FINAL PEIR
Program Environmental Impact Report
Santee Land Use Element Update
June 2026
Prepared for:
CITY OF SANTEE
PLANNING AND BUILDING DEPARTMENT
10601 Magnolia Avenue
Santee, California, 92071
Prepared by:
2280 Historic Decatur Road, Suite 200
San Diego, California 92106
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Comment Letter F1
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Response to Comment Letter F1
U.S. Fish and Wildlife Service
Sam Padilla, Fish and Wildlife Biologist
March 30, 2026
F1-1 This comment introduces the U.S. Fish and Wildlife Service’s comment letter on the Draft Program Environmental Impact Report (PEIR) and indicates concurrence with the California Department of Fish and Wildlife’s recommendations, S1. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
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Comment Letter S1
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Response to Comment Letter S1
California Department of Fish and Wildlife
Heather Schmalbach, Senior Environmental Scientist (Specialist) March 27, 2026
S1-1 This comment introduces the comment letter and California Department of Fish and Wildlife’s editorial suggestions to the Draft PEIR. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the PEIR. Therefore, no further response is necessary.
S1-2 This comment requests that Table 4.3-2 of the PEIR be updated to reflect the current status of the western spadefoot and Quino checkerspot butterfly under CESA. The table has been updated, reflected in underlined text in Section 4.3 of the Final PEIR.
S1-3 This comment requests clarification on page 4.3-14 to indicate that take authorization would not be in effect until the Subarea Plan is approved by the City and permitted by CDFW and USFWS. The clarification to the referenced paragraph has been made, as well as to the note for Table 4.3-2 on page 4.3-16, and within the text for Mitigation Measure MM-BIO-2 on page 4.3-22. These changes are reflected in underlined text in Section 4.3 and the Executive Summary of the Final PEIR.
S1-4 This comment requests a clarification in the PEIR to indicate that new development adjacent to existing open space will include fuel modification zones within the project footprint. MM-BIO-4 on pages 4.3-25 and 4.3-26 has been updated to include specific requirements for future development projects located adjacent to existing open space areas and including fuel modification zones. This change has been reflected in underlined text in Section 4.3 and the Executive Summary of the Final PEIR.
S1-5 This comment includes closing remarks and provides contact information for questions regarding the comments. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the PEIR. No further response is necessary.
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Comment Letter S2
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Response to Comment Letter S2
California Department of Transportation,
Kimberly D. Dodson GISP, Branch Chief, Local Development Review April 20, 2026
S2-1 This comment introduces the comment letter from California Department of Transportation (Caltrans) and their commitment to safety. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the PEIR. Therefore, no further response is necessary.
S2-2 This comment notes the significant and unavoidable impact identified in the Draft PEIR associated with vehicle miles traveled (VMT) impacts. The comment recommends that future development projects be required to fully mitigate VMT impacts, and recommends an option to mitigate impacts could be to have a development fee system or condition for fair share towards transportation projects. The City thanks Caltrans for the comment. The City of Santee Municipal Code Chapter 12.30 imposes development fees on all new projects which are meant to finance fire, police, library, parks, and other services.
However, there is no mechanism within the City to allocate the development fees imposed by this regulation to VMT impacts. Because there is no current mechanism, and setting up a future VMT reduction fee program would not guarantee reduction of VMT impacts because it is not in place, this recommended mitigation strategy would not be feasible to reduce the potential impacts associated with VMT as a result of this project to less than significant. Therefore, these recommended mitigation measures would not be considered feasible and would not be added to the Draft PEIR Section 4.15.
However, this is a strategy the City will consider for future action.
S2-3 This comment recommends that future development projects within the Land Use Element Update area be evaluated using Caltrans’ Local Development Review (LDR) Safety Review Practitioner’s Guidance to determine whether a safety review is required. The City acknowledges this recommendation. As described in the Draft PEIR, future discretionary development projects implemented under the Land Use Element Update will be subject to project-specific review, including transportation analysis and coordination with responsible and reviewing agencies, as applicable. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no revisions to the Draft PEIR are required.
S2-4 This comment notes that the transportation analysis of the Draft PEIR identifies significant and unavoidable impacts but states it is not clear if there will be impacts to Caltrans freeways and R/W facilities, and asks for clarity on the nature of the impacts. The significant and unavoidable impact identified in Section 4.15 Transportation is associated specifically with Threshold 4.15-2, which states an impact would occur if the Proposed Project would conflict or be inconsistent with CEQA Guidelines § 15064.3, subdivision (b). As described in the analysis, the Proposed Project’s residential uses are anticipated to generate a VMT/capita greater than the City’s significance threshold (85% of the Citywide baseline) for 14 parcels. As shown in Table 4.15-3, the Proposed Project’s commercial uses are anticipated to generate a net total VMT greater than the City’s significance threshold (zero net increase) for 14 parcels. Therefore, the Proposed Project would result in a potentially significant VMT impact.
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To reduce the Proposed Project’s VMT impacts, MM (Mitigation Measure) TRA-1 and MM-TRA-2 would be implemented. However, it is not guaranteed that each future development project would be able to fully mitigate the VMT impacts with the mitigation measures, due to individual project or site conditions.
Therefore, impacts associated with VMT and CEQA Guidelines Section 15064.3, subdivision (b) would remain significant and unavoidable. This impact is only associated with VMT and CEQA Guidelines Section 15064.3, subdivision (b). Future discretionary development projects under the Land Use Element Update will be subject to project-specific transportation and environmental review, which may include the preparation of a TIS, as appropriate. Mitigation measure MM-TRA-2 requires that future projects requiring discretionary review, if they do not meet any of the screening criteria outlined in the City of Santee (City) VMT Analysis Guidelines (April 13, 2022) or subsequently updated version, shall conduct a project-level VMT analysis and identify VMT impacts associated with the proposed development.
S2-5 This comment recommends that future development resulting from the City of Santee Land Use Element provide a VMT-based Traffic Impact Study (TIS) and/or Local Mobility Analysis that includes impacts to Caltrans freeways, ramps, and R/W, especially those impacts to SR-52, SR-67, and SR-125.
The comment also requests the Governor’s Office of Planning and Research (OPR) Guidance to identify VMT related impacts be used. Future discretionary development projects under the Land Use Element Update will be subject to project-specific transportation and environmental review, which may include the preparation of a TIS, as appropriate. Mitigation measure MM-TRA-2 requires that future projects requiring discretionary review, if they do not meet any of the screening criteria outlined in the City of Santee (City) VMT Analysis Guidelines (April 13, 2022) or subsequently updated version, shall conduct a project-level VMT analysis and identify VMT impacts associated with the proposed development. The project applicant would be required to reduce project-induced VMT impacts. It should be noted the 2022 City VMT Analysis Guidelines are based in part on the OPR Technical Advisory on Evaluating Transportation Impacts in CEQA (updated in December 2018). This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
S2-6 This comment recommends that future Traffic Impact Studies (TIS), as applicable, identify near-term and long-term safety or operational issues on or adjacent to existing or proposed State facilities. Future discretionary development projects under the Land Use Element Update will be subject to projectspecific transportation and environmental review, including agency coordination, as appropriate. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
S2-7 This comment acknowledges the relationship between land use and transportation planning and recommends continued coordination between the City and Caltrans regarding transportation improvements where joint jurisdiction may apply. Future discretionary development projects under the Land Use Element Update will be subject to project-specific review and agency coordination, as appropriate. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
S2-8 This comment encourages the City to utilize strategies that will help the City achieve conformance with State GHG emission and VMT reduction goals, and to reduce VMT. The comment provides a list of possible measures. Mitigation measure MM-TRA-1 outlined in Section 4.15.4 of the Draft EIR requires that future projects are compliant with Mobility Element Policies 9.1 through 9.5, which encourage the
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use of Transportation Demand Management (TDM) strategies. MM-TRA-1 provides a sample list of TDM strategies that are similar to, if not the same, as the measures provided by the commenter. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
S2-9 This comment states Caltrans’ objective that direct and cumulative impacts to the State Highway network be avoided or reduced to a less-than-significant level, consistent with applicable regulatory standards. The Draft PEIR evaluates transportation-related impacts associated with implementation of the Land Use Element Update and identifies mitigation measures, as appropriate. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
S2-10 This comment provides information regarding Caltrans’ discretionary review, permitting requirements, coordination procedures for future work within Caltrans’ right-of-way and contact information for future coordination. Future discretionary development projects under the Land Use Element Update will be subject to project-specific review, permitting, and agency coordination, as applicable. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
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Comment Letter L1
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Response to Comment Letter L1
San Diego Association of Governments
Anna Millar
April 17, 2026
L1-1 This comment introduces SANDAG’s comment letter and general observations regarding the City’s land use planning efforts and the Draft PEIR. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
L1-2 This comment states SANDAG looks forward to working with the City on the next Regional Plan Update to develop Series 16. The City also looks forward to collaborating with SANDAG on the next Regional Plan Update. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
L1-3 This comment references page 2.1-19 of the Draft PEIR and comments that the reference to the Community Hub Overlay and the Community Corridor Overlay working “in concert” is confusing because they do not appear to overlap, and suggests clarifying the narrative descriptions to better distinguish the purpose and scale of each overlay. This response will provide some clarifying language related to the relationship between the Community Hub Overlay and the Community Corridor Overlay. There is no page 2.1-19 of the Draft PEIR so no changes related to this question have been made to the Draft PEIR.
However, in response to this comment revisions have been made to page 19 of the Draft Land Use Element to remove the phrase “in concert” from the definitions of the overlay zones. The edits are as follows:
▪ “Community Hub Overlay (CHO): 45 dwelling units/acre
▪ The Community Hub Overlay is intended to implement the Land Use Element’s vision for multimodal, mixed-use development along key corridors, in concert with the Community Corridor Overlay.”
▪ “Community Corridor Overlay (CCO): 30 dwelling units/acre ▪ The Community Corridor Overlay is intended to implement the Land Use Element’s vision for multimodal, mixed-use development along key corridors, in concert with the Community Hub Overlay.”
▪ The description of the Community Hub Overlay and the Community Corridor Overlay as working “in concert” was intended to mean that both of the overlays would contribute to the implementation of the Land Use Element’s vision for multimodal, mixed-use development along key corridors. The two overlays would both work towards this same goal by allowing mixed-use development on distinct parcels, subject to the specific proposed maximum density and height limitations of each overlay. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
L1-4 This comment asks why the Community Hub Overlay would allow a higher residential density compared to the Community Corridor Overlay and notes the maximum density within the Airport Compatibility Overlay is up to 25 dwelling units per acre (Zones 2 through 4). The comment states that an additional
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explanation of the policy rationale would be helpful. The Community Hub Overlay proposes a maximum density of 30 dwelling units per acre while the Community Corridor Overlay proposes to allow a maximum density of 45 dwelling units per acre. The Community Corridor Overlay was designed to allow for a higher residential density because preliminary analysis indicated the Mission Gorge Road corridor has a higher capacity to accommodate development of higher density due to the existing commercial land uses and transit opportunities. The Airport Compatibility Overlay restricts residential densities and non-residential intensities consistent with the Gillespie Field Airport Land Use Compatibility Plan (ALUCP). In areas where another overlay or land use designation allows densities or intensities that are inconsistent with the Gillespie Field ALUCP criteria, the ALUCP criteria supersede, as described on pages 38 and 40 of the Land Use Element. Table 3. Gillespie Airport Safety Zones Land Use Compatibility will be updated in the Land Use Element to better reflect the maximum allowable residential density and non-residential intensity, as stated in the Gillespie Field ALUCP. Sections 5.1 and 5.2 of the Land Use Element further describe the relationship between the proposed overlays and the Gillespie Field ALUCP.
L1-5 This comment notes that the Draft PEIR references prior regional planning documents and recommends updating references, where applicable, to reflect the current 2025 Regional Plan and Sustainable Communities Strategy. The City acknowledges this comment. The Draft PEIR has been revised, as appropriate, to update references to current regional planning documents. These revisions are clarifying in nature and do not result in changes to the analysis or conclusions of the Draft PEIR.
L1-6 This comment concludes SANDAG’s comment letter and expresses support for continued coordination with the City regarding future planning efforts. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
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Comment Letter L2
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Response to Comment Letter L2
San Diego County Regional Airport Authority
Ralph Redman, Program Manager
April 17, 2026
L2-1 This comment introduces San Diego County Regional Airport Authority’s comment letter. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
L2-2 The City acknowledges the comment and has reviewed the Airport Authority's recommended revisions to Tables 3 and 4. The Land Use Element has been revised, where appropriate, to improve consistency with the adopted Gillespie Field Airport Land Use Compatibility Plan (ALUCP) and to clarify applicable safety compatibility standards, noise attenuation requirements, and land use classifications. Both Table 3 and 4, on Land Use Element pages 26 and 27, respectively, have been replaced with the tables in this comment, including the notes. The City will continue to coordinate with the Airport Authority to ensure consistency between the Land Use Element and applicable airport land use compatibility policies.
L2-3 This comment states that on page 34 of the Land Use Element there is a typographical error of the word “Influence” in Goal LU-10. Goal LU-10 has been revised to: “Goal LU-10. A City that protects health and safety within an Airport Influence Areas by minimizing exposure to high levels of noise and risk of aircraft accidents.” This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
L2-4 This comment states that since the realistic 65 percent buildout scenario in the Draft PEIR took into account the density limitations of the Gillespie Field ALUCP, it is likely that scenario may overstate the amount and density of potential development within Gillespie Field ALUCP Safety Zones 2, 3, 4 and 5, presuming the calculations were based on the figures for those zones as per Land Use Element Table
3. The comment provides two reasons to support this statement in the following comments L2-5 and L2-6. The Proposed Project realistic scenario was prepared by considering existing conditions and regulations, including Gillespie Field ALUCP Safety Overlay policies and criteria, along with current market conditions and other factors. The results of the realistic buildout calculations represent the projected estimated difference between the current existing conditions and the realistic buildout of the Proposed Project by 2045. However, it should be noted the analysis that informed the realistic buildout did not consider potential parcel-specific constraints; rather the scope of the analysis was the Proposed Project as a whole. As such, the realistic buildout calculations represent broad estimates of the realistic buildout of the Proposed Project by 2045 and do not account for site-level constraints.
L2-5 This comments states the yellow “conditionally compatible” coding of Safety Zones 2 and 5 in Table III2 of the Gillespie Field ALUCP is incorrect and misleading; the allowed density in Zones 2 and 5 is zero, not four dwelling units. Thank you for this clarification, this has been updated accordingly in Table 3 of the Land Use Element.
L2-6 This comment suggests that Table 3 of the Land Use Element misrepresents the maximum compatible densities within Safety Zones 3 and 4 and provides an explanation as to the correct maximum
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compatible densities. Table 3 of the Land Use Element has been updated to reflect this information and to accurately describe the maximum compatible densities within Safety Zones 3 and 4. Due to the fact that the Proposed Project realistic buildout used inaccurate compatible densities within its calculations, it is possible that the realistic buildout overestimated the amount and density of potential development. However, this overestimation would in effect yield a more conservative estimate of potential environmental impacts associated with this Proposed Project. As a result of this, the Draft PEIR would account for a greater degree of such potential impacts. Therefore, no revisions are required to the Draft PEIR and no further response is necessary.
L2-7 This comment clarifies that the preceding comments regarding ALUCP density standards are provided for accuracy of the record and are not intended to suggest revisions to the Draft Program PEIR buildout calculations. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
L2-8 This comment states that two instances in the Draft PEIR (p. 4.8-10 & 4.10-6) describe the Airport Influence Area (AIA) as being the 60 dB CNEL contour boundary only, but the extent of safety zones is generally far larger than noise contour. On page 4.8-10 of the Draft PEIR, the Gillespie Field Airport Influence Area (AIA) Review Area 1 is defined as “’Review Area 1 consists of locations where noise or safety concerns may necessitate limitations on the types of land use actions. Specifically, Review Area 1 encompasses locations exposed to aircraft noise levels of 60 dB CNEL or greater together with all of the safety zones’ identified in the ALUCP (SDCRAA 2010).” This statement indicates that Review Area 1 encompasses both the 60 dB CNEL contour boundary and all of the safety zones. Page 4.10-6 of the Draft PEIR contains the statement “The AIA is delineated by using the projected 60-decibel (dB) Community Noise Equivalent Level (CNEL) contour and is generally the area in which current and future airport-related noise, overflight, safety, and/or airspace protection factors may affect land uses or necessitate restrictions on uses.” This statement might be misleading to imply the AIA is delineated by only using the 60 dB CNEL. This statement has been revised in the Final PEIR to state “The AIA is delineated by using the projected 60-decibel (dB) Community Noise Equivalent Level (CNEL) contour and is generally the area in which current and future airport-related noise, overflight, safety, and/or airspace protection factors may affect land uses or necessitate restrictions on uses.” L2-9 This comment provides a suggested edit to Noise Element Policy 1.9, which is referenced on page 4.8- 12 of the Draft PEIR. The comment suggests the Gillespie Field Comprehensive Land Use Plan (CLUP) which is referenced in Policy 1.9 has been superseded by the ALUCP and recommends making that change to the policy language. Because revisions to other elements of the General Plan, including the Noise Element, are outside the scope and objectives of this Proposed Project, as stated in Section 3 of the Draft PEIR, this suggested edit will not be made as part of this effort. However, the City appreciates the suggestion. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
L2-10 This comment refers to Noise Element Policy 1.11 and comments that disclosure of airport noise impacts to future residential development within the 65-70 dB CNEL contour would apply only where such development qualifies as infill or development by-right under the ALUCP. Because revisions to other elements of the General Plan, including the Noise Element, are outside the scope and objectives of this Proposed Project, as stated in Section 3 of the Draft PEIR, this suggested edit will not be made as part of this effort. However, the City appreciates the suggestion. This comment does not raise a
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significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
L2-11 This comment notes that Table 4.10-5 in the Draft PEIR may contain inaccuracies or inconsistencies similar to those identified in Land Use Element Table 3 and recommends corresponding revisions for consistency with applicable ALUCP standards. The City acknowledges this comment. Table 4.10-5 in the Draft PEIR has been reviewed and revised, as appropriate, to clarify consistency with applicable ALUCP standards. These revisions are clarifying in nature and do not alter the environmental analysis, significance determinations, or conclusions of the Draft PEIR.
L2-12 This comment states concurrence with the Draft PEIR conclusions that airport-related hazard and noise impacts would be less than significant and not cumulatively considerable. The City acknowledges this comment and concurrence. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
L2-13 This comment concludes the Airport Land Use Commission’s comment letter and provides contact information for future coordination regarding the Land Use Element and Draft PEIR. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
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Comment Letter L3
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Response to Comment Letter L3
Padre Dam Municipal Water District
Peejay Tubongbanua, PE, Engineering Manager, Development Services April 20, 2026
L3-1 This comment introduces Padre Dam Municipal Water District’s (PDMWD) comment letter regarding the Draft PEIR and provides general comments related to utilities and service systems. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
L3-2 This comment provides revisions and clarifications regarding utility and service system information, including updates to the PDMWD service area, sewer service connections, wastewater infrastructure, and East County Advanced Water Purification facilities. The City acknowledges this comment. Final EIR pages 4.17-1 through 4.17-3 have been revised to clarify utility and infrastructure information as recommended in this comment where applicable. These revisions are clarifying in nature and do not alter the environmental analysis, significance determinations, or conclusions of the Draft PEIR.
L3-3 This comment provides a number of recommended edits to Section 4.17.2 Relevant Plan, Policies, and Ordinances. The City acknowledges this comment. Regarding the first bullet, the City agrees that because there is no tract map or other site-specific entitlement associated with this project it does not require a water supply assessment under Senate Bill 610, although the size of the Proposed Project is over 650,000 square feet. Regarding the second and third bullet, Final EIR page 4.17-9 has been revised to add the recommended language in this comment. These revisions are clarifying in nature and do not alter the environmental analysis, significance determinations, or conclusions of the Draft PEIR.
L3-4 This comment provides a number of recommended edits to Section 4.17.3.4 Impact Analysis. The City acknowledges this comment. Final EIR page 4.17-11 was revised to reflect the first bullet, Water Conveyance.
To address the bullets with recommended revisions or additional language for the second main bullet, Wastewater Treatment, in this comment, revisions were made to pages 4.17-12 and 4.17-13.
Regarding sub-bullet number three under Wastewater Treatment; water efficiency measures discussed in this section of the Draft PEIR reference any water efficiency measures that would be implemented in the future during the 2045 planning period that have not been quantified in the current UWMP.
To address the comments under the third bullet, Wastewater Conveyance, Final EIR pages 4.17-13 and
4.17-14 were revised. These revisions are clarifying in nature and do not alter the environmental analysis, significance determinations, or conclusions of the Draft PEIR.
L3-5 This comment provides a number of recommended edits to Section 4.17.3. The City acknowledges this comment. Revisions were made to Final EIR pages 4.17-18 through 4.17-20 to address bullets one and two. Regarding the third bullet of this comment, as discussed in the Draft PEIR Section 4.17.3, the Proposed Project would result in a total average daily wastewater flow of 0.13 mgd by buildout year of 2045. The PDMWD 2020 Master Plan modeled the projected demand on wastewater facilities based on projected increase in average daily wastewater flow and estimated an increase of 0.8 mgd. The
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Draft PEIR did not state that the proposed Land Use Element Update would be included in the Master Plan estimated increase of 0.8 mgd. These revisions are clarifying in nature and do not alter the environmental analysis, significance determinations, or conclusions of the Draft PEIR.
L3-6 This comment concludes PDMWD comment letter and provides contact information for future coordination. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
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Comment Letter I1
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Response to Comment Letter I1
Elizabeth Flinn
March 26, 2026
I1-1 This comment expresses concern regarding the provision of parks and public open space in relation to planned housing growth and community character. The City acknowledges this comment. The Land Use Element Update includes policies intended to guide future growth and supporting community amenities. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
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Comment Letter I2
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Response to Comment Letter I2
Verla Ording
April 19, 2026
I2-1 This comment expresses concern regarding future growth and development within the City, including traffic congestion, community character, and preservation of open space. The City acknowledges this comment. The PEIR evaluates environmental impacts associated with future development under the Land Use Element Update. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
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Response to Comment Letter I3
Anonymous (via: [email protected])
April 19, 2026
I3-1 This comment contains specific comments related to the Fanita Ranch Project, which is not the project proposed in the subject Land Use Element Update Program EIR. For comments pertaining to the Fanita Ranch Project, the commenter is referred to the Final Revised EIR for the Fanita Ranch Project, which includes the following documents:
▪ Revised EIR for the Fanita Ranch Project (2020)
▪ Recirculated Sections of the Revised EIR for the Fanita Ranch Project (2022) ▪ Second Recirculated Sections of the Revised EIR for the Fanita Ranch Project (2025) These documents are available on the City’s website: https://www.cityofsanteeca.gov This comment does not address the accuracy or adequacy of the Land Use Element Update Program EIR. No further response is required.
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Response to Comment Letter I4
Michele Pope
April 20, 2026
I4-1 This comment expresses concern regarding future growth and development within the City, including traffic congestion and preservation of community character. The City acknowledges this comment. The Draft PEIR evaluates environmental impacts associated with future development under the Land Use Element Update. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
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Comment Letter I5
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Response to Comment Letter I5
Juliana Rodrigues
April 19, 2026
I5-1 This comment introduces the commenter’s letter regarding the Land Use Element Update and Draft Program Environmental Impact Report (PEIR) and expresses general concerns regarding the potential effects of future development on community character, health, safety, and quality of life. The City acknowledges this comment. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
I5-2 This comment expresses concern regarding preservation of small-town character, compatibility of future development with existing neighborhoods, and building height in relation to future land use planning. The City acknowledges this comment. The Land Use Element Update includes policies intended to guide future growth, land use compatibility, and community character. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
I5-3 This comment expresses concern regarding protection of air quality, water quality, natural habitats, and environmental resources in relation to future development. The City acknowledges this comment. The Draft Program Environmental Impact Report (PEIR) evaluates environmental impacts associated with future development under the Land Use Element Update, including impacts related to biological resources, air quality, and water resources. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
I5-4 This comment expresses concern regarding cumulative construction impacts, traffic congestion, traffic safety, and protection of residential streets in relation to future development. The City acknowledges this comment. The Draft PEIR evaluates environmental impacts associated with future development under the Land Use Element Update, including transportation and construction-related impacts. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
I5-5 This comment expresses support for safe, healthy outdoor living by adding bike lanes, expanding trails and providing safe routes for children, seniors and families as well as prioritizing these improvements before major development approvals. The City acknowledges this comment. The Draft Program Environmental Impact Report (PEIR) evaluates environmental impacts associated with future development under the Land Use Element Update, including transportation impacts. Future discretionary development projects under the Land Use Element Update will be subject to projectspecific transportation and environmental review. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR.
