health risk assessment to the Planning Division for review and approval. Potential mitigation measures could include, but are not limited to, the following:
- Requiring all on-site motorized operational equipment, such as forklifts and yard trucks, to be zero emission
with the necessary charging or fueling stations provided. - Requiring tenants to use zero-emission light- and
medium-duty vehicles as part of business operations.
- Forbidding trucks from idling for more than 2 minutes and requiring operators to turn off engines when not in use.
- Installing and maintaining, at the manufacturer’s
recommended maintenance intervals, an air monitoring
Project Applicant;
Qualified Air
Quality Specialist
Prior to
discretionary
approval by
the City
City of Santee
Planning &
Building
Department
Prior to
discretionary
approval by
the City

MITIGATION MONITORING AND REPORTING PROGRAM

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Table MMRP-1 Mitigation Monitoring and Reporting Program Table Mitigation Measure
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station proximate to sensitive receptors and the facility for the life of the project and making the resulting data publicly available in real time.

MM-BIO-1. General Biological Reconnaissance Survey. Prior to issuance of a grading permit within the Project parcels, a general biological reconnaissance survey, including vegetation mapping and/or confirmation of the existing mapping,
identification of potentially suitable habitat for special-status species (i.e., those defined in Section 3.3 and analyzed in Section 4.3 and 4.4 of the Santee Land Use Element Update Biological Technical Report), ), and an assessment of the potential for jurisdictional aquatic resources, shall be conducted by a qualified biologist approved by the City of Santee Qualified biologist is defined in Section 5.5.1.1 of the Draft Santee Multiple Species Conservation Program (MSCP) Subarea Plan as a person having the appropriate expertise and level of experience to complete habitat assessments, focused surveys, and application of avoidance, minimization, and avoidance measures described in the Draft MSCP Subarea
Plan. At minimum, the person shall have a BS or BA in wildlife management, ecology, zoology, botany, biology, or other closely related field, and at least 2 years’ experience conducting field investigations in San Diego County. If undertaking surveys or activities (e.g., relocation, translocation) that could result in take of any federally listed species, the person shall possess appropriate Section 10(a)(1)(A) recovery permits and for any state-listed or state Species of Special Concern shall possess appropriate state permits/memoranda to conduct such
surveys or activities. Qualifications shall be approved by the City. The biological reconnaissance survey must include a habitat assessment of the proposed project site for Draft Santee MSCP Subarea Plan Covered Species and suitable
habitats during the appropriate field conditions and timing in Project Applicant;
Qualified Biologist
approved by the
City
Prior to
issuance of
a grading
permit
City of Santee
Planning &
Building
Department
Prior to
issuance of a
grading
permit

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accordance with protocols, as applicable. Documentation of the survey results shall be incorporated into a Biological Resources Technical report and provided to the City, including whether the site contains any sensitive natural communities, an assessment of potential for U.S. Army Corps of Engineers, California Department of Fish and Wildlife, and/or Regional Water Quality Control Board jurisdictional aquatic resources of the United States/state, and the potential for any specialstatus species. Based on the results of the field surveys, the City will require the project proponent to modify the project design, as appropriate, prior to approval. The City shall also require that the project is adjusted, as necessary, to ensure the project implementation scheduling avoids and minimizes effects on biological resources while taking into consideration the degree of sensitivity of biological resources within the project area. Habitat types with a higher degree of sensitivity, such as rare/limited vegetation types (e.g., native grasslands, cactus scrub) and riparian/wetland features, will be avoided to the maximum extent practicable as determined by the City in coordination with the Wildlife Agencies (i.e. U.S. Fish and Wildlife Service and California Department of Fish and
Wildlife).

If the general biological reconnaissance survey determines there are no sensitive natural vegetation communities, no potentially jurisdictional aquatic resources, and no potential for special-status species occurrences, then no further California Environmental Quality Act (CEQA) documentation or mitigation measures would be required. If the results of the general biological reconnaissance survey determine there are
biological resources that are not evaluated in the City of Santee Land Use Element Updated Biological Technical Report, then additional CEQA documentation would be required by the project applicant. If the general biological reconnaissance survey determines there are sensitive natural vegetation

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communities, potentially jurisdictional aquatic resources, and/or potential for special-status species that are evaluated in the City of Santee Land Use Element Update Biological Technical Report, , then the applicable mitigation measures outlined in MM-BIO-2 through MM-BIO-16 shall be
implemented.

MM-BIO-2. Special-Status Plant-Focused Surveys and
Mitigation: Prior to issuance of a grading permit involving undeveloped lands within the Project site, a habitat
assessment for the potential for special-status plants to occur shall be conducted by a qualified biologist, as directed by MMBIO-1. If there is suitable habitat for special-status plants, then a focused survey during the species’ appropriate blooming period shall be required. If potential habitat for San Diego Multiple Species Conservation Program (MSCP) Covered
Species, including Narrow Endemic Species, occurs within any future project site, then the project shall comply with Section

5.5.6, Narrow Endemic Species Standards, and Section 5.5.8, Covered Plant Species Translocation and Restoration
Conservation Standards, of the Draft Santee MSCP Subarea Plan, as outlined below.

If special-status plants are found during the focused survey, occupied areas shall be avoided to the greatest extent feasible and shall be fenced during project activities to avoid indirect impacts. On-site avoidance areas shall be conserved in place and would be dedicated to the Draft Santee MSCP Subarea Plan Managed Preserve with in-perpetuity management. If avoidance is not possible, then additional measures shall be required as outlined below.

If impacts are proposed to occupied areas, habitat mitigation shall occur in accordance with the mitigation ratios included in Table 5-13 of the Draft Santee MSCP Subarea Plan and
consistent with MM-BIO-15, and at a minimum 1:1 ratio
Project Applicant;
Qualified Biologist
approved by the
City
Prior to
issuance of
a grading
permit and
during
project
implementat
ion
City of Santee
Planning &
Building
Department
Prior to
issuance of a
grading
permit and
throughout
project
implementati
on

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(occupied acres preserved to occupied acres impacted), which can occur through on- or off-site preservation and/or
transplanting. All preservation areas shall receive permanent protection through a conservation easement or other
protective mechanism, as well as funding for long-term
management and monitoring. To meet the 1:1 habitat
mitigation ratio, it may be necessary to transplant individuals from the impact area to unoccupied areas within the Draft Santee MSCP Subarea Plan Managed Preserve. Prior to
transplantation, a mitigation and monitoring plan shall be submitted to the City of Santee (City) (and appropriate resource agencies if listed species are proposed for transplanting) for review by a qualified biologist and approval prior to ground disturbance to occupied habitat. Upon approval, the plan shall be implemented by the applicant.