Therefore, no further response is necessary.
I5-6 This comment expresses concern regarding long-term quality of life, preservation of low-density residential areas, growth scale, and community character in relation to future development. The City acknowledges this comment. The Land Use Element Update includes policies intended to guide future
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growth, land use compatibility, and preservation of community character. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
I5-7 This comment concludes the commenter’s letter and expresses support for a balanced approach to future planning that considers mobility, environmental health, quality of life, and preservation of community character. The City acknowledges this comment. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR.
Therefore, no further response is necessary.
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Comment Letter I6
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Response to Comment Letter I6
Kristen Fountain
April 20, 2026
I6-1 This comment expresses concern regarding the pace of growth and development within the City, including the adequacy of existing infrastructure, public services, and traffic circulation to accommodate future population growth. The City acknowledges this comment. The Draft Program Environmental Impact Report (PEIR) evaluates environmental impacts associated with future development under the Land Use Element Update, including transportation, public services, and infrastructure-related considerations. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
I6-2 This comment clarifies that the commenter’s concerns are related to both overall development within the City and a specific proposed residential development. The City acknowledges this clarification. The Draft PEIR evaluates environmental impacts associated with future development under the Land Use Element Update at a programmatic level. Site-specific development proposals would be subject to separate review, as applicable. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
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Response to Comment Letter I7
Michael Hoskins
April 20, 2026
I7-1 This comment provides a recommendation for recreational land use on a specific parcel and identifies potential community and economic benefits associated with the proposed use. The City acknowledges this comment. Future land use and development opportunities for specific sites are subject to applicable planning and review processes. This comment does not raise a significant environmental issue regarding the accuracy or adequacy of the information provided in the Draft PEIR. Therefore, no further response is necessary.
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Response to Comment Letter I8
Nelly Purvis
April 20, 2026
I8-1 This comment contains specific comments related to the Fanita Ranch Project, which is not the project proposed in the subject Land Use Element Update Program EIR. For comments pertaining to the Fanita Ranch Project, the commenter is referred to the Final Revised EIR for the Fanita Ranch Project, which includes the following documents:
▪ Revised EIR for the Fanita Ranch Project (2020)
▪ Recirculated Sections of the Revised EIR for the Fanita Ranch Project (2022) ▪ Second Recirculated Sections of the Revised EIR for the Fanita Ranch Project (2025) These documents are available on the City’s website: https://www.cityofsanteeca.gov This comment does not address the accuracy or adequacy of the Land Use Element Update Program EIR. No further response is required.
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Response to Comment Letter I9
Carolynn Marshall
April 20, 2026
I9-1 This comment contains specific comments related to the Fanita Ranch Project, which is not the project proposed in the subject Land Use Element Update Program EIR. For comments pertaining to the Fanita Ranch Project, the commenter is referred to the Final Revised EIR for the Fanita Ranch Project, which includes the following documents:
▪ Revised EIR for the Fanita Ranch Project (2020)
▪ Recirculated Sections of the Revised EIR for the Fanita Ranch Project (2022) ▪ Second Recirculated Sections of the Revised EIR for the Fanita Ranch Project (2025) These documents are available on the City’s website: https://www.cityofsanteeca.gov This comment does not address the accuracy or adequacy of the Land Use Element Update Program EIR. No further response is required.
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DRAFT PEIR
Program Environmental Impact Report
Santee Land Use Element Update
MARCH 2026
Prepared for:
CITY OF SANTEE
PLANNING AND BUILDING DEPARTMENT
10601 Magnolia Avenue
Santee, California, 92071
Prepared by:
2280 Historic Decatur Road, Suite 200
San Diego, California 92106
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 TOC-i
Table of Contents
SECTION PAGE NO.
Acronyms and Abbreviations...................................................................................................................................... ACR-i Executive Summary ..................................................................................................................................................... ES-1 ES.1 Introduction....................................................................................................................................... ES-1 ES.2 Project Description ........................................................................................................................... ES-2 ES.3 Summary of Project Impacts............................................................................................................ ES-3 ES.4 Areas of Known Controversy/Issues to Be Resolved ...................................................................ES-70 ES.5 Summary of Project Alternatives ...................................................................................................ES-70 ES.5.1 Alternative 1 – No Project Alternative .............................................................................ES-71 ES.5.2 Alternative 2 – Reduced Overall Density Alternative......................................................ES-71 ES.5.3 Alternative 3 – Community Corridor Only Alternative .....................................................ES-71 ES.5.4 Alternative 4 – No Increased Density Alternative ...........................................................ES-71 ES.5.5 Environmentally Superior Alternative ..............................................................................ES-72 1 Introduction ...................................................................................................................................................... 1-1
1.1 Purpose of the Environmental Impact Report .................................................................................. 1-1
1.2 Legal Authority and Lead Agency....................................................................................................... 1-2
1.3 Responsible and Trustee Agencies ................................................................................................... 1-3
1.4 Type of EIR, Scope, Organization....................................................................................................... 1-3
1.4.1 Type of EIR............................................................................................................................. 1-3
1.4.2 Scope of EIR.......................................................................................................................... 1-3
1.4.3 Organization .......................................................................................................................... 1-4
1.5 Environmental Review Process ......................................................................................................... 1-5
1.6 Public Review of the Draft PEIR......................................................................................................... 1-6
1.7 Mitigation Monitoring Procedures ..................................................................................................... 1-7
1.8 Documents Incorporated by Reference ............................................................................................ 1-7
1.9 Documents Prepared for the Project................................................................................................. 1-8 2 Environmental Setting ..................................................................................................................................... 2-1
2.1 Introduction......................................................................................................................................... 2-1
2.2 Regional Setting ................................................................................................................................. 2-1
2.2.1 Regional Location ................................................................................................................. 2-1
2.2.2 Regional Planning Considerations....................................................................................... 2-2
2.3 Existing Land Use Planning................................................................................................................ 2-6
2.4 Cumulative Impact Analysis............................................................................................................... 2-8 3 Project Description........................................................................................................................................... 3-1
3.1 Introduction......................................................................................................................................... 3-1
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3.2 Project Location.................................................................................................................................. 3-1
3.2.1 Plan Area ............................................................................................................................... 3-1
3.3 Project Background, Purpose, and Objectives.................................................................................. 3-2
3.3.1 Project Purpose..................................................................................................................... 3-2
3.3.2 Community Outreach Process.............................................................................................. 3-3
3.3.3 Project Objectives ................................................................................................................. 3-3
3.4 Proposed Land Use Element Updates............................................................................................... 3-3
3.4.1 Existing Conditions Update .................................................................................................. 3-3
3.4.2 Land Use Element Update.................................................................................................... 3-4
3.5 Buildout Projections ........................................................................................................................... 3-6
3.6 Approvals ............................................................................................................................................ 3-9 4 Environmental Analysis.................................................................................................................................4.0-1
4.0 Introduction to Environmental Analysis .........................................................................................4.0-1
4.1 Aesthetics ........................................................................................................................................4.1-1
4.1.1 Existing Conditions.............................................................................................................4.1-1
4.1.2 Relevant Plans, Policies, and Ordinances........................................................................4.1-3
4.1.3 Environmental Impacts......................................................................................................4.1-8
4.1.4 Mitigation Measures........................................................................................................4.1-24
4.1.5 Level of Significance After Mitigation .............................................................................4.1-24
4.2 Air Quality .........................................................................................................................................4.2-1
4.2.1 Existing Conditions.............................................................................................................4.2-1
4.2.2 Relevant Plans, Policies, and Ordinances........................................................................4.2-9
4.2.3 Environmental Impacts....................................................................................................4.2-16
4.2.4 Mitigation Measures........................................................................................................4.2-34
4.2.5 Significance After Mitigation ...........................................................................................4.2-37
4.3 Biological Resources .......................................................................................................................4.3-1
4.3.1 Existing Conditions.............................................................................................................4.3-1
4.3.2 Relevant Plans, Policies, and Ordinances........................................................................4.3-5
4.3.3 Environmental Impacts....................................................................................................4.3-12
4.3.4 Mitigation Measures........................................................................................................4.3-19
4.3.5 Level of Significance After Mitigation .............................................................................4.3-38
4.4 Cultural Resources ..........................................................................................................................4.4-1
4.4.1 Existing Conditions.............................................................................................................4.4-1
4.4.2 Relevant Plans, Policies, and Ordinances......................................................................4.4-15
4.4.3 Environmental Impacts....................................................................................................4.4-22
4.4.4 Mitigation Measures........................................................................................................4.4-27
4.4.5 Level of Significance After Mitigation .............................................................................4.4-29
4.5 Energy ..............................................................................................................................................4.5-1
4.5.1 Existing Conditions.............................................................................................................4.5-1
4.5.2 Relevant Plans, Policies, and Ordinances........................................................................4.5-3
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4.5.3 Environmental Impacts......................................................................................................4.5-8
4.5.4 Impacts Analysis ..............................................................................................................4.5-11
4.5.5 Mitigation Measures........................................................................................................4.5-15
4.5.6 Significance of Impact After Mitigation ..........................................................................4.5-16
4.6 Geology and Soils ............................................................................................................................4.6-1
4.6.1 Existing Conditions.............................................................................................................4.6-1
4.6.2 Geologic Hazards ...............................................................................................................4.6-2
4.6.3 Relevant Plans, Policies, and Ordinances........................................................................4.6-4
4.6.4 Environmental Impacts......................................................................................................4.6-7
4.6.5 Mitigation Measures........................................................................................................4.6-14
4.6.6 Level of Significance After Mitigation .............................................................................4.6-14
4.7 Greenhouse Gas Emissions............................................................................................................4.7-1
4.7.1 Existing Conditions.............................................................................................................4.7-1
4.7.2 Relevant Plans, Policies, and Ordinances........................................................................4.7-4
4.7.3 Environmental Impacts....................................................................................................4.7-18
4.7.3.4 Impact Analysis ................................................................................................................4.7-25
4.7.4 Mitigation Measures........................................................................................................4.7-32
4.7.5 Significance After Mitigation ...........................................................................................4.7-33
4.8 Hazards and Hazardous Materials .................................................................................................4.8-1
4.8.1 Existing Conditions.............................................................................................................4.8-1
4.8.2 Relevant Plans, Policies, and Ordinances........................................................................4.8-3
4.8.3 Environmental Impacts....................................................................................................4.8-13
4.8.4 Mitigation Measures........................................................................................................4.8-23
4.8.5 Level of Significance After Mitigation .............................................................................4.8-25
4.9 Hydrology and Water Quality...........................................................................................................4.9-1
4.9.1 Existing Conditions.............................................................................................................4.9-1
4.9.2 Relevant Plans, Policies, and Ordinances........................................................................4.9-3
4.9.3 Environmental Impacts......................................................................................................4.9-9
4.9.4 Mitigation Measures........................................................................................................4.9-15
4.9.5 Level of Significance After Mitigation .............................................................................4.9-15
4.10 Land Use and Planning .................................................................................................................4.10-1
4.10.1 Existing Conditions...........................................................................................................4.10-1
4.10.2 Relevant Plans, Policies, and Ordinances......................................................................4.10-4
4.10.3 Environmental Impacts....................................................................................................4.10-7
4.10.4 Mitigation Measures..................................................................................................... 4.10-25
4.10.5 Level of Significance After Mitigation .......................................................................... 4.10-25
4.11 Noise ..............................................................................................................................................4.11-1
4.11.1 Existing Conditions...........................................................................................................4.11-1
4.11.2 Relevant Plans, Policies, and Ordinances......................................................................4.11-4
4.11.3 Environmental Impacts....................................................................................................4.11-9
4.11.4 Mitigation Measures..................................................................................................... 4.11-21
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4.11.5 Level of Significance After Mitigation .......................................................................... 4.11-23
4.12 Population and Housing................................................................................................................4.12-1
4.12.1 Existing Conditions...........................................................................................................4.12-1
4.12.2 Relevant Plans, Policies, and Ordinances......................................................................4.12-3
4.12.3 Environmental Impacts....................................................................................................4.12-6
4.12.4 Mitigation Measures..................................................................................................... 4.12-12
4.12.5 Level of Significance After Mitigation .......................................................................... 4.12-12
4.13 Public Services ..............................................................................................................................4.13-1
4.13.1 Existing Conditions...........................................................................................................4.13-1
4.13.2 Relevant Plans, Policies, and Ordinances......................................................................4.13-5
4.13.3 Environmental Impacts....................................................................................................4.13-7
4.13.4 Mitigation Measures..................................................................................................... 4.13-12
4.13.5 Level of Significance After Mitigation .......................................................................... 4.13-12
4.14 Recreation......................................................................................................................................4.14-1
4.14.1 Existing Conditions...........................................................................................................4.14-1
4.14.2 Parks and Recreational Facilities ...................................................................................4.14-1
4.14.3 Relevant Plans, Policies, and Ordinances......................................................................4.14-3
4.14.4 Environmental Impacts....................................................................................................4.14-8
4.14.5 Mitigation Measures..................................................................................................... 4.14-11
4.14.6 Level of Significance After Mitigation .......................................................................... 4.14-11
4.15 Transportation ...............................................................................................................................4.15-1
4.15.1 Existing Conditions...........................................................................................................4.15-1
4.15.2 Relevant Plans, Policies, and Ordinances......................................................................4.15-4
4.15.3 Environmental Impacts....................................................................................................4.15-9
4.15.4 Mitigation Measures..................................................................................................... 4.15-19
4.15.5 Level of Significance After Mitigation .......................................................................... 4.15-20
4.16 Tribal Cultural Resources..............................................................................................................4.16-1
4.16.1 Existing Conditions...........................................................................................................4.16-1
4.16.2 Relevant Plans, Policies, and Ordinances................................................................... 4.16-10
4.16.3 Environmental Impacts................................................................................................. 4.16-13
4.16.4 Mitigation Measures..................................................................................................... 4.16-15
4.16.5 Level of Significance After Mitigation .......................................................................... 4.16-15
4.17 Utilities and Service Systems........................................................................................................4.17-1
4.17.1 Existing Conditions...........................................................................................................4.17-1
4.17.2 Relevant Plans, Policies, and Ordinances......................................................................4.17-4
4.17.3 Environmental Impacts....................................................................................................4.17-9
4.17.4 Mitigation Measures..................................................................................................... 4.17-21
4.17.5 Level of Significance After Mitigation .......................................................................... 4.17-21
4.18 Wildfire ...........................................................................................................................................4.18-1
4.18.1 Existing Conditions...........................................................................................................4.18-1
4.18.2 Relevant Plans, Policies, and Ordinances......................................................................4.18-3
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4.18.3 Environmental Impacts................................................................................................. 4.18-12
4.18.4 Mitigation Measures..................................................................................................... 4.18-17
4.18.5 Level of Significance After Mitigation .......................................................................... 4.18-17 5 Cumulative Effects ........................................................................................................................................... 5-1
5.1 Cumulative Impacts............................................................................................................................ 5-1
5.1.1 Cumulative Impacts Methodology ....................................................................................... 5-1
5.2 Cumulative Impacts Analysis ............................................................................................................. 5-2
5.2.1 Aesthetics.............................................................................................................................. 5-2
5.2.2 Air Quality .............................................................................................................................. 5-3
5.2.3 Biological Resources ............................................................................................................ 5-5
5.2.4 Cultural Resources ............................................................................................................... 5-6
5.2.5 Energy.................................................................................................................................... 5-7
5.2.6 Geology and Soils ................................................................................................................. 5-8
5.2.7 Greenhouse Gas Emissions ...............................................................................................5-10
5.2.8 Hazards and Hazardous Materials ....................................................................................5-11
5.2.9 Hydrology and Water Quality ..............................................................................................5-15
5.2.10 Land Use and Planning.......................................................................................................5-17
5.2.11 Noise....................................................................................................................................5-17
5.2.12 Population and Housing .....................................................................................................5-18
5.2.13 Public Services....................................................................................................................5-20
5.2.14 Recreation...........................................................................................................................5-22
5.2.15 Transportation.....................................................................................................................5-23
5.2.16 Tribal Cultural Resources ...................................................................................................5-24
5.2.17 Utilities and Service Systems.............................................................................................5-25
5.2.18 Wildfire ................................................................................................................................5-28 6 Other CEQA Considerations............................................................................................................................. 6-1
6.1 Effects Not Found to Be Significant .................................................................................................. 6-1
6.2 Significant and Unavoidable Environmental Impacts ...................................................................... 6-3
6.3 Significant and Irreversible Environmental Impacts ........................................................................ 6-4
6.3.1 Large Commitment of Non-Renewable Resources............................................................. 6-4
6.3.2 Commitment to Future Uses ................................................................................................ 6-6
6.3.3 Irreversible Damage from Environmental Accidents .......................................................... 6-6
6.3.4 Consumption of Resources Justified................................................................................... 6-7
6.4 Growth-Inducing Impacts ................................................................................................................... 6-8 7 Alternatives....................................................................................................................................................... 7-1
7.1 Introduction......................................................................................................................................... 7-1
7.2 Considerations for Selection of Alternatives..................................................................................... 7-1
7.2.1 Project Objectives ................................................................................................................. 7-1
7.2.2 Summary of Environmental Impacts ................................................................................... 7-2
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7.3 Project Alternatives Considered and Rejected ................................................................................. 7-5
7.4 Project Alternatives Under Further Consideration............................................................................ 7-6
7.4.1 Alternative 1 - No Project Alternative................................................................................... 7-6
7.4.2 Alternative 2 – Reduced Overall Density Alternative........................................................7-13
7.4.3 Alternative 3 – Community Corridor Overlay Only Alternative ................................................7-20
7.4.4 Alternative 4 – No Increased Density Alternative .............................................................7-26
7.5 Summary of Alternatives to the Proposed Project..........................................................................7-33
7.6 Environmentally Superior Alternative..............................................................................................7-34 8 References ....................................................................................................................................................... 8-1 9 List of Preparers............................................................................................................................................... 9-1
FIGURES
2-1 Regional Location ..........................................................................................................................................2-11 2-2 Existing General Plan Land Use Designations..............................................................................................2-13 2-3 Existing Zoning ...............................................................................................................................................2-15 3-1 Plan Area ........................................................................................................................................................3-11 3-2 Proposed Land Use Changes ........................................................................................................................3-13
4.1-1 Scenic Resources........................................................................................................................................4.1-25
4.3-1 Project Location ..........................................................................................................................................4.3-39
4.3-2 Wildlife Corridors and Habitat Linkages ....................................................................................................4.3-41
4.3-3 Soils .............................................................................................................................................................4.3-43
4.3-4 Hydrology .....................................................................................................................................................4.3-45
4.3-5 Biological Resources...................................................................................................................................4.3-47
4.4-1 Historic-Age Properties in Santee ..............................................................................................................4.4-31
4.6-1 Active Faults and Alquist-Priolo Fault Zones .............................................................................................4.6-17
4.6-2 Shaking Potential........................................................................................................................................4.6-19
4.6-3 Paleontological Sensitivity Map Overview .................................................................................................4.6-21
4.8-1 Hazardous Waste Sites Within 1/2 Mile of the Proposed Land Use Changes........................................4.8-27
4.8-2a Airport Land Use Hazards...........................................................................................................................4.8-29
4.8-2b Airport Land Use Hazards...........................................................................................................................4.8-31
4.9-1 FEMA Flood Zones ......................................................................................................................................4.9-17
4.11-1 Predicted Stationary Source Operation Noise from Sample Mixed Use Development (5 Stories: 4 Residential, 1 Commercial)................................................................................................ 4.11-25
4.13-1 Fire and Police Protection Facilities........................................................................................................ 4.13-13
4.13-2 Schools ..................................................................................................................................................... 4.13-15
4.14-1 Parks and Recreational Facilities............................................................................................................ 4.14-13
4.15-1 Roadway Network .................................................................................................................................... 4.15-21
4.15-2 Transit Network ....................................................................................................................................... 4.15-23
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4.15-3 Transit Priority Area.................................................................................................................................. 4.15-25
4.15-4 Resident VMT Impacts............................................................................................................................. 4.15-27
4.15-5 Commercial VMT Impacts........................................................................................................................ 4.15-29
4.18-1 Fire Hazard Severity Zones...................................................................................................................... 4.18-19 TABLES
ES-1 Summary of Project Impacts ......................................................................................................................... ES-4 1-1 Notice of Preparation and Comment Letters Summary................................................................................. 1-6 2-1 Planned Land Use............................................................................................................................................ 2-6 2-2 Existing Land Use Conditions .......................................................................................................................... 2-8 2-3 Cumulative Land Use Planning Documents ................................................................................................... 2-9 3-1 Proposed Overlay Regulations ........................................................................................................................ 3-5 3-2 Proposed Residential Land Use Change ........................................................................................................ 3-8 3-3 Proposed Commercial Land Use Change ....................................................................................................... 3-8
4.1-1 City of Santee Local Scenic Quality Policy Consistency Analysis..............................................................4.1-17
4.2-1 San Diego Air Basin Attainment Classification............................................................................................4.2-7
4.2-2 Local Ambient Air Quality Data – El Cajon Station......................................................................................4.2-8
4.2-3 Ambient Air Quality Standards ...................................................................................................................4.2-11
4.2-4 San Diego Air Pollution Control District Air Quality Significance Thresholds.................................................4.2-20
4.2-5 Estimated Maximum Daily Operational Criteria Air Pollutant Emissions.................................................4.2-26
4.3-1 Vegetation Communities and Land Covers within the Project Parcels and 500-Foot Buffer...................4.3-2
4.3-2 Mitigation Required for Special-Status Wildlife Species with Moderate or High Potential to Occur .......................................................................................................................................................4.3-15
4.4-1 Previously Recorded Cultural Resources Within 0.25 Miles of the APE....................................................4.4-9
4.4-2 Historic-Age Properties Within the Project Parcels ...................................................................................4.4-12
4.5-1 SDG&E Power Mix 2024...............................................................................................................................4.5-2
4.7-1 GHG Emissions Sources in California ..........................................................................................................4.7-3
4.7-2 GHG Emissions Sources in the City of Santee ............................................................................................4.7-4
4.7-3 Sustainable Santee Plan CEQA Project Consistency Checklist ................................................................4.7-25
4.7-4 Estimated Annual Operational Greenhouse Gas Emissions ....................................................................4.7-31
4.8-1 Online Database Listings..............................................................................................................................4.8-2
4.8-2 Gillespie Field Airport Safety Zone Characteristics ...................................................................................4.8-20
4.10-1 Existing General Plan Land Use Designations...........................................................................................4.10-2
4.10-2 Existing Zoning Designations, City of Santee ............................................................................................4.10-3
4.10-3 2025 SANDAG Regional Plan Consistency Evaluation .......................................................................... 4.10-17
4.10-4 County of San Diego General Plan Consistency Evaluation .................................................................. 4.10-18
4.10-5 Gillespie Airport Safety Zones Land Use Compatibility .......................................................................... 4.10-22
4.11-1 Typical Sound Levels in the Environment and Industry ............................................................................4.11-2
4.11-2 Federal Transit Administration Vibration Threshold Guidance.................................................................4.11-5
TABLE OF CONTENTS
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 TOC-viii
4.11-3 City of Santee Noise / Land Use Compatibility Guide...............................................................................4.11-6
4.11-4 Sound Levels of Typical Construction Equipment.................................................................................. 4.11-12 4-11-5 Construction Noise: Screening Distance to Adjoining Receptor Within Which Significant Impact Occurs .......................................................................................................................................... 4.11-13
4.11-6 Predicted Traffic Noise Exposure Levels (dBA Ldn)................................................................................. 4.11-15
4.11-7 Operational Noise Emission from Sample Mixed-Use Development.................................................... 4.11-18
4.11-8 Vibration Source Levels for Construction Equipment............................................................................ 4.11-19
4.11-9 Distance Required for Groundborne Vibration Compliance .................................................................. 4.11-20
4.12-1 County of San Diego Population, Employment, and Housing Projections ....................................................4.12-1
4.12-2 City of Santee Population, Housing, and Job Estimates...........................................................................4.12-2
4.12-3 Population, Housing, and Job Trends in City of Santee (2010–2020)....................................................4.12-2
4.12-4 Proposed Residential Land Use Change ................................................................................................ 4.12-10
4.12-5 SANDAG City of Santee Population, Employment, and Housing Forecast................................................. 4.12-11
4.14-1 Parks and Recreational Facilities in Santee..............................................................................................4.14-2
4.15-1 Significance Thresholds........................................................................................................................... 4.15-11
4.15-2 Resident Vehicle Miles Traveled Results................................................................................................ 4.15-15
4.15-3 Commercial Vehicle Miles Traveled Results........................................................................................... 4.15-17
4.16-1 AB 52 Native American Tribal Outreach Results.......................................................................................4.16-9
4.17-1 Supply and Demand Comparison (Acre-Feet per Year) ............................................................................4.17-2
4.17-2 Proposed Project Wastewater Flow Projection....................................................................................... 4.17-12
4.17-3 Projected Water Supplies (Normal Year – AFY)...................................................................................... 4.17-17
4.17-4 Current and Planned Water Supplies (Normal Year – AFY)................................................................... 4.17-17
4.17-5 Multiple Dry Years Supply and Demand Comparison (AFY) .................................................................. 4.17-17
4.17-6 Proposed Project Water Demand Projections ........................................................................................ 4.17-18
4.17-7 2020 PDMWD UMWP Wastewater Flow Projections ............................................................................. 4.17-20
4.18-1 Historic Wildfires Within the City of Santee (1950–2003).......................................................................4.18-2 5-1 Cumulative Land Use Planning Documents ................................................................................................... 5-2 7-1 Summary of Environmental Impacts............................................................................................................... 7-2 7-2 Alternative 2 – Reduced Overall Density ......................................................................................................7-14 7-3 Alternative 3 – Community Corridor Overlay Only Residential Buildout .....................................................7-20 7-4 Alternative 3 – Community Corridor Overlay Only Commercial Buildout....................................................7-20 7-5 Comparison of Proposed Project and Alternatives Impacts ........................................................................7-33
APPENDICES
A NOP and Comment Letters
B Visual Photographs
C CalEEMod Outputs and Estimated Emissions
D Biological Technical Report
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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 TOC-ix
E Cultural Resources Report
F Paleontological Resources Memo
G Noise Analysis Supporting Documentation
H VMT Modeling
I-1 NAHC AB 52/SB 18 Letters
I-2 Tribal Communications - Confidential
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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 ACR-i
Acronyms and Abbreviations
Acronym/Abbreviation Definition
AB Assembly Bill
ACC Advanced Clean Cars
ACC air-cooled condenser
ADT Average Daily Traffic
AFY acre-feet per year
AHU air-handling unit
AIA Airport Influence Area
ALUC Airport Land Use Commission
ALUCP Airport Land Use Compatibility Plan
amsl above mean sea level
APE area of potential effect
APN Assessor’s Parcel Number
APSA Aboveground Petroleum Storage Act
ARWP Archaeological Resources Work Plan
ASP Active Santee Plan
AST aboveground storage tank
AWP Advanced Water Purification
BACT Best Available Control Technology
BenMAP Benefits Mapping and Analysis Program
BERD Built Environment Resource Directory
BESS battery energy storage system
BLS basic life support
BMP best management practice
CAA Clean Air Act
CAAQS California Ambient Air Quality Standards
CAL FIRE California Department of Forestry and Fire Protection Cal/OSHA California Division of Occupational Safety and Health CalARP California Accidental Release Prevention
CalEEMod California Emissions Estimator Model
CalEPA California Environmental Protection Agency
CalGEM California Geologic Energy Management
CALGreen California Green Building Standards Code
CalRecycle California Department of Resources Recycling and Recovery Caltrans California Department of Transportation
CAPCOA California Air Pollution Control Officers Association CARB California Air Resources Board
CBC California Building Code
CBSC California Building Standards Commission
CCAA California Clean Air Act
CCR California Code of Regulations
ACRONYMS AND ABBREVIATIONS
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 ACR-ii
Acronym/Abbreviation Definition
CCS Carbon capture and storage
CDFW California Department of Fish and Wildlife
CDPH California Department of Public Health
CDR carbon dioxide removal
CEC California Energy Commission
CEQA California Environmental Quality Act
CERLCA Comprehensive Environmental Response, Compensation, and Liability Act CESA California Endangered Species Act
CF crest factor
CFC California Fire Code
CFMP Comprehensive Facilities Master Plan
CFR Code of Federal Regulations
CGP Construction General Permit
CH4 methane
CIP Capital Improvement Project
City City of Santee
CIWM California Integrated Waste Management
CIWMB California Integrated Waste Management Board
CNDDB California Natural Diversity Database
CNEL Community Noise Equivalent Level
CNPS California Native Plant Society
CNRA California Natural Resources Agency
CO carbon monoxide
CO2 carbon dioxide
CO2e carbon dioxide equivalent
COPPS Community Oriented Policing and Problem Solving
County County of San Diego
CPTED Crime Prevention through Environmental Design
CPUC California Public Utilities Commission
CRHR California Register of Historical Resources
CRPR California Rare Plant Rank
CUPA Certified Unified Program Agency
CWA Clean Water Act
CWUIC California Wildland-Urban Interface Code
DACS direct air capture with sequestration
dB decibel
dBA A-weighted decibel
DEHQ San Diego County Department of Environmental Health and Quality DIF Development Impact Fee
DMM demand management measure
DOT Department of Transportation
DPM diesel particulate matter
DPR Department of Parks and Recreation
ACRONYMS AND ABBREVIATIONS
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 ACR-iii
Acronym/Abbreviation Definition
DTSC Department of Toxic Substances Control
DWR Department of Water Resources
EIA U.S. Energy Information Administration
EIR environmental impact report
EISA Energy Independence and Security Act of 2007 (EISA EO Executive Order
EOP Emergency Operations Plan
EPA U.S. Environmental Protection Agency
EPS emissions performance standard
EV electric vehicle
FAA Federal Aviation Administration
FBI Federal Bureau of Investigation
FEMA Federal Emergency Management Agency
FESA federal Endangered Species Act
FHSZ Fire Hazard Severity Zone
FHWA Federal Highway Administration
FMMP Farmland Mapping and Monitoring Program
FTA Federal Transit Administration
GHG greenhouse gas
GMS General Management System
gpcd gallons per capita per day
gpd/ac gallons per day per acre
GUHSD Grossmont Union High School District
GWh gigawatt hours
GWP global warming potential
HABS Historic American Building Survey
HAER Historic American Engineering Record
HALS Historic American Landscape Survey
HAP hazardous air pollutant
HCD California Department of Housing and Community Development HCFC hydrochlorofluorocarbon
HFC hydrofluorocarbon
HIA health impact assessment
HMTA Hazardous Materials Transportation Act
HRA health risk assessment
HSC Health and Safety Code
HVAC heating, ventilation, and air conditioning
IPCC Intergovernmental Panel on Climate Change
ips inches per second
IPS Influent Pump Station
IRA Inflation Reduction Act
ISO Insurance Services Office
ITP Incidental Take Permit
ACRONYMS AND ABBREVIATIONS
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 ACR-iv
Acronym/Abbreviation Definition
JPA Joint Powers Association
JRMP Jurisdictional Runoff Management Program
kBTU thousand British thermal units
kWh kilowatt-hours
LAFCO Local Agency Formation Commission
lbs./du/day pounds per dwelling unit per day
Ldn day-night sound level
Leq energy equivalent level
LEV low-emission vehicle
LID low impact development
Lmax maximum sound level
LRA Local Responsibility Area
LTF Local Task Force
Managed Preserve Draft Santee Multiple Species Conservation Program Subarea Plan Managed Preserve MCAS Marine Corps Air Station
mgd million gallons per day
MHPA Multi-Habitat Planning Area
MJHMP Multi-Jurisdictional Hazard Mitigation Plan
MLD Most Likely Descendant
MM Mitigation Measure
MMT million metric tons
MP Master Plan
mph miles per hour
MPO metropolitan planning organization
MRZ Mineral Resource Zone
MS4 municipal separate storm sewer system
MSCP Multiple Species Conservation Program
MT metric tons
MW megawatts
mya million years ago
N2O nitrous oxide
NAAQS National Ambient Air Quality Standards
NAHC Native American Heritage Commission
NEHRP National Earthquake Hazards Reduction Program
NESHAP National Emission Standards for Hazardous Air Pollutants NF3 nitrogen trifluoride
NHD National Hydrography Dataset
NHTSA National Highway Traffic Safety Administration
NO nitric oxide
NO2 nitrogen dioxide
NOP Notice of Preparation
NOx nitrogen oxides
NPDES National Pollutant Pollution Discharge Elimination System
ACRONYMS AND ABBREVIATIONS
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 ACR-v
Acronym/Abbreviation Definition
NRHP National Register of Historic Places
NRMP Natural Resources Management Plan
NSLU noise-sensitive land use
NSR noise sensitive receiver
NWI National Wetlands Inventory
O&M operations and maintenance
O3 ozone
OSHA Occupational Safety and Health Administration
PCB polychlorinated biphenyl
PDMWD Padre Dam Municipal Water District
PEIR program environmental impact report
PFC perfluorocarbon
PM particulate matter
PM10 coarse particulate matter
PM2.5 fine particulate matter
Porter–Cologne Act Porter–Cologne Water Quality Control Act ppb parts per billion
PPV peak particle velocity
PRC California Public Resources Code
PRMMP Paleontological Resources Mitigation and Monitoring Program Project or Proposed
Project
City of Santee Land Use Element Update
PRPA Paleontological Resources Protection Act
PV photovoltaic
RAQS Regional Air Quality Strategy
RCNM Roadway Construction Noise Model
RCRA Resource Conservation and Recovery Act
RFS Renewable Fuel Standard
RHNA Regional Housing Needs Allocation
RMS root-mean-square
ROW right-of-way
RPS Renewables Portfolio Standard
RPZ Runway Protection Zone
RTIP Regional Transportation Improvement Program
RTP Regional Transportation Plan
RWQCB Regional Water Quality Control Board
SANDAG San Diego Association of Governments
SARA Superfund Amendments and Reauthorization Act
SB Senate Bill
SCAB South Coast Air Basin
SCAQMD South Coast Air Quality Management District
SCIC South Coastal Information Center
SCS Sustainable Communities Strategy
SD&E San Diego Cuyamaca and Eastern Railway
ACRONYMS AND ABBREVIATIONS
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 ACR-vi
Acronym/Abbreviation Definition
SDAB San Diego Air Basin
SDAPCD San Diego Air Pollution Control District
SDCL San Diego County Library
SDCSD San Diego County Sheriff’s Department
SDCWA San Diego County Water Authority
SDG&E San Diego Gas and Electric Company
SDS Supplemental Design Standard
SF6 sulfur hexafluoride
SFD Santee Fire Department
SHPO State Historic Preservation Officer
SIP state implementation plan
SJVAPCD San Joaquin Valley Air Pollution Control District SLCP short-lived climate pollutant
SLF Sacred Lands File
SMP soil management plan
SO2 sulfur dioxide
SOI Secretary of the Interior
SOx sulfur oxides
SPCC Spill Prevention Countermeasures and Control
SPL sound pressure level
SR State Route
SSD Santee School District
SSMP Sewer System Management Plan
STC sound transmission class
STIP State Transportation Improvement Program
SVP Society of Vertebrate Paleontology
SWIS Solid Waste Information System
SWRCB State Water Resources Control Board
TAC toxic air contaminant
TCR tribal cultural resource
TDM Transportation Demand Management
TFIC Transportation Forecast Information Center
TMDL total maximum daily load
USACE U.S. Army Corps of Engineers
USFWS U.S. Fish and Wildlife Service
USGS U.S. Geological Survey
UST underground storage tank
UWMP Urban Water Management Plan
UWMPA Urban Water Management Planning Act
VdB velocity decibel
VHFHSZ Very High Fire Hazard Severity Zone
VMT vehicle miles traveled
VOC volatile organic compound
ACRONYMS AND ABBREVIATIONS
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 ACR-vii
Acronym/Abbreviation Definition
WQO water quality objective
WRF Water Reclamation Facility
WSCP Water Shortage Contingency Plan
WUI wildland–urban interface
WWFF wastewater flow factor (WWFF
WWTP wastewater treatment plant
ZEV zero-emission vehicle
ACRONYMS AND ABBREVIATIONS
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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 ES-1
Executive Summary
The purpose of the Executive Summary for this draft program environmental impact report (PEIR) is to provide a brief summary of the proposed City of Santee (City) Land Use Element Update (Project or Proposed Project), its environmental consequences, mitigation measures, and alternatives to the Proposed Project. Per the requirements of Section 15123 of the California Environmental Quality Act (CEQA) Guidelines, a summary shall identify the following:
(1) Each significant effect with proposed mitigation measures and alternatives that would reduce or avoid that effect [see Section ES.3 and ES.5];
(2) Areas of controversy known to the lead agency, including issues raised by agencies and the public [see Section ES.4]; and
(3) Issues to be resolved, including the choice among alternatives and whether or how to mitigate significant effects [see Section ES.4 and ES.5].
ES.1 Introduction
This Draft PEIR was prepared by the City to evaluate potential environmental impacts that would result from implementation of the Proposed Project. This Draft PEIR was prepared in conformance with the CEQA statutes (California Public Resources Code, Section 21000 et seq., as amended) and their implementing guidelines (14 CCR 15000 et seq.). The Proposed Project constitutes a “project” as defined in CEQA Guidelines Section 15378.
Pursuant to CEQA Guidelines Section 15367, the City is the lead agency for the Proposed Project.
The Proposed Project would be a focused update of the City’s current 2003 General Plan Land Use Element to reflect changing conditions in the City, legislative updates and other state requirements for general plans, and an evolving vision for the City’s future. The Proposed Project is a policy document that does not include or propose any site-specific development that could directly result in construction or operational impacts to the environment.
Rather, implementation of the Proposed Project would result in changes to land use designations that would allow for additional future development and redevelopment to occur, as summarized in Section ES.2, and discussed in further detail in Chapter 3, Project Description, of this Draft PEIR.
CEQA requires preparation of an environmental impact report (EIR) for any project that a lead agency determines may have a significant impact on the environment. CEQA also establishes mechanisms whereby the public and decision makers can be informed about the nature of the project being proposed and the extent and types of impacts that the project and its alternatives would have on the environment if they were to be implemented.
The basic purposes of CEQA are as follows (14 CCR 15002):
(1) Inform governmental decision makers and the public about the potential, significant environmental effects of proposed activities.
(2) Identify the ways that environmental impacts can be avoided or significantly reduced.
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-2
(3) Prevent significant, avoidable damage to the environment by requiring changes in projects through the use of alternatives or mitigation measures when the governmental agency finds the changes to be feasible.
(4) Disclose to the public the reasons why a governmental agency approved the project in the manner the agency chose if significant environmental effects are involved.
ES.2 Project Description
CEQA Guidelines Section 15124(b) requires an EIR to include a statement of objectives sought by the project, including the underlying purpose of the project. The following objectives have been established for the Proposed Project and will aid decision makers in their review of the Proposed Project, its alternatives, and associated environmental impacts:
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.
The Proposed Project would apply to all land area within the City’s municipal boundaries, referred to as the Plan Area. The Proposed Project would update the City’s General Plan 2003 to address recent state statutes, guidance, and requirements that are applicable to land use planning and the General Plan. The Proposed Project includes updates to the land use map and goals and policies in the Land Use Element.
Although no direct development is proposed as part of the Proposed Project, the implementation of proposed land use changes, programs, and policies would accommodate future development (and redevelopment of currently developed areas). The Proposed Project introduces two new land use overlays. Overlays are special districts that are layered on top of the base land use designation and base zone to allow different types of development. The two overlay zones, to be called the Community Hub Overlay and the Community Corridor Overlay, would allow increased land use intensity and mixed-use development that are not allowed by the base zones. Both overlays would allow increased density and height limits and have corresponding Supplemental Design Standards. The Community Hub Overlay would be applied to certain opportunity areas that have been identified on Mast Boulevard, Carlton Hills Boulevard, and Cuyamaca Street. The Community Corridor Hub Overlay would be located along Mission Gorge Road.
The proposed overlays would be applied adjacent to the area covered by the Town Center Specific Plan and would be focused on the major thoroughfares in the City to create mixed-use hubs and corridors. Lastly, the Proposed Project would re-designate the parcel with Assessor’s Parcel Number 378-160-25-00, which is currently developed with municipal buildings including City Hall, from Neighborhood Commercial to Medium-High Residential (R-14).
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-3
Buildout projections were used to determine the development impacts that proposed changes to the General Plan land use plan are likely to produce over the Proposed Project’s buildout horizon as part of the CEQA review process.
The Proposed Project buildout scenarios measure population density, dwelling units per acre, and building intensity in square feet. These scenarios envision the maximum buildout of residential and non‐residential parcels within the Plan Area as allowed by the land use designations so that the environmental analysis can determine the impacts of that maximum development when compared with existing conditions. Total buildout at the maximum permitted density or intensity for any given land use designation may not occur due to a variety of factors, including development code restraints and/or market conditions. Therefore, the maximum theoretical buildout is not a reasonably foreseeable outcome of adoption of the Proposed Project. Instead, the Proposed Project buildout calculations assume a buildout factor of 0.65 or 65%. Methodologies used to calculate the anticipated buildout resulting from implementation of the Proposed Project are summarized in Section 3.5, Buildout Projections, of Chapter 3.
ES.3 Summary of Project Impacts
Table ES-1, Summary of Project Impacts, provides a summary of the impact analysis related to the Proposed Project.
Table ES-1 identifies the significant environmental impacts resulting from the Proposed Project pursuant to CEQA Guidelines Section 15123(b)(1). For a more detailed discussion, see Chapter 4, Environmental Analysis, of this Draft PEIR. Table ES-1 lists the applicable mitigation measures related to potentially significant impacts, and the level of significance after mitigation.
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-4
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
Aesthetics
Would the project have a
substantial adverse effect
on a scenic vista?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
Would the project
substantially damage
scenic resources, including,
but not limited to, trees,
rock outcroppings, and
historic buildings within a
state scenic highway?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
In non-urbanized areas,
would the project
substantially degrade the
existing visual character or
quality of public views of
the site and its
surroundings? (Public views
are those that are
experienced from publicly
accessible vantage point).
If the project is in an
urbanized area, would the
project conflict with
applicable zoning and other
regulations governing
scenic quality?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
Would the project create a
new source of substantial
light or glare which would
adversely affect day or
nighttime views in the
area?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-5
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
Would the project have a
cumulative effect on
aesthetics?
No cumulative impact No mitigation measures are required. Not cumulatively considerable
Air Quality
Would the project conflict
with or obstruct
implementation of the
applicable air quality plan?
Potentially significant
impact
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.
Significant and
unavoidable
Would the project result in
a cumulatively considerable
net increase of any criteria
pollutant for which the
project region is nonattainment under an
applicable federal or state
ambient air quality
standard?
Potentially significant
impact
MM-TRA-1 and MM-TRA-2 (refer to Section 4.15, Transportation) 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:
Significant and
unavoidable
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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-6
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
- Requiring use of nontoxic soil stabilizers to reduce wind erosion.
- 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 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:
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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-7
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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).
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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-8
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
▪ Install cool pavement.
▪ Provide battery storage infrastructure.
▪ Encourage procurement of electricity from lower carbon intensity power supply.
Would the project expose
sensitive receptors to
substantial pollutant
concentrations?
Potentially significant
impact
MM-AQ-2 and MM-TRA-1 (refer to Section 4.15, Transportation) 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.
Significant and
unavoidable
ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
▪ Require off-road construction equipment to be hybrid electricdiesel 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 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 dieselpowered 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 mediumduty 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.
ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
- 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.
Would the project result in
other emissions (such as
those leading to odors)
adversely affecting a
substantial number of
people?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
Would the project have a
cumulative effect on air
quality?
Cumulatively
considerable impact
MM-AQ-1 through MM-AQ-5 Cumulatively considerable
impact
Biological Resources
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?
Potentially significant
impact
MM-BIO-1. General Biological Reconnaissance Survey. Prior to issuance of a grading permit within the City of Santee (City) Land Use Element Update (Project or Proposed 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 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. 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 Less than significant with
mitigation incorporated
ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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 shall 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 ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
Quality Act (CEQA) documentation or mitigation measures shall be required. If the results of the general biological reconnaissance survey determine there are biological resources that are not evaluated inthe City of Santee Land Use Element Update
Biological Technical Report , then additional CEQA documentation shall be required by the project applicant. If the general biological reconnaissance survey determines there are sensitive natural vegetation communities, potentially jurisdictional aquatic resources, and/or potential for special-status species that are evaluated in this document, then the applicable mitigation measures outlined below shall be implemented.
MM-BIO-2. Special-Status Plant-Focused Surveys and Mitigation:
Prior to issuance of a grading permit involving undeveloped lands in the City of Santee (City) Land Use Element Update (Project or Proposed Project), a habitat assessment for the potential for special-status plants to occur shall be conducted by a qualified biologist, as directed by Mitigation Measure (MM) BIO-1. If there is suitable habitat for special-status plants, then a focused survey during the species 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 extent feasible and shall be fenced to avoid indirect impacts. 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 at a 1:1 ratio (occupied acres preserved to occupied acres impacted) and can occur through on- or off-site preservation and/or transplanting. All preservation areas shall receive ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-13
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
permanent protection through a conservation easement or other protective mechanism and 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 on- or off-site preserve. Prior to transplantation, a mitigation and monitoring plan shall be submitted to the 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.
If a proposed project has occurrences/populations of Covered Species San Diego barrel cactus (Ferocactus viridescens), San Diego goldenstar (Bloomeria clevelandii), variegated dudleya (Dudleya variegata), 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 habitat 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 2025 Draft Santee Multiple Species Conservation Plan (MSCP) Subarea Plan.
The mitigation and monitoring plan for the transplanted specialstatus 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 the following: (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 ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
planted into the restoration/enhancement areas; (4) a schedule and action plan to maintain and monitor the
enhancement/restoration areas, to 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 would be impacted by the proposed development, federal and state endangered species act permitting shall be conducted separately by the applicant until the adoption and permitting of the Santee MSCP Subarea Plan, which would transfer the take permitting authority of 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 ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-15
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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 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 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 ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-16
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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 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
ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
▪ 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 to the Managed Preserve shall be oriented downward, use the lowest light intensity, be pointed away from habitat areas to the extent practicable, and fully shielded so that the lighting does not spillover into Managed Preserve areas and potentially impact wildlife and other ecosystem resources.
ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
Stockpiling Topsoil
▪ 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 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 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 ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-19
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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
ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
▪ 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. 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 is not altered in an adverse way when compared with existing conditions. In particular, measures shall be put in ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-21
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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, 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.calipc.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.
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-22
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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 (California Department of Fish and Wildlife and U.S. Fish and Wildlife Service).
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) 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 2025 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 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.
ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
▪ 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 (City) and Wildlife Agencies (California Department of Fish and Wildlife and U.S. Fish and Wildlife Service) prior to any ground disturbance activities.
▪ A 2:1 mitigation ratio for impacts to western spadefoot:
creation and/or 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 theDraft Santee MSCP Subarea 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 special-status lizards and snakes. Surveys need ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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 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 though acquisition of an off-site undeveloped property and recordation of a conservation easement within the Upland Standards Areas of 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.