For all project activities that have the potential to impact any one of the Draft Santee MSCP Subarea Plan Narrow Endemic Species (i.e., San Diego ambrosia [Ambrosia pumil], San Diego thornmint [Acanthomintha ilicifolia], and variegated dudleya [Dudleya variegate]), the project shall be required to
implement standards that require avoidance and minimization of impacts and species-specific mitigation measures for any remaining unavoidable impacts that will not exceed 20% loss of any individual subpopulation/occurrence, in accordance with Section 5.5.6 of the Draft Santee MSCP Subarea Plan. If the 80% conservation standard cannot be met for a given project, the project applicant may present a Biologically Superior Alternative and biological equivalency findings consistent with the guidelines described in Section 5.5.6 of the Draft Santee MSCP Subarea Plan. The City shall obtain
approval of the deviation from these standards from the Wildlife Agencies at the time of project-specific environmental review or other permitting process.

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If a proposed project has occurrences/populations of Covered Species San Diego barrel cactus (Ferocactus viridescens), San Diego goldenstar (Bloomeria clevelandii), variegated dudleya, or willowy monardella (Monardella viminea), the project proponent shall be required to demonstrate that 80% of the occurrences/populations will be protected in perpetuity through protection and/or translocation/restoration within the Draft Santee MSCP Subarea Plan Managed Preserve lands. If translocation or restoration is required to meet this threshold, the project proponent shall complete a restoration plan as described below and in accordance with Section 7.3 of the Draft Santee MSCP Subarea Plan.

The mitigation and monitoring plan for the transplanted special-status plant(s) shall describe habitat
improvement/restoration measures to be completed prior to introducing transplanted special-status plants. Habitat improvement/restoration shall be based on special-status plant occupied habitat. The plan shall specify: (1) the location of mitigation site(s); (2) site preparation measures such as topsoil treatment, soil decompaction, erosion control,
temporary irrigation systems, or other measures as
appropriate; (3) the source of all plant propagules (seed, potted nursery stock, etc.) and the quantity and species of seed or potted stock of all plants to be introduced or planted into the restoration/enhancement areas; (4) a schedule and action plan to maintain and monitor the
enhancement/restoration areas that shall include, at
minimum, qualitative annual monitoring for revegetation success and site degradation due to erosion, trespass, or animal damage for a period no less than 2 years; (5) measures to avoid long-term indirect effects; and (6) contingency measures such as replanting, weed control, or erosion control to be implemented if habitat improvement/
restoration efforts are not successful. In addition, the plan

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shall specify methods to collect special-status plants and introduce them into the mitigation site.

If federally or state-listed plants are impacted by any potential future development, federal and state Endangered Species Act permitting would have to be conducted separately by the applicant until the adoption and permitting of the Draft Santee MSCP Subarea Plan, which would transfer the take permitting authority for Covered Species to the City.

MM-BIO-3. Standard Best Management Practices. Prior to
issuance of a grading or construction permit, the following best management practices (BMPs), when applicable, shall be
included on grading and construction plans in accordance with Section 5.5.1.1 of the Draft Santee Multiple Species
Conservation Plan (MSCP) Subarea Plan. The City of Santee (City) shall have the right to access and inspect any sites of approved projects, including any restoration/enhancement area for compliance with project approval conditions including these BMPs.

Delineation of Environmentally Sensitive Areas
▪ Prior to clearing, grubbing, grading, or construction activities, highly visible barriers (such as orange
construction fencing, stakes, or flagging depending on the size of the project and the sensitivity and proximity of the biological resources) shall be installed around areas along the edge of the project footprint to designate
environmentally sensitive areas to be protected from
construction related activities. Environmentally sensitive areas to be avoided shall be identified as part of the
environmental review process by a qualified biologist. No project activity of any type shall be permitted within these environmentally sensitive areas (with exceptions for
planned biological restoration activities such as
transplantation). In addition, heavy equipment, including Project Applicant;
Qualified Biologist
approved by the
City; Construction
Contractor
Prior to
issuance of
a grading or
construction
permit, and
during
construction
City of Santee
Planning &
Building
Department
Prior to
issuance of a
grading or
construction
permit and
throughout
construction

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motor vehicles, shall not be allowed to operate within the environmentally sensitive areas. All construction
equipment shall be operated in a manner so as to prevent accidental damage to environmentally sensitive areas and associated barriers. No structure of any kind, equipment staging, incidental storage of equipment or supplies, or construction access roads shall be allowed within these protected zones. Silt fence barriers shall be installed, as appropriate, at the environmentally sensitive area
boundary to prevent accidental deposition of fill material or sediment run-off into areas where vegetation or other
sensitive features are adjacent to planned grading
activities. Construction footprints abutting the Draft Santee MSCP Subarea Plan Managed Preserve (Managed
Preserve) shall be clearly defined with flagging and/or fencing and shall be removed upon completion of the
project activities.

Restoration of Temporary Impacts
▪ Areas of natural habitat that are temporarily affected by project activities shall be restored to a condition that reflects the surrounding native vegetation characteristics and return these areas to pre-disturbance conditions, if not better if the site is in degraded condition at the initiation of the project. Restoration plans shall be completed as part of the project design for review and approval by the City.

Restoration plans shall include specific details for on-site and off-site restoration activities and shall document how the proposal provides offsets for the temporal loss (as described in Table 5-13, Uniform Mitigation Ratios, of the Draft Santee MSCP Subarea Plan), including success
criteria (e.g., percent cover of specified plants) and the timeline for restoration. Restoration that does not meet the success criteria within 3 years shall be considered a

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permanent impact and shall be required to mitigate
accordingly, consistent with Mitigation Measure (MM) BIO15.