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-25
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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 (CDFG) Staff Report on Burrowing Owl Mitigation and that complies with Section 5.5.9.5 of the Draft Santee Multiple Species Conservation Plan 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 shall 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 shall 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 human-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- ES – EXECUTIVE SUMMARY
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Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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 shall 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 shall 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:
If suitable but unoccupied burrows cannot be avoided, burrow exclusion may be appropriate. Burrow exclusion shall only be allowed after the burrow has been determined by a qualified biologist to be inactive. No exclusions shall 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 shall 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 shall occur through the conservation of occupied burrowing owl habitat in the Draft Santee MSCP Subarea Plan Managed Preserve, at a ratio of no ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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 shall 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 5.5.9.5, Nesting Bird ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
Conservation Standards, of the Draft Santee Multiple Species Conservation Program Subarea Plan, as outlined below.
Project activities withinall potential nesting resource areas within the project site and areas within 500 feet of the project site containing suitable nesting resources shall be avoided during the migratory bird nesting season (typically January 1 through 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 [dBA] [energy equivalent level]) must occur during the bird nesting season, an avian nesting survey of all potential nesting resource areas within the project site and areas containing suitable nesting resources within 500 feet of all impact areas must be conducted to determine the presence/absence of special-status species, protected migratory birds, and active nests. The avian nesting survey shall be performed by a qualified wildlife biologist within 14 days prior to the start of construction, 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 ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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 and the 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 on site, 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 shall document the results of the recommended protective measures described above to demonstrate compliance with the City’s Habitat Loss and Incidential 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 suitable habitat for coastal California gnatcatcher is present, a focused protocol-level survey must be conducted using the most recent U.S. Fish and Wildlife Service (USFWS) protocol for the species, which is currently the ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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 gnatcatchers are found during pre-construction surveys, a 500-foot buffer shall 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 USFWS shall be required and measures may be refined with future input from USFWS.
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 Draft 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 ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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, 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 occur completely outside the vireo breeding season, pre-construction surveys for occupied territory use 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 ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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 use 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
ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
If 100% avoidance of occupied habitat is not feasible,
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 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. Unavoidable impacts to occupied suitable habitat shall be compensated at a minimum of 1:1 through on- or off-site preservation with permanent protection and long-term funding, or through purchase of equivalent credits through a mitigation bank if available, in addition to implementing all other measures and conditions of the ITP.
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 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 pre-construction 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 ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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, and 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 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 Subarea ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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 Mitigation Measure (MM) BIO-1.
If potentially suitable habitat is identified, then pre-construction surveys for San Diego desert woodrat nests that may be occupied by San Diego desert woodrat shall be flagged and grounddisturbing 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 shall 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 shall 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 City 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 ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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 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, 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, 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 shall 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 1 year of the survey.
ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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–August 31), then pre construction 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 shall establish, monitor, and maintain a no-work buffer around the nest.
The size and configuration of the no-work buffer shall be based on best professional judgment of the project biologist in consultation with the Wildlife Agencies. The buffer shall provide at least 50 feet of clearance around nest entrances. Project activities shall 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 shall 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 F, 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 ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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 Draft 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., Draft Santee MSCP Subarea Plan has not been approved), additional mitigation may be required through off-site conservation or through a CDFW-approved mitigation bank. Adoption of the Draft Santee MSCP Subarea Plan would transfer the take permitting authority for 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 (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 shall be conducted by a qualified biologist holding a U.S. Fish and Wildlife Service (USFWS) recovery ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
permit for this species. The surveys shall follow the USFWS 2014 Quino Checkerspot Butterfly Survey Guidelines regarding timing, weather conditions, and survey coverage.
If the surveys conclude that Quino checkerspot butterfly 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 Multiple Species Conservation Plan 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 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, USFWS and the California Department of Fish and Wildlife (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 ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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 of Santee, and ITPs 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, a qualified biologist shall conduct vegetation mapping within the proposed project site, as directed by MM-BIO-1. The qualified biologist shall determine if there is a sensitive natural community per the Draft Santee Multiple Species Conservation Plan (MSCP) Subarea Plan present on site. 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 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 shall be included in the Managed Preserve and managed and monitored in perpetuity with funding for long-term management and
monitoring.
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 ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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.
▪ Encroachment into Protected Zone and Retained Trees: If a future project would encroach upon or preserve City
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.
Would the project have a
substantial adverse effect
on any riparian habitat or
other sensitive natural
community identified in
local or regional plans,
policies, regulations or by
the California Department
of Fish and Wildlife or U.S.
Fish and Wildlife Service?
Potentially significant
impact
MM-BIO-1, MM-BIO-3, MM-BIO-4, and MM-BIO-15 Less than significant with mitigation incorporated
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-42
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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?
Potentially significant
impact
MM-BIO-1, MM-BIO-3, and MM-BIO-4
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, 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 potentially jurisdictional 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 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
Less than significant with
mitigation incorporated
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-43
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
permanent impacts to jurisdictional aquatic resources shall occur at 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, in
coordination with USACE, CDFW, and RWQCB, that outlines the compensatory mitigation. Mitigation shall include creation, enhancement, and/or restoration, and shall be completed either 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 vegetative characteristics (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 ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-44
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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.
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 shall 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 Inventory (https://www.calipc.org/plants/inventory/) with a rating of moderate or high shall not be included in landscaping.
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?
Potentially significant
impact
MM-BIO-3 and MM-BIO-4 Less than significant with
mitigation incorporated
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-45
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
Would the project conflict
with any local policies or
ordinances protecting
biological resources, such
as a tree preservation
policy or ordinance?
Potentially significant
impact
MM-BIO-17 Less than significant with
mitigation incorporated
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?
Potentially significant
impact
MM-BIO-1 through MM-BIO-16 Less than significant with
mitigation incorporated
Would the project have a
cumulative effect on
biological resources?
Potentially
cumulatively
considerable
MM-BIO-1 through MM-BIO-17 Not cumulatively
considerable
Cultural Resources
Would the project cause a
substantial adverse change
in the significance of a
historical resource
pursuant to § 15064.5?
Potentially significant
impact
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 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.
Significant and
unavoidable
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-46
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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.
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-47
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
▪ 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.
Would the project cause a
substantial adverse change
in the significance of an
archaeological resource
pursuant to § 15064.5?
Potentially significant
impact
MM-CUL-2. Archaeological Resources. During subsequent projectlevel 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 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 Less than significant with
mitigation incorporated
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-48
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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 grounddisturbing 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 ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-49
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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 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.
Would the project disturb
any human remains,
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-50
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
including those interred
outside of dedicated
cemeteries?
Would the project have a
cumulative effect on
cultural resources?
Potential cumulatively
considerable impact
MM-CUL-1 and MM-CUL-2 Cumulatively considerable
impact
Energy
Would the project result in
potentially significant
environmental impact due
to wasteful, inefficient, or
unnecessary consumption
of energy resources, during
project construction or
operation?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
Would the project conflict
with or obstruct a state or
local plan for renewable
energy or energy efficiency?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
Would the project have a
cumulative effect on
energy?
No cumulative impact No mitigation measures are required. Not cumulatively considerable
Geology and Soils
Would the project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving:
A. Rupture of a known
earthquake fault, as
delineated on the
most recent AlquistPriolo Earthquake
Fault Zoning Map,
issued by the State
Geologist for the area
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-51
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
or based on other
substantial evidence
of a known fault?
Refer to Division of
Mines and Geology
Special Publication
42. B. Strong seismic
ground shaking?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
C. Seismic-related
ground failure
including
liquefaction?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
D. Landslides? Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
Would the project result in
substantial soil erosion or
the loss of topsoil?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
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?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
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
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-52
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
indirect risks to life or
property?
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?
No impact No mitigation measures are required. No impact Would the project directly
or indirectly destroy a
unique paleontological
resource or site or unique
geologic feature?
Potentially significant
impact
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 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 ground-disturbing 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 Less than significant with
mitigation incorporated
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-53
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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.
Would the project have a
cumulative effect on
geology and soils?
Potentially
cumulatively
considerable
MM-GEO-1 Not cumulatively
considerable
Greenhouse Gas Emissions
Would the project generate
greenhouse gas emissions,
either directly or indirectly,
that may have a significant
impact on the
environment?
Potentially significant
impact
MM-TRA-1 and MM-TRA-2 (refer to Section 4.15, Transportation) 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 sitespecific greenhouse gas (GHG) analysis is required. The sitespecific 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:
Significant and
unavoidable
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-54
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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, fuelefficient, 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 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.
▪ Provide battery storage that exceeds the most recent Title 24 Energy Code requirements.
▪ Encourage procurement of electricity from lower carbon intensity power supply.
Water
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-55
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
▪ Adopt a water conservation strategy, which may include the following:
- Installing low-flow water fixtures
- Designing water-efficient landscapes
- 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:
- Providing outreach and education materials to encourage reducing the volume of organic waste sent to landfills
- 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.
▪ 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.
Would the project have a
cumulative effect on
greenhouse gas emissions?
Potentially
cumulatively
considerable
MM-GHG-1, MM-TRA-1, and MM-TRA-2 (refer to Section 4.15, Transportation)
Cumulatively considerable
impact
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-56
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
Hazards and Hazardous Materials
Would the project create a
significant hazard to the
public or the environment
through the routine
transport, use, or disposal
of hazardous materials?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
Would the project create a
significant hazard to the
public or the environment
through reasonably
foreseeable upset and
accident conditions
involving the release of
hazardous materials into
the environment?
Potentially significant
impact
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 Less than significant with
mitigation incorporated
ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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 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 environmental consultant (i.e., a hazardous materials professional such as an environmental engineer, Professional Engineer, Professional Geologist, or other equivalent profession with appropriate experience with contaminated soil management during construction)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 (MMHAZ-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 ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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 ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-59
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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 the efficacy in reducing vapor intrusion to below applicable screening levels.
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?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
Would the project be
located on a site which is
included on a list of
hazardous materials sites
compiled pursuant to
Government Code §
65962.5 and, as a result,
would it create a significant
hazard to the public or the
environment?
Potentially significant
impact
MM-HAZ-1 and MM-HAZ-2 Less than significant with
mitigation incorporated
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
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-60
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
noise for people residing or
working in the project area?
Would the project impair
implementation of or
physically interfere with an
adopted emergency
response plan or
emergency evacuation
plan?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
Would the project expose
people or structures, either
directly or indirectly, to a
significant risk of loss, injury
or death involving wildland
fires?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
Would the project have a
cumulative effect on
hazards and hazardous
materials?
No cumulative impact MM-HAZ-1 and MM-HAZ-2 Not cumulatively considerable
Hydrology and Water Quality
Would the project violate any
water quality standards or
waste discharge
requirements or otherwise
substantially degrade surface
or ground water quality?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
Would the project
substantially decrease
groundwater supplies or
interfere substantially with
groundwater recharge such
that the project may
impede sustainable
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-61
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
groundwater management
of the basin?
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:
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
result in a substantial
erosion or siltation onor off-site;
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
substantially increase
the rate or amount of
surface runoff in a
manner which would
result in flooding on- or
offsite;
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
create or contribute
runoff water which
would exceed the
capacity of existing or
planned stormwater
drainage systems or
provide substantial
additional sources of
polluted runoff; or
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
impede or redirect
flood flows?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-62
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
In flood hazard, tsunami, or
seiche zones, would the
project risk release of
pollutants due to project
inundation?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
Would the project conflict
with or obstruct
implementation of a water
quality control plan or
sustainable groundwater
management plan?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
Would the project have a
cumulative effect on
hydrology and water
quality?
No cumulative impact No mitigation measures are required. Not cumulatively considerable
Land Use and Planning
Would the project physically
divide an established
community?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
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?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
Would the project have a
cumulative effect on land
use and planning?
No cumulative impact No mitigation measures are required. Not cumulatively considerable
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-63
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
Noise
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?
Potentially significant
impact
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 noisereduction 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.
▪ Implementing engineering controls, such as changing
equipment operating parameters or installing features that reduce equipment noise emission (e.g., upgraded engine
exhaust mufflers).
Less than significant with
mitigation incorporated
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-64
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
Temporary noise barriers may include suspended sound blankets, field-erected 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.
Would the project result in
generation of excessive
groundborne vibration or
groundborne noise levels?
Potentially significant
impact
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
Significant and
unavoidable
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-65
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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 vibration-sensitive 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 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.
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-66
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
▪ Limit the simultaneous operation of multiple pieces of equipment to minimize cumulative vibration.
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?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
Would the project have a
cumulative effect on noise?
No cumulative impact MM-NOI-1 and MM-NOI-2 Not cumulatively considerable
Population and Housing
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)?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
Would the project displace
substantial numbers of
existing people or housing,
necessitating the
construction of
replacement housing
elsewhere?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-67
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
Would the project have a
cumulative effect on
population and housing?
No cumulative impact No mitigation measures are required. Not cumulatively considerable
Public Services
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 any of the public services:
Fire protection? Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
Police protection? Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
Schools? Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
Parks? Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
Other public facilities? Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
Would the project have a
cumulative effect on public
services?
No cumulative impact No mitigation measures are required. Not cumulatively considerable
Recreation
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?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
ES – EXECUTIVE SUMMARY
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Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
Would the project have a
cumulative effect on
recreation?
No cumulative impact No mitigation measures are required. Not cumulatively considerable
Transportation
Would the project conflict
with a program, plan,
ordinance or policy
addressing the circulation
system, including transit,
roadway, bicycle and
pedestrian facilities?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
Would the project conflict
or be inconsistent with
CEQA Guidelines §
15064.3, subdivision (b)?
Potentially significant
impact
MM-TRA-1. Transportation Demand Management Measures. For development projects located in parcel clusters that were identified to have an impact related to vehicle 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
Significant and
unavoidable
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-69
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
▪ 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 VMTreducing infrastructure and/or strategies that would mitigate the project’s VMT-related 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.
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-70
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
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)?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
Would the project result in
inadequate emergency
access?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
Would the project have a
cumulative effect on
transportation?
Potentially cumulative
impact
MM-TRA-1 and MM-TRA-2 Cumulatively considerable
impact
Tribal Cultural Resources
Would the project cause a
substantial adverse change
in the significance of a
tribal cultural resource,
defined in Public Resources
Code § 21074 as either a
site, feature, place, cultural
landscape that is
geographically defined in
terms of the size and scope
of the landscape, sacred
place, or object with
cultural value to a
California Native American
tribe, and that is:
Listed or eligible for
listing in the California
Register of Historical
Potentially significant
impact
MM-CUL-2 Less than significant with
mitigation incorporated
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-71
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
Resources, or in a local
register of historical
resources as defined in
Public Resources Code
section 5020.1(k)?
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 § 5024.1. In
applying the criteria set
forth in subdivision (c)
of Public Resource
Code § 5024.1, the
lead agency shall
consider the
significance of the
resource to a California
Native American tribe?
Potentially significant
impact
MM-CUL-2 Less than significant with
mitigation incorporated
Would the project have a
cumulative effect on tribal
cultural resources?
Potentially
cumulatively
considerable
MM-CUL-2 Not cumulatively
considerable
Utilities and Service Systems
Would the project require
or result in the relocation or
construction of new or
expanded water,
wastewater treatment or
Potentially significant
impact
MM-AQ-1 (refer to Section 4.2, Air Quality), MM-BIO-1 through MMBIO-17 (refer to Section 4.3, Biological Resources), MM-CUL-1 and MM-CUL-2 (refer to Section 4.4, Cultural Resources), MM-GHG-1 (refer to Section 4.7, Greenhouse Gas Emissions), and MM-TRA-1 and MM-TRA-2 (refer to Section 4.15, Transportation)
Less than significant with
mitigation incorporated
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-72
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
storm water drainage,
electric power, natural gas,
or telecommunications
facilities, the construction
or relocation of which could
cause significant
environmental effects?
Would the project have
sufficient water supplies
available to serve the
project and reasonably
foreseeable future
development during
normal, dry and multiple
dry years?
Potentially significant
impact
No mitigation measures are feasible. Significant and
unavoidable
Would the project result in
a determination by the
waste water 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?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
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?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-73
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
Would the project comply
with federal, state, and
local management and
reduction statutes and
regulations related to solid
waste?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
Would the project have a
cumulative effect on
utilities and service
systems?
Potentially
cumulatively
considerable
MM-AQ-1 (refer to Section 4.2, Air Quality), MM-BIO-1 through MMBIO-17 (refer to Section 4.3, Biological Resources), MM-CUL-1 and MM-CUL-2 (refer to Section 4.4, Cultural Resources), MM-GHG-1 (refer to Section 4.7, Greenhouse Gas Emissions), and MM-TRA-1 and MM-TRA-2 (refer to Section 4.15, Transportation)
Cumulatively considerable
Wildfire
Would the project
substantially impair an
adopted emergency
response plan or
emergency evacuation
plan?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
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?
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
Would the project require
the installation or
maintenance of associated
infrastructure (such as
roads, fuel breaks,
emergency water sources,
Less-than-significant
impact
No mitigation measures are required. Less-than-significant impact
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 JUNE 2026 ES-74
Table ES-1. Summary of Project Impacts
Environmental Topic Impact? Mitigation Measure(s)
Level of Significance
After Mitigation
power lines or other
utilities) that may
exacerbate fire risk or that
may result in temporary or
ongoing impacts to the
environment?
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?
Less-than-significant
impact
No mitigation measures are required. Less-than significant impact
Would the project have a
cumulative effect on
wildfire?
Less-than-significant
impact
No mitigation measures are required. Not cumulatively
considerable
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 ES-75
ES.4 Areas of Known Controversy/Issues to Be Resolved
CEQA Guidelines Section 15123(b)(2) indicates that an EIR summary should identify areas of controversy known to the lead agency, including issues raised by agencies and the public. The City has complied with the CEQA Guidelines by providing opportunities for early participation in the environmental review process. Specifically, in accordance with CEQA Guidelines Section 15082(a), the City circulated a Notice of Preparation (NOP) for a 30-day public review period.
The NOP was sent to the State Clearinghouse, the San Diego County Clerk, public agencies, special districts, responsible and trustee agencies, and other interested parties for a public review period that began on May 21, 2025, and ended on June 20, 2025 (CEQA Public Review and Scoping Period). The City also held a Scoping Meeting on June 5, 2025. The purpose of the NOP is to formally convey that the City, as the lead agency, solicited input regarding the scope and proposed content of the Draft PEIR. The NOP included an invitation to agencies and the public to review and comment on the NOP. A copy of the NOP and the comment letters received in response to the NOP are included as Appendix A to this Draft PEIR.
The major issues to be resolved under the Proposed Project include decisions by the City, as lead agency, about whether the benefits of the Proposed Project override those environmental impacts that cannot be feasibly mitigated; whether to adopt proposed mitigation measures; a consideration of Proposed Project alternatives; and whether to approve, revise, or deny the Proposed Project.
The primary areas of controversy identified by the public and agencies included the following potential issues (the Draft PEIR section[s] that address the issue[s] raised are provided in parentheses):1 ▪ Potential for impacts related to biological resources (Section 4.3, Biological Resources) ▪ Potential for impacts to tribal cultural resources (Section 4.16, Tribal Cultural Resources) ▪ Potential for impacts related to consistency with the County of San Diego land use planning (Section 4.10, Land Use and Planning)
▪ Potential for impacts related to consistency with the City Subarea Plan (Section 4.10, Land Use and Planning) ▪ Potential for impacts related to vehicle miles traveled and transportation (Section 4.15, Transportation) ES.5 Summary of Project Alternatives
CEQA requires that 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 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 CEQA Guidelines direct that the selection of alternatives be governed by “a rule of reason” (14 CCR 15126.6[f]).
As presented in this Draft PEIR and summarized in Table ES-1, the Proposed Project would result in significant and unavoidable impacts after implementation of all mitigation measures. Topics for which impacts would be significant and unavoidable are air quality, cultural resources, greenhouse gas emissions, noise, transportation This Draft PEIR includes analysis of four alternatives to the Proposed Project:
▪ Alternative 1 – No Project Alternative
1 Comments received in response to the Proposed Project’s NOP are provided as Appendix A and are summarized in Table 1-1, Notice of Preparation and Comment Letters Summary, in Chapter 1, Introduction, of this Draft PEIR.
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 ES-76
▪ Alternative 2 – Reduced Overall Density Alternative
▪ Alternative 3 – Community Corridor Overlay Only Alternative ▪ Alternative 4 – No Increased Density Alternative
Pursuant to CEQA Guidelines Section 15126.6(d), each alternative was evaluated in sufficient detail to determine whether the overall environmental impacts would be less than, similar to, or greater than the corresponding impacts of the Proposed Project. Each alternative was also evaluated to determine whether the Proposed Project’s objectives would be substantially attained. Refer to Chapter 7, Alternatives, for a complete analysis of Proposed Project alternatives. A summary of each proposed alternative is provided below.
ES.5.1 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.
ES.5.2 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. The land use designation change of the parcel identified as Assessor’s Parcel Number 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 and height limits 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.
ES.5.3 Alternative 3 – Community Corridor Only Alternative This alternative removes all parcels within the Community Hub Overlay compared to the Proposed Project, aside from those that are planned for the future City Hall site (location: Cuyamaca Street), focusing on the Mission Gorge corridor for mixed-use development. This reduces overall dwelling units by about 18% and commercial square footage by about 19%.
ES.5.4 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 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.
ES – EXECUTIVE SUMMARY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 ES-77
ES.5.5 Environmentally Superior Alternative
An EIR must identify an “environmentally superior” alternative; and, where the No Project Alternative is environmentally superior, the EIR is then required to identify an alternative from among the others evaluated as environmentally superior (14 CCR 15126.6[e][2]). When compared to the Proposed Project and the No Project Alternative, the Community Corridor Overlay Only Alternative would be the environmentally superior alternative (refer to Chapter 7 of this Draft PEIR for further details and discussion of proposed Alternatives 1, 2, 3, and 4).
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 1-1
1 Introduction
1.1 Purpose of the Environmental Impact Report
This draft program environmental impact report (PEIR) for the proposed City of Santee (City) Land Use Element Update and associated discretionary actions (collectively referred to as the Project or Proposed Project) has been prepared by the City in conformance with the California Environmental Quality Act (CEQA) Statute (PRC Section 21000 et seq.) and CEQA Guidelines (14 CCR 15000 et seq.).
The Project requires approval of certain discretionary actions by the City; therefore, it constitutes a “project” as defined in CEQA Guidelines Section 15378. Pursuant to CEQA Guidelines Section 15367, the City is the lead agency for the Proposed Project.
CEQA requires the preparation of an environmental impact report (EIR) for any project that a lead agency determines may have a significant impact on the environment. California Public Resources Code Section 21002.1(a) of the CEQA statute describes the purpose of an EIR as follows:
The purpose of an environmental impact report is to identify the significant effects on the environment of a project, to identify alternatives to the project, and to indicate the manner in which those significant effects can be mitigated or avoided.
CEQA also establishes mechanisms whereby the public and decision makers can be informed about the nature of the project being proposed and the extent and types of impacts that the project and its alternatives would have on the environment if they were to be implemented.
The basic purposes of CEQA are as follows (14 CCR 15002[a]):
Inform governmental decision makers and the public about the potential, significant environmental effects of proposed activities.
Identify the ways that environmental damage can be avoided or significantly reduced.
Prevent significant, avoidable damage to the environment by requiring changes in projects through the use of alternatives or mitigation measures when the governmental agency finds the changes to be feasible.
Disclose to the public the reasons why a governmental agency approved the project in the manner the agency chose if significant environmental effects are involved.
This Draft PEIR was prepared in accordance with CEQA Guidelines Section 15151, which defines the standards for EIR adequacy as follows:
An EIR should be prepared with a sufficient degree of analysis to provide decision makers with information which enables them to make a decision which intelligently takes account of environmental consequences. An evaluation of the environmental effects of a proposed project need not be exhaustive, but the sufficiency of an EIR is to be reviewed in the light of what is reasonably feasible. Disagreement among experts does not make an EIR inadequate, but the EIR should summarize the main points of disagreement among the experts. The courts have looked not for perfection but for adequacy, completeness, and a good faith effort at full disclosure. 1 – INTRODUCTION
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In accordance with CEQA Guidelines Section 15121(a), the purpose of this Draft PEIR is to serve as an informational document that will inform public agency decision makers and the public of the potential significant environmental effects of the Project, possible ways to minimize its significant effects, and reasonable alternatives to the Project.
This PEIR is intended to provide sufficient environmental information to allow the City to make an informed decision on the requested discretionary actions for this Project.
1.2 Legal Authority and Lead Agency
This PEIR has been prepared in accordance with all criteria, standards, and procedures of CEQA (PRC Section 21000 et seq.), the CEQA Guidelines (14 CCR 15000 et seq.), and the rules, regulations, and procedures for implementing CEQA as adopted by the City.
Pursuant to CEQA Section 21067 and CEQA Guidelines Article 4 and Section 15367, the City is the lead agency under whose authority this PEIR has been prepared. “Lead agency” refers to the public agency that “has the principal responsibility for carrying out or approving a project” (14 CCR 15367). Serving as the lead agency and before taking action to approve the Project, the City has the obligation to (1) ensure that this PEIR was completed in accordance with CEQA; (2) review and consider the information contained in this PEIR as part of its decisionmaking process; (3) make a statement that this PEIR reflects the City’s independent judgment; (4) ensure that all significant impacts on the environment are eliminated or substantially lessened, where feasible; and, if necessary (5) make written findings for each unavoidable significant environmental effect stating the reasons why mitigation measures or Project alternatives identified in this PEIR are infeasible and citing the specific benefits of the Project that outweigh its unavoidable adverse effects (14 CCR 15090–15093).
Pursuant to CEQA Guidelines Sections 15040 through 15043, and upon completion of the CEQA review process, the City will have the legal authority to do any of the following:
▪ Approve the Project
▪ Require feasible changes in any or all activities involved in the Project to substantially lessen or avoid significant effects on the environment
▪ Disapprove the Project, if necessary, to avoid one or more significant effects on the environment that would occur if the Project were approved as proposed
▪ Approve the Project even though the Project would cause a significant effect on the environment if the City makes a fully informed and publicly disclosed decision that (1) there is no feasible way to lessen the effect or avoid the significant effect and (2) expected benefits from the Project will outweigh significant environmental impacts of the Project
This PEIR is an informational document intended for use by City decision makers, trustees, and responsible agencies and members of the general public in evaluating the physical environmental impacts of the Project. This PEIR is the primary reference document for the formulation and implementation of a mitigation monitoring and reporting program for the Project, in compliance with California Public Resources Code Section 21081.6.
Environmental impacts cannot always be mitigated to a level considered less than significant. In accordance with CEQA Guidelines Section 15093(b), if a lead agency approves a project that has significant impacts that are not substantially mitigated (i.e., significant unavoidable impacts), “the agency shall state in writing the specific reasons for [approving the project] based on the final EIR and/or other information in the record.” This is defined in CEQA Guidelines Section 15093 as “a statement of overriding considerations.” 1 – INTRODUCTION
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1.3 Responsible and Trustee Agencies
As defined by CEQA Guidelines Section 15381, “the term ‘Responsible Agency’ includes all public agencies other than the lead agency which have discretionary approval power over the project.” A trustee agency is defined in CEQA Guidelines Section 15386 as “a state agency having jurisdiction by law over natural resources affected by a project which are held in trust for the people of the State of California.” There are no Responsible or Trustee Agencies identified for the Proposed Project.
1.4 Type of EIR, Scope, Organization
1.4.1 Type of EIR
This document is a PEIR, as defined in CEQA Guidelines Section 15168. According to CEQA Guidelines Section 15168(a), a PEIR “may be prepared on a series of actions that can be characterized as one large project and are related either (1) geographically, (2) [as] logical parts in a chain of contemplated actions, [or] (3) in connection with the issuance of … plans [that] govern the conduct of a continuing program.” In this case, the Proposed Project is an action that governs the conduct of continuing development of Santee under the General Plan. The advantages of a PEIR include the ability to provide a more exhaustive consideration of alternatives and cumulative effects than might be possible in a single project-specific EIR; to avoid duplication of basic policy considerations; and to provide the lead agency with the ability to consider broad program-wide policies and mitigation measures that would apply to specific projects within the overall program (14 CCR 15168[b]).
1.4.2 Scope of EIR
Pursuant to CEQA and CEQA Guidelines Section 15064, the discussion of potentially significant environmental impacts is focused in this PEIR on those impacts that the lead agency has determined could be potentially significant. A determination of the environmental impacts that would be potentially significant was made for the Project based on a review of comments received as part of the Notice of Preparation (NOP) scoping process and additional research and analysis of relevant information during preparation of this PEIR. The following environmental issue areas were determined to be potentially significant and are addressed at further length in this PEIR:
▪ Aesthetics
▪ Air Quality
▪ Biological Resources
▪ Cultural Resources
▪ Energy
▪ Geology and Soils
▪ Greenhouse Gas Emissions
▪ Hazards and Hazardous Materials
▪ Hydrology and Water Quality
▪ Land Use and Planning
▪ Noise
▪ Population and Housing
▪ Public Services
▪ Recreation
▪ Transportation
▪ Tribal Cultural Resources
▪ Utilities and Service Systems
▪ Wildfire
Impacts associated with agricultural and forestry resources and mineral resources were determined to be less than significant or result in no impact. Therefore, these topics are not discussed in detail in the PEIR. Discussion of these environmental issue areas is provided in Section 6.1, Effects Not Found to Be Significant. 1 – INTRODUCTION
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1.4.3 Organization
This PEIR contains all of the information required to be included in an EIR, as specified by the CEQA Statute and Guidelines (PRC Section 21000 et seq.; 14 CCR 15000 et seq.) The following list provides a quick reference in locating the CEQA-required sections within this document:
▪ Executive Summary. The Executive Summary provides a summary of the Project and Project alternatives, including a summary of the Project-level and cumulative impacts, required mitigation measures, and the level of significance after mitigation for each environmental issue. ▪ Chapter 1: Introduction. The Introduction provides an overview of the Project and the CEQA process and describes the purpose, scope, and components of this PEIR. ▪ Chapter 2: Environmental Setting. The Environmental Setting chapter introduces the existing environmental conditions, including a detailed description of the Proposed Project location and existing environmental conditions.
▪ Chapter 3: Project Description. The Project Description provides a detailed description of the Project, including the location and Project characteristics. The intended uses of this PEIR, Project background, Project objectives, and required Project approvals are also addressed. ▪ Chapter 4: Environmental Analysis. The Environmental Analysis chapter analyzes the environmental impacts of the Project. Impacts are organized into major environmental topic areas. Each topic area includes a description of the environmental setting, regulatory setting, significance criteria, mitigation measures, and level of significance after mitigation. The following specific environmental areas are addressed in Chapter 4:
- Section 4.1 – Aesthetics
- Section 4.2 – Air Quality
- Section 4.3 – Biological Resources
- Section 4.4 – Cultural Resources
- Section 4.5 – Energy
- Section 4.6 – Geology and Soils
- Section 4.7 – Greenhouse Gas Emissions
- Section 4.8 – Hazards and Hazardous Materials
- Section 4.9 – Hydrology and Water Quality
- Section 4.10 – Land Use and Planning
- Section 4.11 – Noise
- Section 4.12 – Population and Housing
- Section 4.13 – Public Services
- Section 4.14 – Recreation
- Section 4.15 – Transportation
- Section 4.16 – Tribal Cultural Resources
- Section 4.17 – Utilities and Service Systems
- Section 4.18 – Wildfire
1 – INTRODUCTION
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▪ Chapter 5: Cumulative Impacts. The Cumulative Impacts chapter provides a summary of Project cumulative impacts that have been determined based on review of past, present, and reasonably foreseeable projects. ▪ Chapter 6: Other CEQA Considerations. The Other CEQA Considerations chapter provides a discussion of effects not found to be significant and a summary of significant environmental impacts, including unavoidable, irreversible, and growth-inducing impacts. ▪ Chapter 7: Alternatives. The Alternatives chapter provides a comparison between the Project impacts and three Project alternatives: (1) the No Project Alternative, (2) the Reduced Overall Density Alternative, and (3) the Community Corridors Overlay Only Alternative.
▪ Chapter 8: References. The References chapter provides a list of all references cited throughout the report. ▪ Chapter 9: List of Preparers. The List of Preparers provides a list of the organizations and persons consulted and various individuals who contributed to the preparation of this PEIR. This chapter also includes a list of the lead agency personnel and technical consultants who prepared this PEIR. ▪ Appendices. The technical appendices contain the NOP and public comments received during the NOP scoping period and technical studies prepared to support the analyses and conclusions in this PEIR.
The Final PEIR will be prepared after the public review period for this PEIR has been completed. The Final PEIR will include comments and recommendations received on the PEIR during the public review period; a list of persons, organizations, and public agencies commenting on the PEIR; written responses to significant environmental issues identified in the comments received; and any other relevant information added by the City.
1.5 Environmental Review Process
In accordance with CEQA Guidelines Section 15082(a), the City circulated an NOP for a 30-day public review period.
The NOP was sent to the State Clearinghouse, the San Diego County Clerk, public agencies, special districts, potential responsible and trustee agencies, and other interested parties for a public review period that began on May 21, 2025, and ended on June 20, 2025. The City held a public scoping meeting on June 5, 2025, at City Hall.
The purpose of the NOP was to formally convey that the City, as the lead agency, solicited input regarding the scope and proposed content of the Draft PEIR.
The NOP was available for review at the City’s Planning and Building Department located in Building 4 of the Santee City Hall, 10601 Magnolia Avenue, Santee, California 92071, and online at https://www.cityofsanteeca.gov/ planning-building/planning/land-use-element-update.
The NOP provides a description of the Proposed Project, identifies potential environmental effects that would be addressed in the Draft PEIR, and invites agencies and the public to review the proposed scope of the PEIR and identify any additional environmental issues that should be addressed. The NOP and comments are provided as Appendix A of this Draft PEIR. Four comments from state agencies and zero comments from individuals were received on the NOP. The NOP comment letters that contain environmental concerns are listed in Table 1-1, Notice of Preparation and Comment Letters Summary, along with a summary of the environmental issues raised and the Draft PEIR section(s) of Chapter 4, where the environmental topics are addressed. 1 – INTRODUCTION
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Table 1-1. Notice of Preparation and Comment Letters Summary Commenter
Date
Received Summary of Comments
Addressed in
Draft PEIR
Section(s)
State Agency
NAHC May 30,
2025
NAHC provides recommendations for cultural assessment by contacting the appropriate regional California Historical Research Information System center; contacting NAHC for Sacred Lands File search and Native American Tribal
Consultation List; and consulting legal counsel about
compliance with Assembly Bill 52, Senate Bill 18, and other applicable laws.
Section 4.16,
Tribal Cultural
Resources
Caltrans June 17,
2025
Caltrans recommends the City prepare a TIS based on VMT.
Caltrans recommends that the TIS address near-term and
long-term safety and operational issues and notes that future development will need to provide a VMT analysis.
Coordination with Caltrans is requested regarding potential Complete Streets projects and for improvements at
intersections and interchanges where the agencies have joint jurisdiction. If future projects would affect a Caltrans right-ofway, Caltrans would be a responsible agency under CEQA.
Section 4.15,
Transportation
County of
San Diego
June 20,
2025
The County notes that the County owns numerous parcels
within the City limits of Santee and that the City of Santee’s zoning and building ordinances do not apply to a County project located in the City. The County requests a meeting with the City of Santee to discuss changes to land use and planning designations proposed on County land and potential County projects within the Project boundary.
Section 4.10,
Land Use and
Planning
CDFW June 23,
2025
CDFW notes that CDFW and USFWS are currently working
with the City to develop the City’s subarea plan. The Draft PEIR must assess compatibility of the Proposed Project with approved habitat plans, such as the Multiple Species
Conservation Program. CDFW encourages that the Draft PEIR also address compatibility with the draft subarea plan. The comment also provides general recommendations for
disclosure, analysis, and mitigation measures and for
providing a biological baseline assessment.
Section 4.3,
Biological
Resources
Note: PEIR = program environmental impact report; NAHC = Native American Heritage Commission; Caltrans = California Department of Transportation; City = City of Santee; TIS = Transportation Impact Study; VMT = vehicle miles traveled; CEQA = California Environmental Quality Act; County = County of San Diego; Project or Proposed Project = City of Santee Land Use Element Update; CDFW = California Department of Fish and Wildlife; USFWS = U.S. Fish and Wildlife Service.
1.6 Public Review of the Draft PEIR
In accordance with CEQA Guidelines Section 15087 and 15101, this Draft PEIR is circulated to responsible and trustee agencies, other affected agencies, bordering municipalities, organizations, and all other interested parties for a 45-day public review period. A Notice of Completion and Availability of the Draft PEIR was published on the City’s web page. In addition, hard copies were made available at the City of Santee Planning and Building Department, City of Santee Library, and Santee City Hall, County Clerk’s Office. The formal public review period for the Draft PEIR begins on March 6, 2026, and ends on April 20, 2026. During the public review period, written 1 – INTRODUCTION
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comments concerning the adequacy of the Draft PEIR may be submitted by interested public agencies and members of the public via email to [email protected] or by mail to:
Madeline Mattson, Principal Planner
City of Santee – Planning and Building Department
10601 Magnolia Avenue
Santee, California 92107
The Draft PEIR can be viewed or downloaded from the City’s website at the following link:
https://www.cityofsanteeca.gov/business/active-projects-map After the public review period ends, written responses to all comments on the environmental issues will be prepared as part of the Final PEIR. In addition, the Final PEIR may also contain corrections and additions to the Draft PEIR and other information relevant to the environmental issues associated with the Proposed Project. As required by CEQA, written responses to comments received from any state agencies will be distributed to those agencies for review at least 10 days prior to the public hearing at which certification of the Final PEIR will be considered. All persons who comment on the Draft PEIR will be notified of the availability of the Final PEIR and the date of any public hearings.
1.7 Mitigation Monitoring Procedures
CEQA Guidelines Section 15097 requires that the mitigation measures and revisions to the Proposed Project identified in the Final PEIR be implemented. Therefore, CEQA requires that the lead agency adopt a program for monitoring or reporting on the required revisions and the measures it has imposed to mitigate or avoid significant environmental effects. The mitigation monitoring and reporting program for the Proposed Project will be completed as part of the Final PEIR, prior to consideration of the Proposed Project by the Santee City Council.
1.8 Documents Incorporated by Reference
Pursuant to CEQA Guidelines Section 15150, this PEIR has referenced several technical studies, analyses, and previously certified environmental documents. Information from these documents, incorporated by reference, is briefly summarized in the appropriate chapters and sections. The documents that were used to prepare this PEIR include the following:
▪ City of Santee General Plan Update (2007)
▪ Santee Municipal Code (Code of Ordinances) (2023 [Updated]) ▪ County of San Diego Countywide Plan (General Plan) (2011) These reference documents, in accordance with CEQA Guidelines Section 15150(b), are available for review at the following locations:
City of Santee General Plan
https://www.cityofsanteeca.gov/departments/planning-building/planning 1 – INTRODUCTION
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City of Santee Code of Ordinances
https://ecode360.com/43745546#43745546
County of San Diego Countywide Plan (General Plan)
https://www.sandiegocounty.gov/pds/generalplan.html
1.9 Documents Prepared for the Project
The following technical studies and analyses were prepared for the Project and are incorporated into the technical appendices of this PEIR:
▪ Notice of Preparation and Scoping Comments, Appendix A ▪ Visual Photographs, Appendix B
▪ CalEEMod Outputs and Estimated Emissions, Appendix C
▪ Biological Resources Technical Report, Appendix D
▪ Cultural Resources Report, Appendix E
▪ Paleontological Resources Assessment, Appendix F
▪ Noise Supporting Documentation, Appendix G
▪ VMT Modeling, Appendix H
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2 Environmental Setting
2.1 Introduction
This chapter of the draft program environmental impact report (PEIR) describes the environmental setting of the proposed City of Santee (City) Land Use Element Update (Project or Proposed Project). It provides an overview of the regional setting and existing conditions within the City municipal boundaries, collectively referred to as the Plan Area. This chapter also provides the planning context. As stated in California Environmental Quality Act (CEQA) Guidelines Section 15125(a):
An EIR must include a description of the physical environmental conditions in the vicinity of the project. This environmental setting will normally constitute the baseline physical conditions by which a lead agency determines whether an impact is significant. The description of the environmental setting shall be no longer than is necessary to provide an understanding of the significant effects of the proposed project and its alternatives. The purpose of this requirement is to give the public and decision makers the most accurate and understandable picture practically possible of the project’s likely near-term and long-term impacts.
CEQA requires that the lead agency describe the physical environmental conditions as they exist at the time the Notice of Preparation is published, which was May 2025. A copy of the Notice of Preparation is provided in Appendix A of this Draft PEIR.
2.2 Regional Setting
2.2.1 Regional Location
Santee is in the East County region of San Diego County, between the Pacific Ocean and the Cleveland National Forest. Encompassing about 17 square miles (approximately 10,615 acres) in eastern San Diego County, Santee is located approximately 18 miles east of downtown San Diego. Santee is bordered on the east by primarily residential development in the unincorporated San Diego County communities of Lakeside and Eucalyptus Hills and to the northeast by vacant land and active mining operations in Slaughterhouse Canyon. To the south, Santee is bordered by the City of El Cajon, unincorporated areas of San Diego County, and the Gillespie Field Airport, and further to the southwest by Mission Trails Regional Park property located in the City of San Diego, as shown in Figure 2-1, Regional Location (City of Santee 2003).
Regional access to Santee is provided via State Routes 52, 67, and 125, as well as numerous arterials and local streets. Public transit services in Santee are provided by Metropolitan Transit Services, which include bus and light rail (trolley) systems.
2 – ENVIRONMENTAL SETTING
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2.2.2 Regional Planning Considerations
2.2.2.1 State
California Government Code
State Planning Law
State planning law (California Government Code Section 65300) requires every city in California to adopt a comprehensive, long-term general plan for physical development of the city. A general plan should consist of an integrated and internally consistent set of goals and policies that are grouped by topic into a set of elements and are guided by a citywide vision. According to state law, the general plan is required to address eight topics or “elements” that relate to a city’s development and/or the infrastructure necessary to support that development.
Those elements are land use, circulation, housing, conservation, open space, noise, safety, and environmental justice. Local jurisdictions may also include additional elements that are of special or unique interest for the community. For example, the City elements include land use, housing, mobility, recreation, trails, conservation, noise, safety and environmental justice, and community enhancement. Additionally, each of the specific and applicable requirements in the state planning law should be examined to determine if there are environmental issues within the city that a general plan should address. A city’s general plan expresses the community’s development goals and embodies public policy relative to the distribution of future land uses, both public and private. It is a local jurisdiction’s “blueprint” for future decisions surrounding what they value and issues covering all areas of life in a community, such as land use, health and safety, and resource conservation.
Climate Change Scoping Plan
The California Air Resources Board (CARB) is charged with protecting the public from the harmful effects of mobilesource air pollution and developing programs and actions to fight climate change (CARB 2025). CARB is required to prepare a “scoping plan” for “achieving the maximum technologically feasible and cost-effective” greenhouse gas (GHG) emissions reductions (Health and Safety Code Section 38561[a]) and to update the scoping plan at least once every 5 years.
CARB adopted the 2022 Scoping Plan in December 2022. The 2022 Scoping Plan outlines the state’s plan to reach carbon neutrality by 2045 or earlier, while also assessing the progress the state is making toward achieving GHG reduction goals by 2030. Per the Legislative Analyst’s Office, the 2022 Scoping Plan identifies a more aggressive 2030 GHG goal (CARB 2022). As it relates to the 2030 goal, perhaps the most significant change in the 2022 Scoping Plan compared to previous scoping plans is that it identifies a new GHG target of 48% below the 1990 level, compared to the current statutory goal of 40% below the 1990 level. Current law requires the state to reduce GHG emissions by at least 40% below the 1990 level by 2030 but does not specify an alternative goal. According to CARB, a focus on the lower target is needed to put the state on a path to meeting the newly established 2045 goal, consistent with the overall path to 2045 carbon neutrality (CARB 2022).
The Scoping Plan recommends strategies for implementation at the statewide level to meet the goals of Assembly Bill 32, Senate Bill 32, and relevant Executive Orders; it also establishes an overall framework for the measures that will be adopted to reduce California’s GHG emissions. A project is considered to not conflict with the statutes and Executive Orders if it would meet the general policies in reducing GHG emissions to facilitate the achievement of the state’s goals and would not impede attainment of those goals. 2 – ENVIRONMENTAL SETTING
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2.2.2.2 Regional
San Diego Association of Governments
Regional Transportation Plan/Sustainable Communities Strategy The San Diego Association of Governments (SANDAG) serves the San Diego region as the Metropolitan Planning Organization and Regional Transportation Planning Agency. SANDAG is responsible for developing plans for how people and goods will move around the region (SANDAG 2025a).
The passage of Senate Bill 375 requires Metropolitan Planning Organizations to prepare a Sustainable Communities Strategy in their Regional Transportation Plan. As the Metropolitan Planning Organization for the San Diego region, SANDAG is responsible for developing and adopting a Sustainable Communities Strategy that integrates transportation, land use, and housing to meet the GHG reduction targets set by CARB. The Regional Transportation Plan/Sustainable Communities Strategy is updated every 4 years in collaboration with the 18 cities and unincorporated San Diego County, in addition to regional, state, and federal partners. The most recent plan, the 2025 Regional Plan, was adopted by the SANDAG Board of Directors on December 12, 2025. The 2025 Regional Plan provides a road map for how the region will develop over the next 25 years, with a horizon year of 2050 (SANDAG 2025b).
San Diego Air Pollution Control District
The Plan Area is within the San Diego Air Basin (SDAB). The SDAB is one of 15 air basins that geographically divide California. The SDAB lies in the southwestern corner of California. The SDAB comprises the entire San Diego region and covers approximately 4,260 square miles.
The San Diego Air Pollution Control District (SDAPCD) is the local agency responsible for the administration and enforcement of air quality regulations in San Diego County, where Santee is located. SDAPCD is responsible for monitoring air quality and planning, implementing, and enforcing programs designed to attain and maintain state and federal ambient air quality standards within the SDAB. SDAPCD is also responsible for establishing permitting requirements for stationary sources and ensuring that new, modified, or relocated stationary sources do not create net emission increases and, therefore, continue to meet the region’s air quality goals.
Air Quality Management Plan
In November 2020, SDAPCD adopted an air quality management plan for attaining the federal 8-hour 75 parts per billion and 70 parts per billion ozone National Ambient Air Quality Standards (NAAQS). The 2020 Attainment Plan is the SDAB’s input to the State Implementation Plan and is required to demonstrate how SDAPCD proposes to attain the NAAQS for ozone. The 2020 Attainment Plan anticipates attainment of the 75 parts per billion and 70 parts per billion NAAQS by 2026 and 2032, respectively. The 2020 Attainment Plan includes planning requirements for attaining the ozone NAAQS, including on-road motor vehicle emissions budgets for transportation conformity, a vehicle-miles-traveled offset demonstration, Reasonably Available Control Measures, Reasonable Further Progress, an Attainment Demonstration, and contingency measures in the event of a failure to meet a milestone or to attain the milestone by the predicted date (SDAPCD 2020).
2 – ENVIRONMENTAL SETTING
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2.2.2.3 Local
San Diego County General Plan
The San Diego County General Plan applies to the unincorporated area of San Diego County. San Diego County is approximately 2.9 million acres, of which 2.3 million acres are unincorporated areas. Approximately 65% of the unincorporated areas are either state, tribal, federal, or military lands, and therefore the County of San Diego (County) has land use jurisdiction over approximately 35% of the unincorporated area. The General Plan is the County’s long-term blueprint for the vision of the future of the County and addresses environmental sustainability, infrastructure, housing, and economic vitality, among other topics (County of San Diego 2011).