Invasive Species Control
▪ Invasive exotic plant species shall be removed from the project work area and controlled during construction and operation periods. The use (i.e., planting, seeding,
propagation, or transplantation) of known invasive plant species (i.e., plant species listed in California Invasive Plant Council’s California Invasive Plant Inventory) shall be prohibited for construction, revegetation, and landscaping activities. Project measures shall be included to ensure invasive plant material is not spread from the project site to other areas by disposal off site or by tracking seed on equipment, clothing, and shoes. Equipment/material
imported from an area of invasive plants must be
identified and measures implemented to prevent
importation and spreading of non-native plant material
within the project site. Disposal of the plant debris shall follow the regulations set by the County of San Diego
agriculture commissioner. All construction equipment shall be cleaned to remove dirt, seeds, vegetative material, or other debris that could contain or hold seeds of noxious weeds before entering to and leaving the project site.

Eradication strategies (i.e., exotic plant abatement
programs) shall be employed should an invasion occur
during construction. In addition, all planting stock to be brought onto the project site for landscaping shall be first inspected by a qualified pest inspector to ensure it is free of pest species (e.g., Argentine ants [Iridomyrmex humile] and fire ants [Solenopsis invicta]) that could invade natural areas.

Trash Control

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▪ To avoid attracting predators of Covered Species and other sensitive species, the project site shall be kept clean of debris. All food-related trash items shall be enclosed in sealed containers and regularly removed from the site(s) daily.

On-Site Training and Construction Monitoring
▪ When in or near natural habitat areas, all personnel
involved in the on-site project construction shall be
required to participate in a pre-construction training and education program administered by the City to understand the avoidance and minimization obligations of the project. ▪ The City shall require that a qualified biologist monitor construction activities, as determined during the projectspecific environmental review, for the duration of the project to ensure that measures are being employed to
avoid incidental disturbance of habitat, species of concern, and other sensitive biological resources outside the project footprint.

Lighting
▪ Any temporary safety or security night lighting for project activities abutting or near the Managed Preserve shall be selectively placed, use the lowest light intensity
practicable, be fully shielded to prevent spillover in
Managed Preserve areas, and be directed away from all
native vegetative communities.
▪ No new lighting shall be allowed in the Managed Preserve areas except where essential for roadways, facility use, and safety and security purposes. New light sources
abutting or near to the Managed Preserve shall be oriented downward, use the lowest light intensity, be pointed away from habitat areas to the extent practicable, and be fully shielded so that the lighting does not spillover into

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Managed Preserve areas and potentially impact wildlife
and other ecosystem resources.

Stockpiling Topsoil
▪ Topsoil stockpiles associated with project activities shall be placed only outside of Preserve areas to minimize the damage to habitats. If fill or topsoil is imported into the Managed Preserve, the fill shall be clean and free of
foreign debris and non-native plant material.

Stormwater and Water Quality Best Management Practices
▪ The City shall require project proponents to identify and implement structural and nonstructural BMPs to control
sediment and non-stormwater discharges from project
sites to protect water quality and minimize
sedimentation/siltation effects off site. Actions to prevent sediment from entering watercourses, aquatic areas,
wetlands, and riparian areas during and after construction may include, but are not limited to, the following BMPs:
sedimentation basins, silt fencing, fiber rolls and other erosion control blankets, gravel bag berms, sand bag
barriers, tracking controls, stockpile management, dry
season scheduling, proper material delivery and storage, solid waste management, concrete waste management,
preservation of existing vegetation, temporary soil
stabilization, dust and erosion control, soil binders, and straw mulch. No site personnel shall discard solid or liquid materials into jurisdictional water features, wetland or riparian areas, or any Managed Preserve lands.
▪ In addition to temporary construction-related BMPs,
permanent treatment BMPs shall be included in the
project design as part of the upgrading and installation of storm drain system facilities and storm drain controls
associated with a project. Permanent BMPs shall be
implemented for the protection of water quality that are

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designed to meet Regional Water Quality Control Board
(RWQCB) and National Pollutant Pollution Discharge
Elimination System permit requirements and shall be
included within the project footprint. The probable
selection of permanent treatment BMPs includes
infiltration devices (infiltration trenches), biofiltration swales, and biofiltration strips. Infiltration trenches are basins or trenches that store runoff and allow it to infiltrate into the ground, thus preventing pollutants in the captured runoff from reaching surface waters. Biofiltration strips are vegetated land areas, over which stormwater flows as
sheet flow. Biofiltration swales are vegetated channels, typically configured as trapezoidal or v-shaped channels that receive and convey stormwater flows while meeting
water quality criteria and other flow criteria. Pollutants are removed by filtration through the vegetation,
sedimentation, adsorption to soil particles, and infiltration through the soil. Strips and swales are effective at trapping litter, total suspended sediment, and particulate metals.

Biofiltration strips and swales shall be required by the City where appropriate, with consideration toward wherever
site conditions and climate allow vegetation to be
established and where flow velocities will not cause scour.

The intent of the BMPs implemented for the Covered
Activities is to reduce pollutants in stormwater discharge to the maximum extent practicable.

Vehicle and Equipment Restrictions and Maintenance
▪ Equipment storage, fueling, and staging areas shall be located on upland sites with minimal risks of direct
drainage into riparian areas, other sensitive habitats, and jurisdictional waters of the United States/state. These designated areas shall be located in such a manner as to prevent any runoff from entering these sensitive habitats.

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Necessary precautions shall be taken to prevent the
release of cement or other toxic substances into surface waters. Project-related spills of hazardous materials shall be reported to appropriate entities including, but not
limited to, applicable jurisdictional City or County, U.S. Fish and Wildlife Service, U.S. Army Corps of Engineers,
California Department of Fish and Wildlife, and/or RWQCB and shall be cleaned up immediately and contaminated
soils removed to approved disposal areas.

MM-BIO-4. Avoidance/Minimization of Long-Term Indirect
Impacts. Prior to issuance of a construction permit, the City of Santee shall ensure that future development plans and
conditions of approval adhere to the following adjacency requirements to avoid and minimize potential indirect impacts to nearby Santee MSCP Preserve areas, including native
species and vegetation communities:

Fuel Modification Zones: Any future development project implemented under the Proposed Project that is required to include fuel modification zones and is located adjacent to existing open space areas shall include the fuel modification zones within the project footprint thereby not encroaching on or resulting in impacts to existing open space areas.