The San Diego County General Plan does not have direct land use authority in Santee; however, the General Plan is important to understand and coordinate land use efforts to provide compatible land use patterns and development. In addition, the County owns land located within the City boundaries. County policy decisions may have effects on local jurisdictions and will be important to consider for the Project.
County of San Diego 2025–2030 Capital Plan
The 2025–2030 Capital Plan identifies capital projects for County-owned facilities for the 2025–2030 planning cycle. Projects include general services, fire, public health, parks, library, sheriff, and other public facility projects.
Projects are approved on an annual basis through the County’s budget process. The Santee Library was identified in the 2025–2030 Capital Plan for possible land acquisition, design, environmental review, and construction of a new larger facility library in Santee. The funding plan includes funding in fiscal year 2028/2029 and 2029/2030 (County of San Diego 2025).
City of Santee General Plan
Sixth Cycle Housing Element Update (2021–2029)
The City’s Housing Element is one of the seven required elements of the Santee General Plan. Per California Government Code Section 65583(c)(7), housing element policies are shaped by, and must be consistent with, other general plan elements and associated policies. The City’s Sixth CycleHousing Element (2021–2029) was adopted May 11, 2022. The Sixth Cycle Housing Element provides a community profile, the condition of the housing supply, including constraints and resources, an assessment of housing needs in the City, and a housing plan for the 2021–2029 planning period. The assessment of housing needs, based on the Regional Housing Needs Allocation (RHNA) developed by SANDAG, is based on the California Department of Housing and Community Development’s determination of the region’s fair share of statewide forecasted growth. SANDAG based the allocation on factors such as growth trends, income distribution, and capacity for future growth. The RHNA number for Santee was 1,219 dwelling units for the 2021–2029 period. Of the 1,219 units allocated to Santee, the City must plan for units affordable to all income levels, specifically 203 extremely low income, 203 very low income, 200 low income, 188 moderate income, and 425 above-moderate income units. After subtracting units under construction or anticipated, the City’s remaining unmet need was 605 units, distributed over the extremely low–income and low-income categories. As part of the preparation of the Sixth Cycle Housing Element, the City prepared a Sites Inventory that identified sites suitable for residential development or that would be rezoned during the planning period to accommodate RHNA. Thirty-four sites were identified in the inventory and 25 of those were rezoned to accommodate RHNA. As such, Santee would have adequate land capacity to meet the needs of all income groups. As portions of the Santee General Plan may be amended in the future, the Housing Element will be reviewed to ensure that internal consistency is maintained (City of Santee 2022). 2 – ENVIRONMENTAL SETTING
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Measure N: the General Plan Protection Initiative
An initiative known as Measure N, the General Plan Protection Initiative, was passed by Santee voters and took effect on December 3, 2020. Measure N added a number of policies to the City’s General Plan for the expressed purposes that have been described as “(1) to protect the Santee General Plan from unwise densification and intensification amendments and (2) to protect the residents of Santee from overdevelopment with resultant traffic gridlock” (County of San Diego – Registrar of Voters 2020).
Measure N added Policy 12.1 to the City’s General Plan, which reads as follows:
Policy 12.1: Permitted land uses in the City shall be intensified only when the voters approve such changes. No General Plan amendment, Planned Development Area or new Specific Planning Area shall be adopted which would:
1) increase the residential density permitted by law,
2) change, alter, or increase the General Plan Residential Land Use categories if the change intensifies use; or
3) change any residential designation to commercial or industrial designation on any property, or vice versa, if the change intensifies use; unless and until such action is approved and adopted by the voters of the City as a special or general election, or approved first by the City Council and then adopted by the voters in such an election.
Measure N also amended the City’s General Plan by adding Policy 12.2, which prohibits changes to the General Plan related to slope criteria, minimum parcel sizes, and lot averaging that would increase density or intensity of use, without such changes being approved by the voters of Santee. Finally, other miscellaneous General Plan edits were made to promote internal consistency among the various sections of the General Plan, including adding language to the Housing Element that would require, depending on the nature of the General Plan Amendment and/or rezone involved, to be approved by the voters.
City of Santee Municipal Code
The City’s Municipal Code provides a framework for guiding development in Santee. Title 13 of the Municipal Code, Zoning, is the primary tool for implementing the General Plan. The Municipal Code provides detailed standards for the development and use of land, including what types of uses are permitted in particular zones, minimum lot sizes, height restrictions, building setbacks, parking requirements, wall heights, sign criteria, and other standards (City of Santee 2025a).
Town Center Specific Plan
The Town Center Specific Plan is a planning document that establishes guidelines for creating a people-and-transitoriented hub for commercial, civic, and residential uses within the existing Town Center. The Town Center is centrally located within Santee, with the San Diego River flowing through the central portion of the Town Center Specific Plan area. In March 2025, the City completed a comprehensive update, expansion, and replacement of the existing Town Center Specific Plan with a vision for implementation over the next 10 to 20 years (City of Santee 2025b). 2 – ENVIRONMENTAL SETTING
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 2-6
Draft Multiple Species Conservation Program Subarea Plan The Draft Multiple Species Conservation Program Subarea Plan is a comprehensive long-term program designed to create, manage, and monitor an ecosystem preserve that will support viable populations of native plant and animal species and their habitats in perpetuity in accordance with the State Natural Community Conservation Planning Act and the federal Endangered Species Act (City of Santee 2025c).
Active Santee Plan
The Active Santee Plan is a policy document that builds on the City’s previous planning efforts by providing a set of goals, a list of prioritized projects and possible funding sources to enhance the City’s infrastructure to be more comfortable, safe, and inviting for people who walk and bike, regardless of their age and ability (City of Santee 2021).
Gillespie Field Airport Land Use Compatibility Plan
The Gillespie Field Airport Land Use Compatibility Plan promotes compatibility between airports and the land uses that surround them “to the extent that [these areas] are not already devoted to incompatible uses” (California Public Utilities Code Section 21674[a]). With limited exception, California law requires preparation of compatibility plans for each public-use and military airport in the state. Most counties have established an Airport Land Use Commission, as provided for by law, to prepare compatibility plans for the airports in that county and to review land use plans, development proposals, and certain airport development plans for consistency with the compatibility plans. In San Diego County, the Airport Land Use Commission function rests with the Board of the San Diego County Regional Airport Authority, in accordance with California Public Utilities Code Section 21670.3 (SDCRAA 2010).
Sustainable Santee Plan
The Sustainable Santee Plan is a comprehensive plan intended to achieve sustainability by utilizing resources efficiently, reducing GHG emissions, and preparing for potential climate-related impacts. Through the Sustainable Santee Plan, the City has established goals and policies that incorporate environmental responsibility into its daily management of its community and municipal operations (City of Santee 2019).
2.3 Existing Land Use Planning
Planned Land Use Designations
The 2003–2020 Land Use Element established planned land uses to guide the development in the City (City of Santee 2003). The planned land uses are detailed in Table 2-1, Planned Land Use, and shown in Figure 2-2, Existing General Plan Land Use Designations.
Table 2-1. Planned Land Use
Land Use Designation Residential Density Ranges Percentage Hillside/Limited Residential (HL) 0–1 du/gross acre 4%
Low Density Residential (R-1) 1–2 du/gross acre 5%
Low-Medium Density Residential (R-1A) 2–4 du/gross acre 1% Low-Medium Density Residential (R-2) 2–5 du/gross acre 28% Medium Density Residential (R-7) 7–14 du/gross acre 4%
Medium-High Density Residential (R-14) 14–22 du/gross acre 1% High Density Residential (R-22) 22–30 du/gross acre 0.5% 2 – ENVIRONMENTAL SETTING
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Table 2-1. Planned Land Use
Land Use Designation Residential Density Ranges Percentage Residential Total — 43%
Residential Business (R-B) N/A 0.07%
Office Professional (OP) N/A 0.27%
OP/R-14 N/A 0.0%
Neighborhood Commercial (NC) N/A 0.5%
NC/R-7 N/A 0.05%
NC/R-14 N/A 0.03%
General Commercial (GC) N/A 2.4%
Commercial Total — 4%
Light Industrial (IL) N/A 3%
General Industrial (IG) N/A 1%
GC/R-2 N/A 0.6%
GC/R-22 N/A 0.1%
Industrial Total — 4%
Town Center (TC) N/A 5%
Planned Development (PD) N/A 29%
Parks and Open Space (P/OS) N/A 10%
Public (PUB) N/A 5%
Total Acreage of City 10,686
Source: City of Santee 2003
Notes: du = dwelling unit; N/A = not applicable.
Existing Land Use
The existing land use reflects the current use of property, as well as general characteristics of residential, nonresidential, public and semi-public, and parks and open space properties, as shown in Figure 2-3, Existing Zoning.
Table 2-2, Existing Land Use Conditions, compares the dedicated acreage (based on planned land use designations) versus developed acreage (based on current use of the property). The land use categories in this database do not align with the land use designations in Table 2-1 as it focuses on the built environment versus planned development. As shown in Table 2-2, most land use categories have not been built to meet their dedicated capacity except for Mobile Home Parks, which are 100% developed. 2 – ENVIRONMENTAL SETTING
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Table 2-2. Existing Land Use Conditions
Land Use
Dedicated
Acreage Units
Developed
Acreage
Percent
Developed
Single Family 3,137 16,947 2,457 78%
Multiple Family 433 2,536 291 67%
Mobile Home Parks 297 N/A 297 100%
Industrial 353 N/A 247 70%
Commercial and
Office
421 N/A 314 75%
Parks and Open
Space
3,066* N/A 2,161 N/A
Source: SANDAG 2024.
Notes: N/A = not applicable.
* Acreage includes non-developable open space.
2.4 Cumulative Impact Analysis
CEQA Guidelines Section 15355 defines cumulative impacts as “two or more individual effects which, when considered together, are considerable or which compound or increase other environmental impacts.” Cumulative impacts are the changes caused by the incremental impact of an individual project compounded with the incremental impacts from closely related past, present, and reasonably foreseeable future projects. Cumulative impacts can result from individually minor but collectively significant projects taking place over a period of time.
CEQA Guidelines Section 15130 states that, where a lead agency concludes that the cumulative effects of a project, taken together with the impacts of other closely related projects, are significant, the lead agency then must determine whether that project’s incremental contribution to such significant cumulative impact is “cumulatively considerable” (and thus significant in and of itself). Section 15130 further states that this “discussion of cumulative impacts [must] reflect the severity of the impacts and their likelihood of occurrence, but the discussion need not provide as great detail as is provided for the effects attributable to the project alone.” CEQA Guidelines Section 15130(b)(1) states that the information used in an analysis of cumulative impacts should come from one of two sources:
(A) A list of past, present, and probable future projects producing related or cumulative impacts, including, if necessary, those projects outside the control of the [lead] agency, or (B) A summary of projections contained in an adopted local, regional or statewide plan, or related planning document … or certified prior environmental document for such a plan.
The cumulative impact analysis contained in this Draft PEIR considers projections from applicable land use planning documents for assessment of impacts. As a program-level document, this Draft PEIR does not consider project-level development in the analysis of cumulative impacts (e.g., a list of past, present, and probable future projects producing related or cumulative impacts). The detailed cumulative analysis is in Chapter 5, Cumulative Impacts.
Cumulative projects considered for the Project are provided in Table 2-3, Cumulative Land Use Planning Documents. 2 – ENVIRONMENTAL SETTING
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Table 2-3. Cumulative Land Use Planning Documents
Cumulative
Project Jurisdiction Description Location Timing
Draft 2025
Regional Plan
San Diego
Association of
Governments
Update to the 2021
Regional Plan that includes
the Regional Transportation
Plan, the Sustainable
Communities Strategy, and
the Regional
Comprehensive Plan.
San Diego
County
Ongoing
City of Santee
Housing
Element Sixth
Cycle 2021–
2029
City of Santee Update to the City of Santee
Housing Element required
per the update of the
RHNA.
City of Santee Adopted May 11, 2022
City of El Cajon
2021–2029
Housing
Element
City of El Cajon Update to the City of El
Cajon Housing Element
required per the update of
the RHNA.
City of El Cajon Adopted July 27, 2021
City of La Mesa
2021–2029
Housing
Element
City of La Mesa Update to the City of La
Mesa Housing Element
required per the update of
the RHNA.
City of La Mesa Adopted July 27, 2021,
Revised June 2023
Town Center
Specific Plan
City of Santee Update to the 1986 Town
Center Specific Plan.
City of Santee Adopted March 12, 2025
MSCP Subarea
Plan
City of Santee Update to the 1996 Santee
MSCP Subarea Plan;
includes changes to
strengthen the conservation
efforts detailed in the 1996
Draft Subarea Plan.
City of Santee Ongoing, Final PEIR in
progress
Active Santee
Plan
City of Santee The Active Santee Plan
focuses on enhancing the
safety of existing pedestrian
and bicycle facilities and
identifying areas for
improvement within the
system.
City of Santee Adopted 2021
Sustainable
Santee Plan
City of Santee Policy document
establishing goals and
policies that incorporate
environmental
responsibility into its daily
management of its
community and municipal
operations.
City of Santee Adopted December 2019
Note: RHNA = Regional Housing Needs Allocation; MSCP = Multiple Species Conservation Program; PEIR = program environmental impact report.
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City of Santee Land Use Element PEIR
Regional Location
FIGURE 2-1
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Existing General Plan Land Use Designations
FIGURE 2-2
City of Santee
Existing General Plan Land Use
HL: Hillside/Limited
R-1: Low Density Residential
R-1A: Low Density Residential
R-2: Low-Medium Density Residential
R-7: Medium Density Residential
R-14: Medium-High Density
Residential
R-22: High Density Residential
OP: Office Professional
NC: Neighborhood Commercial
GC: General Commercial
TC: Town Center
IL: Light Industrial
IG: General Industrial
PUB: Public
P/OS: Park/Open Space
PD: Planned Development
R-B: Residential/ Business
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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 3-1
3 Project Description
3.1 Introduction
The City of Santee (City) is updating its 2003–2020 General Plan Land Use Element to create a compatible and balanced mix of land uses. The Land Use Element Update (Project or Proposed Project) would be a focused update to the City’s current 2003–2020 General Plan Land Use Element and is the subject of this draft program environmental impact report (PEIR).
A general plan is a state-required legal document, prepared in accordance with California Government Code Section 65300 et seq. A general plan is a broad, long-range policy document that guides future development and local land use decision-making through a comprehensive collection of goals and policies related to various aspects of community life. California law requires that general plans include a land use element to identify the planned distribution, location, and extent of various land uses. The City’s Land Use Element is the central organizing component of the General Plan. It establishes the community’s vision for future growth and ensures consistency with the goals and policies of all the other elements. The proposed Land Use Element Update would refresh background information, goals, and policies and revise the land use map to align the City’s current vision for both present and future development.
3.2 Project Location
The Project location comprises all land area within the City municipal boundaries, referred to as the Plan Area (see Figure 2-1, Regional Location). Santee encompasses approximately 17 square miles (approximately 10,615 acres) in eastern San Diego County. It is located approximately 18 miles east of downtown San Diego. Santee is bordered on the east primarily by residential development in the unincorporated San Diego communities of Lakeside and Eucalyptus Hills and to the northeast by vacant land and active mining operations in Slaughterhouse Canyon. To the south, Santee shares boundaries with the City of El Cajon, unincorporated areas of San Diego County, and the Gillespie Field Airport. Further to the southwest, Santee is bordered by Mission Trails Regional Park property, located within the City of San Diego.
Santee is bisected by the San Diego River, running from east to west, which includes parks, tails, and natural habitat.
The primary highway that runs through Santee is State Route 52. This east–west freeway connects Santee to other parts of San Diego County, providing a vital link to Interstate 15 and Interstate 805 to the west. Additionally, State Route 67 runs along the eastern edge of Santee, connecting the city to the northern and southern regions of the county. Public transit in Santee includes local bus routes, including bus connections to Kearny Mesa, a local employment hub, and the Copper Line Trolley, which connects Santee to key areas such as San Diego State University, Mission Valley, and Old Town San Diego. Figure 2-1 shows where Santee lies in the greater San Diego region.
3.2.1 Plan Area
The Plan Area is defined as the land area addressed by the Project, which is the land within the City’s municipal limits (Figure 3-1, Plan Area). The Plan Area boundary is consistent with state law, which requires each city within its general plan planning area to include all territory within its boundaries as well as “any land outside its boundaries which in the planning agencies judgement bears relation to its planning,” which is typically referred to as a city’s “sphere of influence” (OPR 2017). The City’s sphere of influence has the same boundaries as the City’s municipal 3 – PROJECT DESCRIPTION
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limits. The Proposed Project’s goals and policies would apply to development across the entire Plan Area. The existing land uses within the Plan Area include Single Family, Multiple Family, Mobile Home Parks, Industrial, Commercial Office, and Parks and Open Space.
The Project includes specific land use changes within the Plan Area that would be focused on specific opportunity areas (Figure 3-2, Proposed Land Use Changes) where two new land use overlays would be applied. Overlay zones (or overlays) are special districts that are layered on top of the base land use designation and base zone to allow different types of development. The two overlay zones, to be called the Community Hub Overlay and the Community Corridor Overlay, would allow increased land use intensity and mixed-use development that are not allowed by the base zones. Both overlays would allow increased density and height limits and have corresponding Supplemental Design Standards. The Community Hub Overlay would be applied to certain opportunity areas that have been identified on Mast Boulevard, Carlton Hills Boulevard, and Cuyamaca Street. The Community Corridor Hub Overlay would be located along Mission Gorge Road. The proposed overlays would be applied adjacent to the area covered by the Town Center Specific Plan and would be focused on the major thoroughfares in Santee to create mixed-use hubs and corridors. Lastly, the Proposed Project would re-designate the parcel with Assessor’s Parcel Number (APN) 378-160-25-00, which is currently developed with municipal buildings including City Hall, from Neighborhood Commercial to Medium-High Residential (R-14).
3.3 Project Background, Purpose, and Objectives
3.3.1 Project Purpose
Land use planning is one of the most important tools and determinants in improving public health and safety, enhancing local economies, addressing long-term environmental issues, conserving land for preservation and recreation, and guiding development in a manner that aligns with the future vision for a community.
A general plan serves as a “blueprint” for development with existing conditions, needs, goals, objectives and policies, and implementation. It is a comprehensive long-term plan for the physical development of a county or city.
General plans may be adopted in any form as long as state-mandated elements are included. The existing Santee General Plan includes all of the state-mandated elements—Land Use Element, Housing Element, Mobility Element, Conservation Element, Noise Element, and Safety and Environmental Justice Element—plus additional elements including the Recreation Element, Trails Element, and Community Enhancement Element.
The City’s existing Land Use Element was adopted in 2003 with amendments for the Housing Element. Most notably, through implementation of the City’s Housing Element Sixth Cycle 2021–2029, the City adopted General Plan Amendment GPA2021-2 (Resolution No. 126-2022) and certified the Final PEIR for the City’s Housing Element Rezone Program Implementation (SCH No. 2021100263) on October 12, 2022. The General Plan Amendment was necessary to further the statewide goal of providing additional housing and is consistent with the adopted Housing Element of the General Plan. In the current Housing Element cycle (2021–2029), the City was required to provide capacity to add 1,219 housing units to serve a variety of income levels. After subtracting units under construction or anticipated, the City’s remaining unmet need was 605 units, distributed over the extremely low–income and lowincome categories (City of Santee 2022). To achieve this, vacant and underutilized properties were identified in the Housing Element for potential residential development. The change in General Plan land use designations provided the capacity for approximately 498 additional housing units, which assists the City in achieving the state-mandated housing targets in the adopted Housing Element (City of Santee 2022). The remaining approximately 107 housing units would be provided through the Town Center Specific Plan (TCSPA2021-2) and the Rezone (R2021-2) and 3 – PROJECT DESCRIPTION
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Zoning Ordinance Amendment (ZA2021-2) associated with the Town Center Specific Plan (City of Santee 2022).
The updated land use designations as a result of General Plan Amendment GPA2021-2 (Resolution No. 126-2022) are proposed to be incorporated into the land use map as part of this Project; however, the potential environmental effects of General Plan Amendment GPA2021-2 have previously been analyzed in the Final PEIR for the City’s Housing Element Rezone Program Implementation identified previously. As such, the Proposed Project would reflect the changes made as a result of General Plan Amendment GPA2021-2, but the changes are not analyzed in this PEIR as part of the Project.
3.3.2 Community Outreach Process
As part of the Project, the City undertook an extensive public outreach process, which began in March 2025 and continued through August 2025. Outreach consisted of conducting community events, including two neighborhood listening sessions, three pop-up style events, and additional online engagement. Feedback received during the community outreach process was used to develop the vision and content of the proposed Land Use Element Update.
3.3.3 Project Objectives
California Environmental Quality Act (CEQA) Guidelines Section 15124 requires an environmental impact report (EIR) to include a statement of objectives sought by the project. The objectives assist in developing a reasonable range of alternatives to be evaluated in the EIR. The project objectives also aid decision makers in preparing Findings of Fact and a Statement of Overriding Considerations, if necessary. The statement of objectives also includes the underlying purpose of a project and describes any project benefits. Consistent with the Project’s purpose and need, the primary objectives sought by the Project are as follows:
▪ 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 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.
3.4 Proposed Land Use Element Updates
3.4.1 Existing Conditions Update
The 2003–2020 General Plan Land Use Element and associated EIR were based on information gathered primarily in 2002 and 2003. Since that time, the conditions have changed, and state laws have been enacted that affect general plans. The Project and this PEIR will be based on the latest available information, including demographic data related to population, income, workforce, and age range. Additionally, the Project includes updated land use maps and text that are consistent with the City’s adopted General Plan Sixth Cycle 2021–2029 Housing Element. 3 – PROJECT DESCRIPTION
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General Plan Amendment (GPA2021-2)
The Project includes updating the General Plan land use map and associated text to be consistent with the City’s Housing Element. As described in Section 3.3.1, Project Purpose, the City approved General Plan Amendment GPA2021-2, which redesignated land uses and residential densities within the Rezone Sites identified in the Housing Element Rezone Program Implementation (which implements Programs 9 and 10 of the Sixth Cycle 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 and the associated land use map (Figure 3-2). The environmental impacts of the Housing Element Rezone Program Implementation were evaluated in that project’s Final PEIR (SCH No. 2021100263); therefore, an evaluation of the potential environmental impacts resulting from the Rezone Program Implementation is not included in this PEIR. The land use designations of the parcels that were changed for the General Plan Amendment (GPA2021-2) do not overlap with the land use changes occurring as part of the Proposed Project.
3.4.2 Land Use Element Update
The Proposed Project will include updates to existing land use designations, the land use map, goals, policies, and actions and will add two new overlay zones. The updates are aimed at fulfilling the guiding principles included in the Land Use Element Update by promoting infill and improving land use efficiency in established neighborhoods and districts. Upon adoption, the City’s Land Use Element Update will guide development in Santee over a 20-year planning period, with a horizon year of 2045. It identifies the permitted intensity, location, and type of development across the City, such as living options, business and employment, parks and recreation, and public facilities.
Proposed Land Use Designations
As shown in Figure 3-2, 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 MediumHigh Residential (R-14). The components of the Proposed Project are described in more detail below.
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 (see Figure 2-2, Existing General Plan Land Use Designations). The existing land use designations and zoning would remain, and the allowable uses of the proposed overlay would be added.
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Community Corridor Overlay
The Community Corridor Overlay is intended to encourage the growth of mixed-use development along multimodal corridors, specifically, along Mission Gorge Road, the City’s gateway corridor. 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.
A summary of the proposed overlay regulations is provided in Table 3-1, Proposed Overlay Regulations:
Table 3-1. Proposed Overlay Regulations
Overlay Density Maximum Height
Community Hub Overlay 30 du/acre 45 feet or 4 stories
Community Corridor Overlay 45 du/acre 55 feet or 5 stories Note: du/acre = dwelling units per acre.
Supplemental Design Standards
The Project would include Supplemental Design Standards that would be applied to any mixed-use 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 R-14, and the portion designated Open Space would remain designated as Open Space. The density for R-14 is 14–22 dwelling units per acre.
The parcels that fall within the proposed Community Hub Overlay, the Community Corridor Overlay and the parcel APN 378-160-25-00, are the parcels that would experience a land use designation change and are herein defined as the Project Parcels.
Proposed Goals and Policies
The Project would include a comprehensive update of the goals outlined in the 2003–2020 General Plan Land Use Element to address changing conditions, to ensure consistency with new state regulations and requirements, and to address the City’s evolving vision for the future. The Proposed Project includes nine updated goals that capture the overarching vision of land use planning for the City. Each goal has a range of related policies that guide the achievement of the goals. Further, each goal includes updated actions that outline how the goal will be achieved, identify the responsible agency, and provide an approximate timeframe. 3 – PROJECT DESCRIPTION
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3.5 Buildout Projections
CEQA Guidelines Sections 15146 and 15378 explain that where the lead agency has proposed regulatory amendments, it shall describe the Proposed Project as the development proposal allowed by those amendments for the purpose of the environmental analysis. In this case, the development allowed by the proposed land use changes as part of the Project can be represented by the maximum development capacity of each parcel with proposed changes. The “buildout” is the maximum development capacity at the permitted density or intensity for any given parcel. The buildout is measured in dwelling units for residential land uses and commercial square footage for nonresidential uses. Buildout estimates should be considered a prediction, however, not a guarantee because the actual amount of development that could occur is based on many factors, some out of the control of the City, including regional real estate trends, labor market trends, and decisions of individual property owners. Further, land use designations and zoning do not guarantee that a particular site would be developed or redeveloped with that use, at the assumed density, during the planning period. Therefore, a “realistic” buildout projection, which takes into consideration current market conditions or other conditions that would affect parcel development, was prepared in order to accurately analyze a reasonably foreseeable growth projection for the environmental analysis. The methodology for developing the realistic buildout projection associated with this Project is described below.
Define Parcel Inventory. Identified parcels targeted for land use changes per the Project, also referred to as the Project Parcels.
Establish Baseline Maximum Buildout. Calculated the theoretical maximum dwelling units allowed under current zoning by multiplying the acreage of each zoning district in the parcel inventory by the allowed dwelling units per acre, as applicable. Calculated the maximum commercial square feet allowed under current zoning by multiplying the allowed number of stories by the acreage of each land use designation in the parcel inventory and converting the result to square feet (note: this calculation assumes the typical commercial building covers 50% of the parcel).
Establish Realistic Buildout Factor. Realistic buildout reflects the level of development that is reasonably expected to occur. To determine a realistic buildout of the Proposed Project, an assessment of historic development trends in Santee, parcel attributes, potential site constraints, and market analysis was conducted. Empirical data on existing development were collected. On parcels identified for proposed land use changes, commercial development tended to build to only a single story, below the typical height limit of 40 feet. Residential development on such parcels tended to build to the minimum rather than the maximum of the density range.
Historic building data from the Housing Element Annual Progress Reports were analyzed, which showed that the total number of housing units produced in Santee from 2013 to 2020 were approximately onethird of the projected housing units, indicating slower development than previously predicted.
A financial feasibility study was prepared by LaSar Development Consultants analyzing three development scenarios comparing moderate and higher density developments, as well as for-sale versus for-rent units in Santee. The analysis assumed the use of the State Density Bonus Law and development of affordable units and assumed a density of either 30 dwelling units per acre or 45 dwelling units per acre. The analysis concluded the for-rent scenarios that were analyzed would not be feasible in the current market climate.
Overall, these findings suggest that realistic buildout estimates should account for the impact of challenging market conditions for development. Future market conditions during the 20-year Land Use Element planning horizon are likely to vary, leading to fluctuations in the rate of new development. Although a precise estimate is beyond the scope of this analysis, the prospect of such impacts were taken into account during development of the realistic buildout.
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These points suggest that realistic buildout of the Land Use Element Update would be less than the theoretical maximum buildout because neither maximum building height nor projected building rate are currently achieved in our dataset. However, recent multifamily housing development projects have taken advantage of density bonus and other incentives to build to maximum density of a certain site, suggesting the desire for higher density multifamily projects under certain conditions. As such, the recommended realistic buildout is 65% of the maximum theoretical buildout.
Calculate Maximum Buildout of Proposed Land Use Changes. Calculated the maximum allowed dwelling units within the proposed land use changes by multiplying the acreage of each parcel by the allowed dwelling units per acre, as applicable.
1 Calculated the maximum commercial square feet allowed with proposed land use changes by multiplying the allowed number of stories by the acreage of each parcel in the parcel inventory and converting the result to square feet (note: this calculation assumes the typical commercial building covers 50% of the parcel).
Calculate Realistic Buildout of Proposed Land Use Changes. Calculated the realistic buildout by applying a 65% factor to the maximum buildout dwelling units and maximum commercial square feet from the Proposed Project. Realistic commercial square feet assumes all commercial space is ground-floor only under the mixeduse overlay and any redevelopment of existing commercial space in commercial or office-zoned parcels would result in an equivalent amount of commercial space, as both existing conditions and proposed zoning result in one story only of commercial development. Further, the realistic buildout calculation took into account the density limitations allowed under the Gillespie Field Airport Land Use Compatibility Plan.
Determine Difference Between Existing Conditions and Realistic Proposed Buildout. Calculated the difference between the current existing dwelling units on the ground and the realistic buildout dwelling units with the proposed land use changes. Calculated the difference between the existing commercial square feet under current zoning and realistic buildout commercial square feet with the proposed land use changes. The results of these calculations represent the estimated difference between the current existing conditions and the realistic buildout of the Proposed Project by 2045.
Table 3-2, Proposed Residential Land Use Change, provides the results of the calculations for each scenario listed above.
As shown in Table 3-2, the Proposed Project realistic buildout would result in a total of 5,687 dwelling units by 2045.
This would be an increase of 4,639 dwelling units compared to existing conditions. This would result in a population of approximately 16,151 people, based on the rate of 2.84 persons per household, which would be an increase of 13,174 people compared to existing conditions. In combination with anticipated growth by 2050, this would result in an estimated citywide buildout of 30,748 dwelling units and 78,987 residents.
Table 3-3, Proposed Commercial Land Use Change, provides the results of the calculations for the scenarios described above for commercial use. The Proposed Project realistic buildout would result in 3,476,755 square feet of commercial development, which would be an increase of 1,740,453 square feet compared to existing conditions. 1 For parcels under the Community Corridor Overlay, the density is 45 dwelling units per acre; for parcels under the Community Hub Overlay, the density is 30 dwelling units per acre; for the parcel proposed to be zoned as Medium-High Residential (R-14), the density is 14 to 22 dwelling units per acre.
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Table 3-2. Proposed Residential Land Use Change
Existing Conditions
Project Parcels
Existing
Conditions
Citywidea
Maximum Buildout
Project Parcels
Realistic Buildout
Project Parcelsb
Citywide Projected
Growthc
Citywide
Buildoutd
Dwelling
Units
1,091e 21,427 10,130 5,687 25,061 30,748
Population 3,098f 59,015 28,769f 16,151f 62,836 78,987
Notes:
a SANDAG Series 15 Regional Growth Forecast for year 2022 (SANDAG 2024). b Realistic buildout is 65% of maximum buildout of the Proposed Project. c SANDAG Series 15 Regional Growth Forecast 2050 Projections (SANDAG 2024). d Citywide buildout is Realistic Buildout plus Projected Growth. e Based on assessor parcel data (Dugal, pers. comm., 2026). f Based on rate of 2.84 persons per household.
Table 3-3. Proposed Commercial Land Use Change
Existing
Conditions
Project
Parcelsa
Existing
Conditions
Citywideb
Maximum
Buildout Project
Parcels
Realistic
Buildout Project
Parcelsc
Citywide Projected
Growthd Citywide Buildoute
Commercial
Square Footage
1,736,302 21,083,040 5,348,854 3,476,755 24,001,560 27,478,315 Notes:
a Based on assessor parcel data (Dugal, pers. comm., 2026). b SANDAG Series 15 Regional Growth Forecast for year 2022 for Commercial & Services Land Use category. c Realistic Buildout is 65% of maximum buildout of the Proposed Project. d SANDAG Series 15 Regional Growth Forecast 2050 Projections for Commercial & Services Land Use category. e Projected Growth plus Realistic Buildout.
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3.6 Approvals
The following discretionary and ministerial actions under the jurisdiction of the City and other agencies would be required. This PEIR covers all state and local government and quasi-government approvals that may be needed to implement the Project, whether or not they are explicitly listed in this section or elsewhere in this PEIR (14 CCR 15124[d]). The City Council actions that would be considered for the Proposed Project include but are not limited to the following:
▪ Adopt a resolution adopting and implementing the Project ▪ Adopt a resolution certifying the PEIR for the Project ▪ Adopt an ordinance updating the zoning map and Santee Municipal Code for consistency between land use designations and zoning requirements
▪ Voter approval (Measure N)
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SOURCE: City of Santee 2025
City of Santee Land Use Element PEIR
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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.0-1
4 Environmental Analysis
4.0 Introduction to Environmental Analysis
This draft program environmental impact report (PEIR) evaluates and discloses the environmental impacts associated with the City of Santee (City) Land Use Element Update Project (Project or Proposed Project), in accordance with the California Environmental Quality Act (CEQA) (PRC Section 21000 et seq.) and the CEQA Guidelines (14 CCR 15000 et seq.). Sections 4.1 through 4.18 of this Draft PEIR present a discussion of environmental setting, regulatory setting, significance criteria, environmental impacts associated with the Project, mitigation measures to reduce the level of impact, and residual level of significance (i.e., after application of mitigation, including impacts that would remain significant and unavoidable after application of all feasible mitigation measures). Issues evaluated in these sections consist of the environmental topics identified for review in the Notice of Preparation (NOP) prepared for the Project (see Appendix A of this Draft PEIR).
Sections 4.1 through 4.18 of this Draft PEIR include the following components:
▪ Existing Conditions: Provides information describing the existing environmental conditions on the Project site and in the surrounding area as appropriate, in accordance with CEQA Guidelines Section 15125. This setting discussion describes the conditions that existed when the NOP was posted for public review and submitted to the State Clearinghouse.
▪ Relevant Plans, Policies, and Ordinances: Provides a discussion of existing federal, state, regional, and local regulations, plans, policies, and ordinances applicable to the Project. ▪ Thresholds of Significance: Provides criteria for determining the significance of Project impacts for each environmental issue based on CEQA Guidelines Appendix G. ▪ Impact Analysis: Provides a discussion of the characteristics of the Project that may have an impact on the environment, analyzes the nature and extent to which the Project is expected to change the existing environment, and indicates whether the Project’s impacts would meet or exceed the level of significance thresholds. ▪ Mitigation Measures and Level of Significance After Mitigation: Mitigation measures are identified, as feasible, to avoid, minimize, rectify, reduce, or compensate for significant or potentially significant impacts, in accordance with CEQA Guidelines Section 15126.4. A “less-than-significant” impact is one that would not result in a substantial adverse change in the physical environment. A “potentially significant” impact or “significant” impact is one that would result in a substantial adverse change in the physical environment; both are treated the same under CEQA in terms of procedural requirements and the need to identify feasible mitigation. Significant and unavoidable impacts are identified as appropriate in accordance with CEQA Guidelines Section 15126.2(c).
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4.1 Aesthetics
This section of the draft program environmental impact report (PEIR) describes the existing aesthetics conditions within the Plan Area, identifies applicable regulatory requirements, and evaluates potential impacts related to implementation and buildout of the City of Santee (City) Land Use Element Update (Project or Proposed Project).
4.1.1 Existing Conditions
Viewsheds and Scenic Vistas
According to the General Plan, the City’s diversity of open space resources provide numerous beneficial functions, including the provision of scenic relief and vistas (City of Santee 2003). For example, the San Diego River and adjacent floodway is included among the approximate 3,000 acres of open space lands in Santee, and the orientation of the river corridor “creates impressive long views within Santee and to the surrounding ridgelines and mountains (including El Capitan [Mountain])” (City of Santee 2003). In addition to local features, regional and local mountains and hills provide a scenic backdrop for the City, as well as opportunities for distinctive scenic views and vistas. According to the City’s General Plan Community Enhancement Element, “the major ridgeline and hillside systems provided by the undeveloped areas of the northern portion of the City, including the Fanita Ranch, present a large portion of these views and vistas. Rattlesnake Mountain and Mission Trails Regional Park also provide significant views from within Santee” (City of Santee 2003).
Scenic Routes
The State Scenic Highway System in California is composed of mostly state highways designated by communities and the California Department of Transportation as scenic highways. The State Scenic Highway Systems is composed of officially designated scenic highways (i.e., highways wherein the local government with jurisdiction over the road has adopted a scenic corridor protection program), eligible state scenic (highways nominated or recognized as scenic by local governments), and historic parkways.
State Route (SR) 52 runs in an east–west direction and through the southern portion of Santee. SR-52 is an eligible State Scenic Highway due to its views of Mission Trails Regional Park and local mountain terrain, including Cowles Mountain. As shown in Figure 4.1-1, Scenic Resources, just west of Santee, a portion of SR-52 through the City of San Diego and Mission Trails Regional Park is an officially designated State Scenic Highway (Caltrans 2026).
Locally, Mission Gorge Road through the City limits is designated within the City’s General Plan as a scenic road (see Figure 4.1-1). As noted in the General Plan, “[r]ecognizing the prominence of Mission Gorge Road and its role in establishing an image for Santee, the City adopted the Mission Gorge Road Design Standards to establish specific design guidelines” for development along Mission Gorge Road. These include creating architectural themes along various segments, required streetscape landscaping, signage, and pedestrian and bicycle improvements (City of Santee 2003).
Additional scenic resources within and near the City limits are identified on Figure 4.1-1.
Open Space
Open space in Santee provides scenic resources and include Fanita Ranch, Rattlesnake Mountain and hillsides in the southwestern portion of the City, and land in the San Diego River corridor. Additional open space is provided by
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City parkland (City of Santee 2003). According to the General Plan Community Enhancement Element, open space in Santee provides a number of community design resources, including the following (City of Santee 2003):
▪ Panoramic hillside views and backdrops,
▪ Visual relief to the intensive developed areas,
▪ Visual and physical links to the San Diego River and its tributaries (Sycamore Creek, Forester Creek), and
▪ Opportunity areas for new high-quality development.
▪ Opportunity for recreational activities that reinforce the environmental setting such as hiking trails.
Additionally, “[t]he City of Santee is also a participant in the Multiple Species Conservation Program through its Subarea planning efforts” (City of Santee 2003). The City’s Draft Subarea Plan identifies preservation of approximately one-fourth of the total area of the City as permanent open space. Although not adopted, the City generally considers the conservation strategies and preserve goals of the Draft Subarea Plan during current and future planning efforts.
Visual Character
Santee is situated within a valley bordered by natural hillsides and ridgelines, with a mix of urban and natural features. The San Diego River traverses the city, forming a central greenbelt that includes parks, trails, and preserved open space, which also provides land for recreational use. Developed areas consist primarily of low- to medium density residential neighborhoods, commercial corridors, and public facilities, with a range of architectural styles that reflect common themes at time of construction. Residential areas range from low density single-family neighborhoods to higher density multifamily developments. Most of the residential land is developed at low to medium densities and include single-family neighborhoods and multi-building, multifamily apartment developments (typically two to three stories in scale). Commercial development is concentrated along major roadways and includes neighborhood-serving retail, office parks, and mixed-use areas. These corridors are visually defined by signage, parking lots, and varied building forms. Located primarily in the eastern and southern portions of Santee, industrial areas include light and general industrial uses. These areas are typically characterized by large building footprints, minimal landscaping, and limited architectural detailing. Parks and open space include both developed recreational facilities and undeveloped natural areas. Major transportation corridors, such as SR-52 and Mission Gorge Road, introduce urban infrastructure elements and are typically buffered by landscaping and design controls.
Santee’s topography includes gently rolling hills, steeper foothills in the northern and southeastern areas of the City, and flat valley floors, which occupy the majority of the city. The San Diego River is a major natural feature within Santee. Lastly and while human-made, the Santee Lakes complex is a major recreational resource in Santee; in addition to recreational amenities, the Santee Lakes complex also supports wildlife habitat and provides opportunities for views to nearby hills and mountainous terrain located outside of the City boundary.
The Project encompasses select parcels within Santee intended to offer infill development opportunities particularly for vertical mixed-use development along the City’s multimodal corridors. While the existing uses on the identified parcels are generally representative of the development pattern described above, a photographic field inventory of the locations was completed on October 17, 2025, and is intended to further detail existing visual conditions throughout the Plan Area and, more specifically, at properties where land use changes are proposed by the Project.
During the field inventory, photographs were taken to capture representative views to the locations where land use changes are proposed by the City. The photographs are presented in Appendix B and illustrate existing visual character and quality.
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Light and Glare
In urban landscape, nighttime lighting may be necessary to provide and maintain a safe and secure environment.
Light that falls beyond the intended area of illumination is referred to as “light trespass.” Types of light trespass include spillover light and glare. Spillover light, which is light that illuminates surfaces beyond the intended area, is typically caused by artificial lighting sources, such as from building security lighting, signs, parking lot lights, roadway lights, and stadium lights on playing fields. Spillover light can adversely affect light-sensitive uses (i.e., adjacent residences), by creating unwanted illumination. Because light dissipates as it moves farther from its source, the intensity of the lighting source is often increased to compensate for dissipating light, which can increase the amount of light that illuminates adjacent uses. The type of light fixture determines the extent to which light will spill over onto adjacent properties and/or be visible from far away. Modern, energy-efficient fixtures that face downward, such as cutoff-type fixtures and shielded light fixtures, are less obtrusive than older light fixtures.
Direct glare is caused by excessive light entering the eye from a bright light source. The potential for direct glare exists any time one can “see” a light source. Glare can result from sunlight or from artificial light reflecting off building exteriors, such as glass windows, metal roofs, or other highly reflective surface materials. Glare can also result from a lighting system that aims more light outwards and increases the potential for glare. Squinting or turning away from a light source is an indication of glare. Cutoff-type light fixtures minimize glare because they emit relatively low-intensity light at these angles. Glare resulting from sunlight reflecting off building exteriors can be reduced with design features that use low-reflective glass and exterior materials and colors that absorb, rather than reflect, light.
Sources of nighttime illumination and potential glare throughout Santee include the interior and exterior lights of buildings, lighting visible through windows, parking lot and path lighting, signage lighting, and street lighting. In addition, cars and trucks traveling to, from, and within the area, as well as parked cars, represent another source of glare. Natural and artificial light reflect off various surfaces and can create localized occurrences of daytime and nighttime glare. Buildings and structures made with glass, metal, and polished exterior roofing materials exist throughout Santee. The downtown portion of the Plan Area is heavily urbanized and has nighttime lighting from multiple sources, including streetlights, neon signs, lighted directional signs, vehicle lights, parking lot lights, and commercial establishments, The unincorporated portions of the City and surrounding rural residential areas are more subdued and generally do not contain streetlights or much lighting from other sources.
4.1.2 Relevant Plans, Policies, and Ordinances
State
Senate Bill 743
In September 2013, the Governor signed Senate Bill 743, which became effective on January 1, 2014. Among other provisions, Senate Bill 743 adds California Public Resources Code (PRC) Section 21099, which provides that “aesthetic and parking impacts of a residential, mixed-use residential, or employment center project on an infill site within a transit priority area [within 0.5 miles of a major transit stop] shall not be considered significant impacts on the environment.” PRC Section 21064.3 defines “major transit stop” as “ a site containing any of the following: (a) [a]n existing rail transit station[;] (b) [a] ferry terminal served by either a bus or rail transit service[;] or (c) the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods.” Note that pursuant to Assembly Bill 2553 (2025), PRC Section 21064.3 was amended to clarify that a major transit stop (as it relates to major bus routes) consists of the
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intersection of two or more major bus routes with a frequency of service interval of 20 minutes or less during the morning and afternoon peak commute periods. PRC Section 21099 defines an “infill site” as “a lot located within an urban area that has been previously developed, or on a vacant site where at least 75 percent of the perimeter of the site adjoins, or is separated only by an improved public right-of-way from, parcels that are developed with qualified urban uses.”
The Project includes reasonably foreseeable mixed-use residential development through the proposed Community Hub Overlay and Community Corridor Overlay, which overlay particular parcels located along Mission Gorge Road and Mast Boulevard that offer opportunity for future mixed-use growth, These corridors are served by public transit, including four Metropolitan Transit System bus routes and the Copper Trolley Line (Route 833), which stops at the Santee Transit Center. The City’s transit priority area and “high-quality” transit routes and stops (high-quality routes “provide fixed route bus service with service intervals no longer than 15 minutes during peak commute times”) are mapped in the City of Santee VMT Analysis Guidelines (City of Santee 2022). Targeted parcels within a 0.5-mile radius area of the Santee stop on the Copper Trolley Line are within the City’s mapped transit priority area. This includes parcels within the Community Corridor Overlay along Mission Gorge Road, generally from Olive Lane east to Cottonwood Avenue and Santee Town Center adjacent properties within the Community Hub Overlay.
California Scenic Highway Program
The California legislature created the California Scenic Highway Program in 1963 with the intent “to protect and enhance the natural scenic beauty of California highways and adjacent corridors, through special conservation treatment” (Caltrans 2008). The state laws that govern the Scenic Highway Program are Sections 260 through 263 of the Streets and Highways Code. A highway may be designated scenic based on the natural landscape visible to travelers, the scenic quality of the landscape, and the extent to which development intrudes upon the views of the highway. The Scenic Highway Program includes both officially designated scenic highways and highways that are eligible for designation. A highway may be designated as scenic based on aesthetic quality of viewable landscape, extent of views upon the natural landscape, and the degree to which development impedes these views. It is the responsibility of local jurisdictions to apply for scenic highway approval, which requires the adoption of a Corridor Protection Program (Caltrans 2008).
The nearest officially designated State Scenic Highway to Santee is SR-52. Through Mission Trails Regional Park, SR-52 is an officially designated State Scenic Highway, and through Santee, SR-52 is an eligible State Scenic Highway. Specifically, the eligible State Scenic Highway designation applied to SR-52 extends from approximately the intersection of Mast Boulevard and Sycamore Landfill Road east to Magnolia Avenue (Caltrans 2026).
California Code of Regulations
Title 24 – California Building Standards Code
Title 24, California Building Standards Code, consists of regulations to control building standards throughout the state. The following components of Title 24 include standards related to lighting:
Title 24, Part 2 – California Building Code/Title 24, Part 3 – California Electrical Code The California Building Code (Title 24, Part 2) and the California Electrical Code (Title 24, Part 3) stipulate minimum light intensities for pedestrian pathways, circulation ways, parking lots, and paths of egress.
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Title 24, Part 6 – California Energy Code
The California Energy Code (Title 24, Part 6) stipulates allowances for lighting power and provides lighting control requirements for various lighting systems, with the aim of reducing energy consumption through efficient and effective use of lighting equipment. Section 130.2 sets forth requirements for outdoor lighting controls and luminaire cutoff requirements. All outdoor luminaires rated above 150 watts shall comply with the backlight, up light, and glare ratings in accordance with the Illuminating Engineering Society of North America’s Technical Memorandum on Luminaire Classification Systems for Outdoor Luminaires (IES TM-15-11), Addendum A, and shall be provided with a minimum of 40% dimming capability activated to full on by motion sensor or other automatic control. This requirement does not apply to streetlights for the public right-of-way, signs, or building façade lighting.
Section 140.7 establishes outdoor lighting power density allowances in terms of watts per area for lighting sources other than signage. The lighting allowances are provided by the Lighting Zone, as defined in Section 10-114 of the California Energy Code. Under Section 10-114, all urban areas within California are designated as Lighting Zone 3.
Additional allowances are provided for building entrances or exits, outdoor sales frontage, hardscape ornamental lighting, building façade lighting, canopies, outdoor dining, and special security lighting for retail parking and pedestrian hardscape.