Drainage: Future development within 300 feet of Managed Preserve areas shall incorporate measures, including
measures required through the National Pollutant Discharge Elimination System requirements, to ensure that the quantity and quality of runoff discharged from a future project site is not altered in an adverse way when compared with existing conditions. In particular, measures shall be put in place to avoid discharge of untreated surface runoff from developed and paved areas into suitable habitat for special-status species. Stormwater systems shall be designed to prevent the Project Applicant Prior to
issuance of
a
construction
permit
City of Santee
Planning &
Building
Department
Prior to
issuance of a
construction
permit

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release of toxins, chemicals, petroleum products, excess water, exotic plant materials, or other elements that might degrade or harm biological resources or ecosystem processes. This can be accomplished using a variety of methods, including natural detention basins, grass swales, or mechanical trapping
devices. Regular maintenance shall occur to ensure effective operations of runoff control systems.

Lighting: Night lighting from new development within 300 feet of Managed Preserve areas shall be fully shielded and directed downward and away from suitable habitat for special-status species to protect species from direct night lighting. Shielding shall be incorporated in project designs to ensure ambient lighting is not increased.

Noise: Project activities within 300 feet of Managed Preserve areas shall implement minimization and mitigation measures for unavoidable noise impacts that would be above 60 Aweighted decibels energy-equivalent sound level (dBA Leq) hourly (or for project noise impacts that would be measurably above ambient noise levels, if ambient noise levels are above 60 dBA Leq hourly) at the Managed Preserve, including
incorporating noise reduction strategies in equipment, siting and site design, features, timing, noise barriers, landscaping, and buffer separation
Invasives: When approving landscape plans for future
development, invasive, non-native plant species listed on the most recent California Invasive Plant Inventory
(https://www.cal-ipc.org/plants/inventory/) with a rating of moderate or high shall not be included in landscaping. All landscape areas within 300 feet of Preserve areas shall be planted and maintained with native species that reflect the nearby natural vegetation communities.

Barriers: New development shall incorporate fencing, barriers, or functional edge treatment and signage within parcels

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abutting Managed Preserve areas to minimize unauthorized public access, domestic animal predation, illegal trespass, or dumping. This requirement may be waived with written
approval from the Wildlife Agencies.

MM-BIO-5. Western Spadefoot Survey and Mitigation. Prior to issuance of a grading permit on undeveloped areas within any future project sites, a habitat assessment for the potential for western spadefoot (Spea hammondii) breeding locations to occur shall be conducted by a qualified biologist, as directed by MM-BIO-1. If potentially suitable breeding habitat (e.g., vernal pools, ephemeral basins, seasonal depressions that hold water) is identified, the following measures shall be conducted in accordance with Section 5.5.9.2 of the Draft Santee Multiple Species Conservation Plan (MSCP) Subarea Plan:

At least six surveys, each survey consisting of both a daytime and nighttime component, must be conducted during the
breeding season to ensure that spadefoot are not present within a site. If all six surveys are negative for spadefoot, then no further surveys are required. Surveys for spadefoot shall begin within 48 hours of the first significant rain (greater than or equal to 0.25 inches), as early as October or November, with peak breeding season typically occurring February through April. Surveys shall be completed by a qualified biologist in accordance within the methods described in Section 5.5.9.2 of the Draft Santee MSCP Subarea Plan.

If surveys determine presence of western spadefoot, then avoidance of pools occupied by western spadefoot shall occur to the maximum extent practicable. If avoidance is not
practicable, compensatory mitigation of unavoidable impacts must include the following:
▪ No-net-loss of breeding habitat.
▪ Vernal pools and/or seasonal basins with western
spadefoot shall be treated as vernal pools under the Draft Project Applicant;
Qualified Biologist
approved by the
City;
Prior to
issuance of
a grading
permit
City of Santee
Planning &
Building
Department
Prior to
issuance of a
grading
permit and
prior to any
ground
disturbance
activities

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Santee MSCP Subarea Plan, and the Vernal Pool
Conservation Standards (see Section 5.5.7 of the Draft
Santee MSCP Subarea Plan) shall apply, including
preparation of a vernal pool enhancement/mitigation plan to be reviewed and approved by the City of Santee and
Wildlife Agencies prior to any ground disturbance activities. ▪ A 2:1 mitigation ratio for impacts to western spadefoot and upland habitat: creation and/or enhancement must offset at two times the total area of the pools.
▪ A minimum 1:1 mitigation ratio for the number of pools supporting western spadefoot.

Mitigation shall be achieved through preservation of equivalent or greater quality spadefoot habitat on site and/or within an approved off-site mitigation site containing occupied upland habitat within the Draft Santee MSCP Subarea Plan Managed Preserve. Permanent protection of pools and their watersheds shall occur through a legal instrument (i.e., conservation easement).

MM-BIO-6. Pre-Construction Survey for Special-Status Reptiles and Avoidance. Prior to issuance of a grading permit on undeveloped areas within any future project site, a qualified biologist shall conduct a habitat assessment for special-status reptiles, as directed by MM-BIO-1. If potentially suitable habitat is identified, then pre-construction clearance surveys for special-status reptiles shall be conducted by a qualified project biologist within 14 days of the initiation of ground disturbance or vegetation clearing within and adjacent to construction areas. The clearance surveys shall occur within suitable habitat for special-status reptiles (i.e., all undeveloped habitat with the exception of disturbed habitat). Surveys shall be appropriate for detecting potentially occurring species, such as specialstatus lizards and snakes. Surveys need not be conducted in all areas simultaneously, as long as they are conducted within Project Applicant;
Qualified Biologist
approved by the
City;
Prior to
issuance of
a grading
permit and
during
construction
City of Santee
Planning &
Building
Department
Prior to
issuance of a
grading
permit

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14 days of the initiation of ground disturbance or vegetation clearing in each area individually. If special-status reptile species are detected, appropriate buffers shall be established, as necessary and as appropriate for the species, unless it is not feasible to avoid the species. If possible, non-listed specialstatus wildlife species may be captured and relocated to suitable habitat nearby where they are safe from construction activities. Surveys and relocation of these species may only be conducted by the qualified project biologist.
▪ If non-listed special-status reptiles or small mammals are detected, they shall be moved out of harm’s way.
▪ The project biologist shall remain available at all times after initiation of ground disturbance or vegetation
clearing, in case special-status wildlife species enter the construction area. If non-listed special-status species are detected in the construction area after initiation of ground disturbance or vegetation clearing, the qualified project biologist shall take measures to move the species, or
encourage it to move, to a safe place away from
construction activities.

The applicant shall mitigate the loss of occupied habitat for special-status reptiles in accordance with the ratios described in Table 5-13 of the Draft Santee MSCP Subarea Plan and consistent with MM-BIO-15. Habitat mitigation shall occur through acquisition of an off-site undeveloped property and recordation of a conservation easement within the Upland Standards Areas or San Diego River Subunit depending on the type of habitat being impacted so that impacts will be
mitigated in-kind. Acquired property would be included in the Draft Santee MSCP Subarea Plan Managed Preserve and
managed and monitored in perpetuity with funding for longterm management and monitoring.

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MM-BIO-7. Burrowing Owl Survey and Mitigation. Prior to issuance of a grading permit on undeveloped areas within any future project sites, a habitat assessment for burrowing owl (Athene cunicularia) suitable habitat to occur shall be conducted by a qualified biologist as directed by MM-BIO-1. If there is suitable habitat for burrowing owl and the applicant would like to demonstrate that burrowing owl is absent, then a focused survey as described in the 2012 California
Department of Fish and Game Staff Report on Burrowing Owl Mitigation and that complies with Section 5.5.9.5 of the Draft Santee MSCP Subarea Plan shall be conducted by a qualified biologist. If presence of burrowing owl is known or assumed, the following measures shall be noted on the grading plan prior to grading permit issuance and required to be implemented by the applicant in suitable burrowing owl habitat.

Project activities will be restricted within occupied burrowing owl habitat during the breeding season (generally February 1 – August 31 but may vary with climatic conditions) until nesting is complete (i.e., the young have dispersed and are fledged, independently foraging, and no longer using the burrows or burrow complex, and/or adults are no longer nesting). If project activities cannot be avoided while burrowing owl are present on the project site at any time of year, no-disturbance buffers shall be implemented, as outlined below.

No more than 14 days prior to the initiation of project activities, a qualified biologist will conduct at least two surveys at least 7 days apart, with the final survey conducted no more than 48 hours prior to the initiation of project activities. A report of the survey results, including mapping of any occupied burrows (including natural or man-made), burrowing owls, or burrowing owl sign observed, shall be submitted to the City of Santee (City) for their review and approval prior to initiation of project activities. Pre-construction surveys will be required year-round Project Applicant;
Qualified Biologist
approved by the
City
Prior to
issuance of
a grading
permit; no
less than 14
days prior to
and during
grounddisturbing
activities
City of Santee
Planning &
Building
Department
Prior to
issuance of a
grading
permit and
prior to
initiation of
grounddisturbing
activities

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to address potential impacts during both overwintering and nesting seasons.

Some project activities may be conducted when burrowing owls are present if appropriate no-disturbance buffers are
established around occupied burrows or burrow complexes, paired with daily monitoring by a qualified biologist. A nodisturbance buffer is the area around a burrow or burrow complex inside which project activities are prohibited. Buffers will be established by a qualified biologist consistent with guidance provided in the 2012 California Department of Fish and Wildlife (CDFW) Staff Report on Burrowing Owl Mitigation or the most recently CDFW-approved burrowing owl guidance document, if applicable. Appropriate buffer size will depend on the time of year, level of disturbance, and project-specific site conditions. Buffers around active nesting sites will be a minimum of 200 meters (656 feet) regardless of the time of year. Buffers around occupied overwintering burrows shall be a minimum of 50 meters (164 feet). The monitoring biologist shall have the authority to stop work if burrowing owl exhibit distress or abnormal behavior and shall consult with the Plan Coordinator to determine next steps (e.g., stop work or increase buffers). Where impacts to burrowing owl are
unavoidable, the following measures shall be required:

Where impacts to burrowing owl are unavoidable, the following measures shall be required:

If suitable but un-occupied burrows cannot be avoided, burrow exclusion may be appropriate. Burrow exclusion will only be allowed after the burrow has been determined by a qualified biologist to be inactive. No exclusions will be permitted during the nesting season when there is evidence of burrowing owl

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activity. Prior to the initiation of any burrow exclusions, a Burrow Exclusion Plan will be submitted to the City, CDFW, and USFWS for review and approval.

Mitigation for impacts to occupied habitat will occur through the conservation of occupied burrowing owl habitat in the Draft Santee MSCP Subarea Plan Managed Preserve , at a ratio of no less than 1:1 for the territory of the burrowing owl. If occupied burrowing owl habitat is not available for mitigation within the Draft Santee MSCP Subarea Plan Managed
Preserve, lands with potential to be occupied through
appropriate restoration, management, and enhancement of burrowing owl nesting and foraging requirements may be
considered. The land to be conserved shall be approved by the City and Wildlife Agencies. The land to be conserved will be secured by a legal instrument (e.g., conservation easement) to the satisfaction of the Wildlife Agencies to ensure the conservation of the property in perpetuity in advance of any aspects of the Covered Activity commencing. Perpetual funding will also be required for the conserved property to ensure management and monitoring of the site for burrowing owl.

In certain circumstances, impacted individuals may be
relocated out of the impact area to a location with suitable habitat by a qualified biologist using methodologies consistent with steps outlined by the 2012 CDFW Staff Report on
Burrowing Owl Mitigation or the most recent CDFW-approved burrowing owl guidance document, if applicable. A Burrowing Owl Translocation Plan shall accompany any request to
relocate burrowing owls. The plan shall thoroughly describe the schedule, the techniques to be used, the suitability of the receiver site, and the experience of the biologists that will be employed. The plan shall be submitted to the City, CDFW, and USFWS for review and approval prior to any relocation. All

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evictions and/or translocations must occur outside of the breeding season.

MM-BIO-8. Pre-Construction Nesting Bird Survey. Prior to issuance of a grading permit on undeveloped areas within any future project site, a qualified biologist shall conduct a habitat assessment for nesting bird habitat as directed by MM-BIO-1. If potential nesting bird resources occur within the project site, then the project shall comply with Section 5.5.1.2, Nesting Bird Conservation Standards, of the Draft Santee Multiple Species Conservation Program Subarea Plan as outlined below.

Project activities within all potential nesting resource areas within the project site and areas within 500 feet of the project site containing suitable nesting resources should be avoided during the migratory bird nesting season (February 15 - September 30) to avoid disturbance to most breeding birds or destruction of the nest or eggs.

If project activities (i.e., grading, tree removal, external construction involving heavy equipment generating noise in excess of 60 A-weighted decibels energy equivalent level[dBA Leq] must occur during the bird nesting season, then a preproject nesting bird survey shall occur within all potential nesting resource areas within the project site and areas containing suitable nesting resources within 500 feet of all impact areas. The avian nesting survey shall be performed 14 days prior to the start of construction, by a qualified wildlife biologist with experience conducting breeding bird surveys within, and one more survey pass shall be conducted within 24 hours of initiation of construction activities in accordance with the Migratory Bird Treaty Act and California Fish and Game Code Sections 3503, 3503.5, and 3513. If construction
activities are on hold for more than 30 days, then preconstruction surveys would need to be reinitiated.

Project Applicant;
Qualified Biologist
approved by the
City
Prior to
issuance of
a grading
permit,
within 14
days prior to
and within
24 hours of
start of
construction,
and during
construction
City of Santee
Planning &
Building
Department
Prior to
issuance of a
grading
permit and
during
construction

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If an active bird nest is found, the nest shall be flagged and mapped on the construction plans, along with an appropriate buffer established around the nest, which shall be determined by the biologist based on the species’ sensitivity to disturbance (typically 300 feet for passerines and 500 feet for raptors and special-status species), existing nearby conditions (e.g., natural habitat versus roads or existing noisy activities), existing buffering features (e.g., topography, tall and dense trees, buildings), legal status of species (i.e., listed versus non-listed), general sensitivities of the species (e.g., disturbance tolerant or urban versus not disturbance tolerant), and other variables.

Reductions in the nest buffer may be possible depending on site-specific factors (e.g., topography, screening vegetation, ambient noise levels, etc.), in coordination with the City of Santee (City) and the Wildlife Agencies (i.e. U.S. Fish and Wildlife Service and California Department of Fish and
Wildlife). Construction noise levels shall not exceed 60 dBA Leq hourly within the 300-foot buffer zone unless authorized by the Wildlife Agencies. The nest area and buffer zone shall be avoided until the nest is vacated and the juveniles have fledged or the nest fails. The status of the nest shall be monitored by a qualified biologist. A report shall be submitted to the City of Santee and Wildlife Agencies for review prior to discontinuing the noise limits and nest buffers. The nest buffer area shall be demarcated in the field with flagging and stakes or construction fencing. The project proponent personnel, including all contractors working onsite, are required to be instructed on the sensitivity of the area. No Project activities shall encroach into established buffers without the consent of a monitoring biologist. The buffer shall remain in place until it is determined that the nestlings have fledged and the nest is

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no longer active. The project applicant will document the results of the recommended protective measures described above to demonstrate compliance with the City of Santee’s Habitat Loss and Incidental Take permit,if approved.

MM-BIO-9. Coastal California Gnatcatcher Survey and
Mitigation. Prior to issuance of a grading permit on
undeveloped areas within any future project site, a qualified biologist shall conduct a habitat assessment for coastal California gnatcatcher (Polioptila californica californica) as directed by MM-BIO-1. If there is suitable habitat for coastal California gnatcatcher present, a focused protocol-level survey shall be conducted by a permitted biologist (i.e., possessing a valid Endangered Species Act Section 10(a)(1)(a) Recovery Permit), using the most recent U.S. Fish and Wildlife Service (USFWS) protocol for the species, which is currently the 1997 Coastal California Gnatcatcher Presence/Absence Survey
Guidelines. If presence of coastal California gnatcatcher is known or assumed to occur on the project site, the following measures shall be noted on the grading plan prior to grading permit issuance and required to be implemented by the
applicant:

If habitat is occupied by coastal California gnatcatcher, no clearing, grubbing, grading, or other construction activities shall occur during the coastal California gnatcatcher breeding season (March 1 to August 15), if feasible. If construction activities cannot be completed outside coastal California gnatcatcher breeding season, then a pre-construction survey shall be conducted in all areas of suitable habitat, by a qualified biologist (possessing a valid Endangered Species Act Section 10(a)(1)(a) Recovery Permit). If coastal California gnatcatchers are found during pre-construction surveys, a 500- foot buffer will be required around the nest site. Additionally, prior to issuance of a grading permit on undeveloped sites with Project Applicant;
Qualified Biologist
approved by the
City
Prior to
issuance of
a grading
permit and
during
construction
City of Santee
Planning &
Building
Department
Prior to
issuance of a
grading
permit and
during
construction

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confirmed presence of coastal California gnatcatcher, a take permit from the USFWS would be required and measures may be refined with future input from the USFWS until the adoption and permitting of the Draft Santee Multiple Species
Conservation Program (MSC) Subarea Plan, which would
transfer the take permitting authority of Covered Species to the City of Santee.

If impacts are proposed within coastal California gnatcatcher occupied areas, occupied habitat for the species must be mitigated in accordance with the mitigation ratios established for coastal sage scrub included in Table 5-13 of the Draft Santee MSCP Subarea Plan and consistent with MM-BIO-15.

Habitat mitigation shall occur through acquisition of an off-site undeveloped property and recordation of a conservation
easement within the Upland Standards Areas or San Diego River Subunit depending on the type of habitat being impacted so that impacts will be mitigated in-kind. Acquired property would be included in the Santee MSCP Subarea Plan Managed Preserve and managed and monitored in perpetuity with
funding for long-term management and monitoring.

MM-BIO-10. Least Bell’s Vireo Survey and Mitigation. Prior to issuance of a grading permit on undeveloped areas within any future project site, a qualified biologist shall conduct a habitat assessment for least Bell’s vireo (Vireo bellii pusillus) as directed by MM-BIO-1. If the qualified biologist determines there is potentially suitable nesting or foraging habitat for least Bell’s vireo within a future project site, focused protocol surveys shall be completed for this species prior to initiation of construction-related activities to determine the
presence/absence and any potential project effects to this species. Surveys for least Bell’s vireo shall be conducted according to the U.S. Fish and Wildlife Service (USFWS) 2001 Least Bell’s Survey Guidelines or a currently accepted protocol.

Project Applicant;
Qualified Biologist
approved by the
City
Prior to
issuance of
a grading
permit and
during
construction
City of Santee
Planning &
Building
Department
Prior to
issuance of a
grading
permit and
during
construction

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If potential habitat for least Bell’s vireo occurs within any future project site, then the project shall comply with Section 5.5.9.4, Least Bell’s Vireo Conservation Standards, of the Draft Santee Multiple Species Conservation Program (MSCP) Subarea Plan as outlined below.

All vegetation clearing activities within or near (within a 300- foot buffer) to occupied habitat, shall take place outside of the vireo breeding season (March 15 -September 30). If proposed project activities (other than vegetation clearing) cannot completely occur outside the vireo breeding season, preconstruction surveys for occupied territory areas shall be conducted by a qualified biologist no more than 7 days prior to the initiation of construction. If occupied habitat is found, work may proceed provided that project activities would be located at least 300 feet from the closest edge of least Bell’s vireo territory use areas, and project- related noise levels would not exceed 60 A-weighted decibels energy equivalent level (dBA Leq) hourly at the edge of the territory use area. However, the City of Santee (City) may reduce these buffer widths depending on project or site-specific conditions (e.g., relatively quiet proposed project activities involving hand tools) or the existing ambient level of noise at the edge of the territory use area. If project activities must take place within the recommended buffer widths above, the project applicant shall contact the City to determine the appropriate buffer based on the requirement of no measurable project-caused increase in effective noise over ambient levels within a territory use area (e.g., if existing ambient noise levels are 65 dBA Leq hourly within the portion of the territory use area closest to proposed project, then the project would be limited to maximum measured noise levels of 65 dBA Leq hourly at the territory use area edge closest to the project). Project activity noise levels shall be monitored, and monitoring reports shall be provided to the City. Proposed noise levels in excess of this threshold shall require written

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concurrence from the Wildlife Agencies (i.e. USFWS and
California Department of Fish and Wildlife (CDFW)) and may require additional minimization/mitigation measures. Noise attenuation measures or alternate construction operations may be used to reduce noise levels below 60 dBA Leq hourly within territory use areas. If noise levels still exceed 60 dBA Leq hourly within the territory areas and/or a no-construction buffer cannot be maintained, construction shall be deferred in that area until after the completion of the nest cycle (i.e., nestlings have fledged, or if a nest has failed there is no further indication of breeding activity).

If the surveys conclude that least Bell’s vireo are absent from the project site, unavoidable impacts to unoccupied suitable riparian habitat shall be compensated in accordance with the ratios described in Table 5-13 of the Draft Santee MSCP Subarea Plan and consistent with MM-BIO-15. Habitat
mitigation shall occur through acquisition of an off-site undeveloped property and recordation of a conservation
easement within the Upland Standards Areas or San Diego River Subunit depending on the type of habitat being impacted so that impacts will be mitigated in-kind. Acquired property would be included in the Draft Santee MSCP Subarea Plan Managed Preserve and managed and monitored in perpetuity with funding for long-term management and monitoring.

If 100% avoidance of occupied habitat is not feasible, and the Draft Santee MSCP Subarea Plan has not been approved,
consultation with USFWS and CDFW shall be initiated prior to implementation of any activities that may impact occupied habitat, directly or indirectly. Authorization for removal of occupied critical habitat shall be obtained from USFWS through the Endangered Species Act Incidental Take Permit (ITP) Section 7 or Section 10 process and from CDFW through
California Endangered Species Act ITP Sections 2081(b) and

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(c) prior to initiating activities in occupied areas. Any conditions required by the ITP process may supersede mitigation
measures provided in this document. Adoption of the Draft Santee MSCP Subarea Plan would transfer the take permitting authority of Covered Species to the City and ITPs from USFWS and CDFW would not be needed.

MM-BIO-11. Roosting Bat Avoidance and Mitigation. Prior to issuance of a grading permit on undeveloped areas within any future project site, a qualified biologist shall conduct a habitat assessment for suitable bat roosting habitat as directed by MM-BIO-1. If potentially suitable roosting habitat is identified and if construction occurs during the native bat breeding season (April 1 through August 31) then a preconstruction survey for bat roosts shall be conducted no earlier than 30 days prior to the commencement of construction activities. The pre-construction survey shall be conducted by a qualified biologist to determine if active roosts of bats are present on or within 300 feet of the project disturbance boundaries. Should an active colonial maternity roost (does not include tree roosts expected to only be occupied by a single or few bats) be identified (in California, the breeding season of native bat species is generally from April 1 through August 31), the colonial roost shall not be disturbed and construction within 300 feet shall be postponed or halted, until the roost is vacated, and juveniles have left. Surveys shall include rocky outcrops, caves, structures, and large trees (particularly trees 12 inches in diameter or greater at 4.5 feet above grade with cavities).

If non-breeding bat hibernacula are found in areas scheduled to be removed within the grading footprint, the individuals shall be safely evicted, under the direction of a qualified bat biologist, by opening the roosting area to allow airflow through the cavity or other means determined appropriate by the bat Project Applicant;
Qualified Biologist
approved by the
City
Prior to
issuance of
a grading
permit and
during
construction
City of Santee
Planning &
Building
Department
Prior to
issuance of a
grading
permit and
during
construction

MITIGATION MONITORING AND REPORTING PROGRAM

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Table MMRP-1 Mitigation Monitoring and Reporting Program Table Mitigation Measure
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Monitoring
Responsibility Timing
Verification
Date &
Initials
biologist (e.g., installation of one-way doors). In situations requiring one-way doors, a minimum of 1 week shall pass after doors are installed and temperatures should be sufficiently warm for bats to exit the roost because bats do not typically leave their roost daily during winter months in southern California. This action should allow all bats to leave during the course of 1 week. Roosts that need to be removed in situations where the use of one-way doors is not necessary in the
judgment of the qualified bat biologist shall first be disturbed by various means at the direction of the qualified bat biologist at dusk to allow bats to escape during the darker hours, and the roost removed or the grading shall occur the next day (i.e., there shall be no less or more than one night between initial disturbance and the grading or roost removal). These actions should allow bats to leave during nighttime hours, thus increasing their chance of finding new roosts with a minimum of potential predation during daylight.

The applicant shall mitigate the loss of occupied bat roosting habitat (e.g. riparian trees) in accordance with the ratios described in Table 5-13 of the Draft Santee MSCP Subarea Plan and consistent with MM-BIO-15. Habitat mitigation shall occur through acquisition of an off-site undeveloped property and recordation of a conservation easement within the Upland Standards Areas or San Diego River Subunit depending on the type of habitat being impacted so that impacts will be
mitigated in-kind. Acquired property would be included in the Draft Santee MSCP Subarea Plan Managed Preserve and
managed and monitored in perpetuity with funding for longterm management and monitoring.

MM-BIO-12. Woodrat Nest Avoidance and Mitigation. Prior to issuance of a grading permit on undeveloped areas within any future project site, a qualified biologist shall conduct a habitat assessment for San Diego desert woodrat (Neotoma lepida Project Applicant;
Qualified Biologist
approved by the
City
Prior to
issuance of
a grading
permit and
City of Santee
Planning &
Building
Department
Prior to
issuance of a
grading
permit and

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Monitoring
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Date &
Initials
intermedia) nests as directed by MM-BIO-1. If potentially suitable habitat is identified then preconstruction surveys for San Diego desert woodrat nests that may be occupied by San Diego desert woodrat shall be flagged and ground disturbing activities shall be avoided within a minimum of 10 feet surrounding each active nest unless otherwise authorized by the City of Santee. If avoidance is not possible, the proponent shall take the following sequential steps: (1) all understory vegetation will be cleared in the area immediately surrounding active nests excluding an escape route to nearby habitat followed by a period of one night without further disturbance to allow woodrats to vacate the nest, (2) each occupied nest will then be disturbed by a qualified wildlife biologist until all woodrats leave the nest and seek refuge off-site, and (3) a majority of the nest sticks shall be removed from the project site and piled at the base of a nearby rock or downed tree or shrub. Relocated nest material shall not be spaced closer than 100 feet apart, unless a qualified wildlife biologist has determined that a specific habitat can support a higher density of nests. The proponent shall document all woodrat nests moved in weekly monitoring reports and will include a written summary in each annual report to the City of Santee. The resumes of the qualified biologists shall be provided to the City of Santee for concurrence.

The applicant shall mitigate the loss of occupied habitat for San Diego desert woodrat in accordance with the ratios
described in Table 5-13 of the Draft Santee Multiple Species Conservation Program (MSCP) Subarea Plan and consistent with MM-BIO-15. Habitat mitigation shall occur through
acquisition of an off-site undeveloped property and recordation of a conservation easement within the Upland Standards Areas or San Diego River Subunit depending on the type of habitat being impacted so that impacts will be mitigated in-kind.

Acquired property would be included in the Draft Santee MSCP during
construction
during
construction

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Subarea Plan Managed Preserve and managed and monitored in perpetuity with funding for long-term management and monitoring.

MM-BIO-13. Crotch’s Bumble Bee Survey and Mitigation. Prior to issuance of a grading permit on undeveloped areas within any future project site, a qualified biologist shall conduct a habitat assessment for Crotch’s bumble bee (Bombus crotchii) as directed by MM-BIO-1. If potential habitat for Crotch’s bumble bee occurs within any future project site, then the project shall comply with Section 5.5.9.6, Crotch’s Bumble Bee Conservation Standards, of the Draft Santee Multiple Species Conservation Program (MSCP) Subarea Plan as outlined below.

If potentially suitable habitat is identified during the reconnaissance survey required by MM-BIO-1, then focused surveys for Crotch’s bumble bee shall be conducted by a qualified biologist, with expertise in surveying for bumble bees, A proposed survey protocol based on the recommendations described in the Survey Considerations for California
Endangered Species Act Candidate Bumble Bee Species,
released by the California Department of Fish and Wildlife (CDFW) on June 6, 2023, or the most current version shall be submitted to the Wildlife Agencies for review and approval on a project- and site-specific basis. Survey results will be provided to the Wildlife Agencies (i.e. U.S. Fish and Wildlife and [CDFW]) for review and are valid for 1 year. If survey results are negative, then no additional measures are required if project activities commence within one year of the survey.

If survey results are positive (or focused surveys are not completed and Crotch’s bumble bee is assumed to be present based on the habitat assessment) and project impacts will occur during the Colony Active Period (April 1 through August 31), then pre-construction surveys for active bee nest colonies shall be required no more than 5 days prior to any ground Project Applicant;
Qualified Biologist
approved by the
City
Prior to
issuance of
a grading
permit and
during
construction
City of Santee
Planning &
Building
Department
Prior to
issuance of a
grading
permit and
during
construction

MITIGATION MONITORING AND REPORTING PROGRAM

SANTEE LAND USE ELEMENT UPDATE MITIGATION MONITORING AND REPORTING PROGRAM JUNE 2026 MMRP-1
Table MMRP-1 Mitigation Monitoring and Reporting Program Table Mitigation Measure
Implementation
Responsibility Timing
Monitoring
Responsibility Timing
Verification
Date &
Initials
disturbing activities. If a Crotch’s bumble bee nest is detected, the project biologist will establish, monitor, and maintain a nowork buffer around the nest. The size and configuration of the no-work buffer will be based on best professional judgement of the project biologist in consultation with the Wildlife Agencies.

The buffer will provide at least 50 feet of clearance around nest entrances. Project activities will not occur within the nowork buffer until the colony is no longer active. To determine that a nest is no longer active, the nest will be observed for a minimum of 60 minutes each day across a minimum of 3 days during suitable flight weather (i.e., ambient air temperature between 60 and 90 degrees Fahrenheit, winds under 10 mph, and no precipitation higher than a drizzling rain). If no bees are seen flying in or out of the nest by the end of the observation period it will be determined that the nest is no longer active. If project activities occur outside of the Colony Active Period, then pre- construction surveys for active bee nest colonies are not required.

A written survey report shall be submitted to the City of Santee and CDFW within 30 days following completion of the focused surveys. The report shall include survey methods, weather conditions, and survey results, including a detailed habitat assessment, floral resources blooming and percent cover, bumble bee species observed, floral species bumble bees were observed visiting, nesting and overwintering habitat surveyed, and a figure showing the locations of any Crotch’s bumble bee nest sites or individuals observed. The survey report shall include the qualifications/resumes of the
surveyor(s) and approved taxonomist(s) for identification of photo vouchers. If Crotch’s bumble bee nests or individuals are observed, the location information shall be submitted to the California Natural Diversity Database at the time of, or prior to, submittal of the survey report. In addition, if avoidance of take