Section 130.3 stipulates sign lighting controls, including that any outdoor sign that is on during both day and nighttime hours must include a minimum 65% dimming at night. Section 140.8 of the California Energy Code sets forth lighting power density restrictions for signs.
Title 24, Part 11 – California Green Building Standards Code The California Green Building Standards Code (CALGreen) (Title 24, Part 11) is commonly referred to as CALGreen.
CALGreen stipulates maximum allowable light levels, efficiency requirements for lighting, miscellaneous control requirements, and light trespass requirements for electric lighting and daylighting. Paragraph 5.106.8, Light Pollution Reduction, specifies that all non-residential outdoor lighting must comply with the following:
▪ The minimum requirements in the California Energy Code for Lighting Zones 0-4 as defined in Chapter 10 of the California Administrative Code; and
▪ Backlight, up light, and glare ratings as defined in the Illuminating Engineering Society of North America’s Technical Memorandum on Luminaire Classification Systems for Outdoor Luminaires (IES TM-15-07); and ▪ Allowable backlight, up light, and glare ratings not exceeding those shown in Table A5.106.8 in Section 5.106.8 of the CALGreen Code; or
▪ Comply with a local ordinance lawfully enacted pursuant to Section 101.7, whichever is more stringent.
Local
City of Santee General Plan
The City’s General Plan outlines policies related to aesthetics in the Community Enhancement Element and the Conservation Element. The goals and policies in the City’s General Plan for public services applicable to the Project are provided below (City of Santee 2003).
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Community Enhancement Element
Objective 2.0. Strengthen neighborhood identity.
Policy 2.3. The City should encourage the strengthening of neighborhood edges through strategic location of open space/recreational buffers, use of distinctive street tree/streetscape designs and changes in residential products/forms.
Policy 2.4. The City shall provide for formation of distinct residential neighborhoods when implementing the Redevelopment Plan.
Objective 5.0. Improve or remove negative visual elements within residential areas.
Policy 5.1. The City shall develop a neighborhood revitalization program that brings together City resources, the resources of other agencies and residents to voluntarily improve the appearance and safety of their neighborhoods.
Objective 6.0. Improve the appearance and condition of commercial facilities in the City.
Policy 6.1. The City shall ensure that all new commercial developments contribute towards an overall positive and cohesive visual identity.
Objective 8.0. Improve the appearance and function of existing and planned industrial areas.
Policy 8.2. The City shall ensure that adjacent residential land uses are adequately buffered from industrial uses through site planning and landscaping features.
Policy 8.4. The City shall ensure that all industrial development is attractive and of high quality design to enhance the image of the City.
Objective 9.0. Provide a unifying and distinctive streetscape system throughout the City.
Policy 9.8. The City shall promote and facilitate the beautification of the State Route 67 right-of-way.
Policy 9.9. Upon completion of the State Route 52 and State Route 67, the City shall explore pursuing its designation as a State Scenic Highway, all or in part, as appropriate.
Objective 10.0. Strengthen the gateways into the City.
Policy 10.1. The City shall preserve the high quality scenic viewshed visible from the western entry along Mission Gorge Road and State Route 52.
Objective 13.0. Integrate adequate open space uses into new development within the City.
Policy 13.1. The City shall ensure the provision of open space which provides adequate visual relief from developed portions of the City.
Objective 15.0. Maintain and enhance existing scenic views.
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Policy 15.2. The City should provide for the maintenance of view opportunities to surrounding hillsides by ensuring proposed structures do not significantly impact existing community-level viewsheds.
Conservation Element
Objective 1.0. Protect areas of unique topography or environmental significance to the greatest extent possible.
Policy 1.1. The City shall encourage significant natural landforms to be maintained during development whenever possible.
Policy 1.2. The City should encourage, through the environmental review process, the preservation of hillsides with steep slopes as appropriate to minimize danger from landslides and mudslides, as well as to protect key visual resources.
Objective 11.0. Promote a balanced mix of open space uses with development throughout the City to enhance visual resources, avoid hazards and conserve resources.
Policy 11.4. The City should ensure that adequate passive and active open space uses are incorporated into the development of the Town Center, Fanita Ranch, Rattlesnake Mountain and other large, existing vacant areas.
Town Center Specific Plan
The Town Center Specific Plan establishes objective design standards that describe how new development will support and enhance the desired character, quality, and atmosphere within the Town Center Specific Plan area.
These standards apply to all future development within the Specific Plan boundary. At the core of these standards is the desire to create a welcoming pedestrian environment filled with visual interest and shaped by the surrounding architecture and landscape. When there is a conflict between the standards and requirements of this Specific Plan and Title 13 of the Santee Municipal Code, the Specific Plan shall supersede. Refer to Section 4.10, Land Use and Planning, for a land use consistency analysis with the Town Center Specific Plan.
Municipal Code
The following aesthetics ordinances, current as of December 2025, apply to the Proposed Project.
Title 11, Chapter 11.40 – Grading Ordinance
The Grading Ordinance contains requirements regarding landform alteration and grading standards. The regulations specifically include standards relating to the City review, construction of manufactured slopes, and revegetation.
Title 13 – Zoning Ordinance
The Zoning Ordinance provides direction relating to development standards throughout the City. Chapter 13.08, Development Review, establishes review procedures for development proposals to ensure best practices are used in design and siting, protect and enhance property values, ensure compliance with intent and purpose of each zone, and ensure adequate access and circulation. Approval of a development review permit requires that the following (Municipal Code Section 13.08.080):
A. The proposed development meets the purpose and design criteria prescribed in these procedures and other pertinent sections of the zoning ordinance and municipal code; and
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B. The proposed development is compatible with the General Plan.
Chapter 13.30 – General Development and Performance Standards Regarding lighting, Section 13.30.030(B), Performance Standards (Lights) requires adequate lighting of all public parking areas. In addition, and pursuant to Section 13.30.030(B), “[a]ll lighting shall be designed and adjusted to reflect light away from any road or street, and away from any adjoining premises.” Lastly, “[a]ll lights and illuminated signs shall be shielded or directed so as to not cause glare on adjacent properties or to motorists.”
4.1.3 Environmental Impacts
4.1.3.1 Methodology
The Project is a policy document that does not include or propose any site-specific development that could directly result in construction or operational impacts to the environment. Rather, implementation of the Project would result in changes to land use designations, which would allow for future development/redevelopment to occur. Therefore, this Draft PEIR does not assess the site-specific construction and operation details of each future development within the Plan Area. Instead, it assesses the impacts associated with the changes to existing land uses and the associated overall effects of the buildout of the Project through 2045, where reasonably foreseeable physical changes to the environment could occur.
4.1.3.2 Thresholds of Significance
The significance criteria used to evaluate the Project’s impacts to aesthetics are based on California Environmental Quality Act (CEQA) Guidelines Appendix G. For the purposes of this Project, a potentially significant impact to aesthetics would occur if the Proposed Project would:
Have a substantial adverse effect on a scenic vista.
Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway.
In nonurbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings. (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, conflict with applicable zoning and other regulations governing scenic quality.
Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area.
Regarding the third criteria above (discussed in Threshold 4.1-3 below), the Plan Area encompasses an urbanized area based on the definitions provided in PRC Section 21071. PRC Section 21071 indicates that an “urbanized area” means an incorporated city with either (1) a population of at least 100,000 persons, or (2) a combined population of at least 100,000 persons with not more than two contiguous incorporated cities. While the City’s population was approximately 59,568 persons as of January 1, 2025 (California Department of Finance 2025), the City is bordered on the south by the City of El Cajon and on the west by the City of San Diego.
As of January 1, 2025, the population of El Cajon was approximately 104,932 persons, and the population of the City of San Diego was 1,408,937 persons (California Department of Finance 2025). Therefore, pursuant to California PRC Section 21071, Santee is in an urbanized area, and, as such, impacts to visual character are assessed through consideration of potential conflicts with applicable regulations governing scenic quality.
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4.1.3.3 Land Use Element Update Relevant Goals, Policies, and Supplemental Design Standards
The following draft goals, policies, implementation actions, and Supplemental Design Standards (SDSs) from the Land Use Element Update are relevant to aesthetics. Please note that the goals, policies, and SDSs, including diagrams, referenced below can be found in the Draft Land Use Element Update for the Project.
Goal LU-2. A safe and affordable range of housing types at varying locations to meet diverse living needs.
Policy LU-2.5. Support the development of housing that meets universal design standards to accommodate residents with varying mobility and sensory needs.
Goal LU-2 Implementation
Action Lead Agency Timeframe
Develop informational and promotional materials to expand awareness of state and local incentive programs for affordable and transit-oriented housing development.
Planning and Building
Department
Ongoing
Create and publish a design toolkit for developers based on the Supplemental Design Guidelines (Section 5.5 of the Land Use Element), to be distributed and utilized during pre-application meetings.
Planning and Building
Department
Short-term
(1–2 years)
Establish a “No Net Loss” tracking system for affordable housing units, integrated with Housing Element monitoring.
Planning and Building
Department
Ongoing
Goal LU-3. Community services and facilities that are safe, accessible, and responsive to community needs.
Policy LU-3.3. Continue to improve existing public facilities and develop necessary new facilities to meet the City’s needs.
Goal LU-3 Implementation
Action Lead Agency Timeframe
Coordinate utility undergrounding and service
upgrades with development approvals in priority
growth areas.
Engineering Department and
Public Services Department
Ongoing
Amend the development review checklist to include
utility provision through the development process.
Planning and Building
Department
Short-term (1–2
years)
Goal LU-4. A thriving local economy supported by convenient commercial uses, creative industry opportunities, and accessible amenities.
Policy LU-4.6. Activate underused public spaces with murals, pop-up galleries, temporary installations, and performance stages, where appropriate.
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Goal LU-4 Implementation
Action Lead Agency Timeframe
Activate public spaces with rotating art installations and pop-up events through a public-private grant program.
Community Services
Department
Ongoing
Goal LU-5. Industrial uses that provide high-quality employment opportunities and are compatible with adjacent land uses.
Policy LU-5.1. Ensure that industrial development minimizes off-site impacts related to access and circulation, noise, dust, odors, visual features, or hazardous materials that cannot be adequately mitigated.
Goal LU-5 Implementation
Action Lead Agency Timeframe
Conduct an inventory of underutilized industrial sites and develop a targeted redevelopment plan focused on employmentgenerating uses.
Planning and Building
Department
Short-term (1–
2 years)
Goal LU-6. A cohesive development pattern that ensures connectivity for pedestrians, bicyclists, and people with disabilities within and between sites.
Policy LU-6.4. Increase shade trees along pedestrian and bicycle pathways located on private property, particularly where such paths serve as connections to the public active transportation network.
Goal LU-6 Implementation
Action Lead Agency Timeframe
Update the Active Santee Plan every 5 years to reflect
current trends in micromobility technology, respond to
emerging mobility issues and needs, and continue to build a robust mobility network.
Engineering Department Ongoing
Revise Landscape and Irrigation Regulations (Santee
Municipal Code Title 13, Section 13.36) to include
provisions requiring shade trees along pedestrian and
bicycle pathways on new development or redevelopment
projects.
Planning and Building
Department
Short-term (1–
2 years)
During development review, ensure neighborhood-serving
commercial centers incorporate common access points,
pedestrian facilities, and ingress/egress points that provide access to/from residential areas.
Planning and Building
Department
Ongoing
Goal LU-7. Balanced communities with complementary land uses to maximize well-being and minimize negative impacts.
Policy LU-7.2. Utilize buffering treatments to mitigate land use conflicts.
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Policy LU-7.5. Encourage the preservation of the biological and visual resources of the San Diego River as part of any development in the Town Center area.
Policy LU-7.6. Require that protected open space that overlaps parcels with planned development continues to be protected from the impacts of development.
Goal LU-7 Implementation
Action Lead Agency Timeframe
Conduct a comprehensive review of the Zoning
Ordinance and related codes following General
Plan adoption to ensure compatibility and
consistency with the General Plan.
Planning and
Building
Department
Short-term (1–2 years post-General
Plan adoption), Ongoing
Coordinate with regional agencies to preserve
Mission Trails Regional Park and San Diego River
resources through development conditions and
conservation easements.
Community
Services
Department
Ongoing
SDS 1. Active Frontages
Development under the Community Hub Overlay and the Community Corridor Overlay shall provide the following:
▪ Active Ground-Floor Uses
- Active uses shall occupy the ground floor of buildings along the street frontage. Active uses include the following:
- Commercial uses, such as retail, restaurants, or other commercial services. - Office uses, such as professional/business offices.
- Common areas associated with residential uses, such as lobbies and recreation rooms, or similar active uses.
- Entrances to individual or multiple residential units are permitted on the ground floor as an active ground-floor use, when in combination with other uses listed above. ▪ Building Entries
- All primary building entries shall be visible from the street, be oriented toward the street, and provide a pedestrian walkway to the public sidewalk or other pedestrian walkway within the site, as shown in Diagram 1 [of the Draft Land Use Element Update].
- For buildings not located along a street frontage, the primary building entries in buildings not fronting the street, with the exception of back-of-house entries, shall be oriented toward a common area, such as a plaza, courtyard, paseos, or pedestrian promenade, as shown in Diagram 2 [of the Draft Land Use Element Update].
- Ground-floor residential units shall provide a projected or recessed transitional entrance area, such as a stoop or porch, as shown in Diagram 3 [of the Draft Land Use Element Update]. ▪ Building Façades
- All façades of a building shall receive equivalent architectural detailing and articulation utilizing a similar and complementary application of materials and modulation, as shown in Diagram 4 [of the Draft Land Use Element Update].
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- Façades shall demarcate windows and doors with elements, such as canopies and awnings, colonnades, galleries, arcades, porches, and other such features. - Blank façades shall not exceed 20 feet, as shown in Diagram 5 [of the Draft Land Use Element Update]. ▪ Ground-Floor Transparency
- Ground-floor commercial façades with frontage along a street shall include windows and doors for a minimum of 60% of the ground-floor façade area, as shown in Diagram 6 [of the Draft Land Use Element Update].
- Ground-floor residential façades with frontage along a street and visible from a street shall include windows and doors for a minimum of 20% of the ground-floor façade area. - The use of tinted, mirrored, or reflective glass is prohibited.
SDS 2. Front and Side Street Setbacks
Front and side street setbacks under the Community Hub Overlay and the Community Corridor Overlay are intended to create a pedestrian-oriented, active streetscape and frontage area. To this end, development under the Community Hub Overlay and the Community Corridor Overlay shall provide the following:
▪ Minimum and Maximum Setbacks from Streets and Side Streets - 10-foot minimum; 50-foot maximum.
- Residential entrances shall be setback to a minimum of 20 feet. - Setback is measured from the street-facing property line to the building façade. ▪ Frontage Zone
- The Frontage Zone is the area measured from the building façade to the Transition Zone and is intended to incorporate features that create an active frontage area, consistent with SDS 1. - Buildings shall incorporate a 10-foot minimum to 20-foot maximum Frontage Zone. - Encroachments permitted into the Frontage Zone include landscaping and planters, hardscape (stoops, patios), shade structures, arcades and galleries, walls and fences, seating and furniture, outdoor dining and other open space amenities, and bicycle racks, as indicated in Diagram 7 [of the Draft Land Use Element Update].
- The Frontage Zone must provide a connection between the building entry and the public sidewalk, consistent with SDS 1. If both the Frontage Zone and the Transition Zone are provided, the connection between the building entry and the public sidewalk shall extend through both areas, as shown in Diagram 8 [of the Draft Land Use Element Update].
▪ Transition Zone
- The Transition Zone is an optional setback area additional to the Frontage Zone that may be provided as a transitional space between the Frontage Zone and public right-of-way by incorporating design features to enhance the pedestrian environment.
- Buildings may incorporate a 10-foot minimum to 20-foot maximum Transition Zone between the property line and the Frontage Zone. If a Transition Zone is provided, permitted encroachments include landscaping, hardscaping, and street furniture complementary to that of the Frontage Zone.
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SDS 3. Innovative Site Layout
To enhance connectivity within and surrounding a site, the following requirements are intended to promote pedestrian-friendly design and create inviting gathering spaces on larger lots. The following requirements apply to development under the Community Hub Overlay and the Community Corridor Overlay on lots with at least one building that does not face the street or side street.
▪ Pedestrian Environment and Gathering Spaces
- A central plaza, courtyard, paseo, or pedestrian promenade shall be provided to serve as a community focal point or gathering space and/or to enhance connectivity. ▪ Building Orientation
- Buildings that do not face a street or side street shall provide entries that face a central plaza, courtyard, paseo, or pedestrian promenade, consistent with SDS 1.
SDS 4. Pedestrian Linkages
Development under the Community Hub Overlay and the Community Corridor Overlay shall incorporate the following Pedestrian Linkages:
▪ Connectivity
- Pedestrian walkways shall connect all primary buildings to on-site parking areas, on-site common open spaces, other on-site amenities, and the public sidewalk, consistent with SDSs 1 and 2, as shown in Diagram 9 [of the Draft Land Use Element Update].
- Pedestrian walkways on site shall be continuous. Where an interruption occurs, such as at a driveway, drive aisle, or street, the pedestrian walkway shall maintain a direct connection via a marked crosswalk or a similar visual crossing feature.
▪ Design
- Pedestrian walkways connecting to the public right-of-way shall be wide enough to accommodate both pedestrians and cyclists.
- Pedestrian walkways longer than 50 feet shall be lined with shade trees spaced no more than 25 feet apart, per the City’s approved tree list.
SDS 5. Parking
The following requirements apply to development under the Community Hub Overlay and the Community Corridor Overlay:
▪ Location
- Off-street parking shall be located at the side or rear of buildings, and could be located below grade, if feasible, as shown in Diagram 10 [of the draft Land Use Element Update]. Off-street parking shall not be located within the setback area.
▪ Access
- For sites located on street corners, parking areas shall be accessed from the side street. Driveways and drive aisles shall be located as far from the street intersection as possible.
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▪ Screening
- Surface parking lots shall be screened by permitted uses, walls, architectural elements, hedges, or other landscaping from view from the public right-of-way and any adjacent property.
4.1.3.4 Impacts Analysis
Threshold 4.1-1: Would the project have a substantial adverse effect on a scenic vista? The City does not designate any specific resources as a scenic vista or significant visual resource; however, the City acknowledges visual resources throughout the City, including the San Diego River, Mission Trails Regional Park, Mast Park, Rattlesnake Mountain, and the hills in the northern part of the City (City of Santee 2003). The San Diego River corridor is recognized as creating impressive long views within Santee and to the surrounding ridgelines and mountains (City of Santee 2003). The elevated western entry to the City along Mission Gorge Road also provides an opportunity for scenic views along the San Diego River corridor. The numerous topographic features of Santee and the surrounding vicinity provide distinctive views and vistas from within the developed portions of the City.
These features provide residents with scenic backdrops and visual relief from developed portions of the City. The major ridgeline and hillside systems provided by the undeveloped areas of the northern portion of the City, including the Fanita Ranch area, present a large portion of these views and vistas. In addition, Rattlesnake Mountain and Mission Trails Regional Park also provide significant views from within Santee.
Applicable local specific plans and/or Zoning Code provisions do not identify any significant views, corridors, or ridgelines within the Plan Area. The City’s General Plan Community Enhancement Element and Conservation Element include goals and policies intended to protect the viewsheds in Santee (Conservation Element Objective 1.0, Policies 1.1,.1.2; Community Enhancement Element Objective 5.0, Policy 5.1, Objective 10, Policy 10.1, and Objective 15, Policy 15.2).
The Project is a policy document and does not propose specific construction of new development or redevelopment.
The Project does not involve removing scenic landforms (land use changes are proposed on previously developed properties), and potential future development of identified properties would not result in substantial blockage or interruption of designated views/vistas to scenic features. The potential future redevelopment of properties near the San Diego River including near Santee Town Center would not substantially alter existing views to/of the river as these properties are currently developed (and existing structures/buildings partially block the river from view), or the development of vacant sites near the river would only temporarily alter views from mobile vantage points (and river features would be restored in views upon passing/moving beyond the identified properties). Future potential redevelopment of the existing City Hall site on Magnolia Avenue (Assessor’s Parcel Number 378-160-25- 00) could potentially result in obstructed views to the densely vegetated slope and rock outcroppings located to the immediate east of the site; however, views to densely vegetated sloping terrain featuring rock outcroppings would remain available to road users on Magnolia Avenue, and these landscape features are located to the northeast and north of the current City Hall site. Thus, scenic resources and landscape features would continue to contribute to the local character of the Magnolia Avenue corridor should the existing City Hall site be redeveloped in the future pursuant to the proposed R-14 zoning.
The proposed policies of the Land Use Element Update do not facilitate the removal or obstruction of any scenic views or landforms. Goal LU-7 and Policies LU-7.5 andLU-7.6 encourage development that considers natural resources and landforms that offer views. The Project involves land use changes that would guide the development or redevelopment of select parcels and areas in the Plan Area. Furthermore, it establishes updated land use
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designations and design standards—particularly through the Community Hub Overlay and the Community Corridor Overlay—that would guide future development or redevelopment of parcels within the Plan Area. While denser and more vertical development on the targeted sites would alter existing visual character and view conditions, full obstruction of mountain terrain in existing views considering all potential view angles is not anticipated. The Community Hub Overlay and the Community Corridor Overlay would be applied to specific sites, and while some blockage of view corridors to mountain terrain could occur where such corridors exist on public roads located immediately adjacent to select sites, such blockage would be momentary and effects would lessen as viewers pass and travel further away from sites. In addition, effects to scenic vistas would be further examined through future site- and project-specific environmental analysis. Further, the Project (through updated land use designations and design standards), includes context-sensitive measures intended to encourage compatibility of adjacent land uses.
For example, and as described above, SDS 1 mandates active ground-floor uses, architectural articulation, and transparency requirements for building façades, which promote visual interest and pedestrian-scale design.
Further, SDS 2 establishes minimum and maximum setbacks and encourages the use of landscaping, shade structures, and frontage treatments to create a cohesive and visually appealing streetscape (and to reduce the apparent scale of new vertical development and their potential to create substantial view obstruction or blockage).
Lastly, SDS 3 requires the inclusion of plazas, courtyards, and pedestrian promenades, which serve as transitional spaces and visual buffers between new development and adjacent uses. As the Project does not involve removing or altering any scenic views within the Plan Area and includes design standards intended to enhance visual interest, minimize design monotony, and promote compatibility between adjacent land uses, the Project would not have a substantial adverse effect on a scenic vista. Impacts would be less than significant.
Threshold 4.1-2: Would the project substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? SR-52 runs in an east–west direction and is an officially designated State Scenic Highway between approximately Santo Road and Mast Boulevard. From approximately Mast Boulevard east to Magnolia Avenue, SR-52 is an eligible State Scenic Highway (Caltrans 2026). Scenic value is derived from the highway’s views of Mission Trails Regional Park and mountain terrain, including Cowles Mountain.
The Project introduces land use changes that are concentrated in urbanized areas and do not extend into Mission Trails Regional Park or other areas adjacent to the officially designated State Scenic Highway segment of SR-52.
Each of the identified properties that would be subject to proposed land use changes (see Figure 3-2) have been previously developed, and, as such, potential future redevelopment of the properties would not result in direct impacts or damage to scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings. Future redevelopment of identified properties could, however, result in an increase in building scale compared to existing conditions that could result in changes to views of scenic resources (where trees or rock outcroppings are present beyond identified properties) through blockage and/or interruption. For example, the Community Corridor Overlay applied to select properties along Mission Gorge Road allows up to 45 dwelling units per acre and a maximum height of 55 feet, while the Community Hub Overlay applied to several properties near the San Diego River and elsewhere across Santee allows up to 30 dwelling units per acre and a maximum height of 45 feet (see Figure 3-2). The two overlays would be applied to parcels already designated for commercial or residential use and located along urbanized multimodal corridors, such as Mission Gorge Road, Mast Boulevard, Carlton Hills Boulevard, and Cuyamaca Street. While future development of parcels along Mission Gorge Road and Carlton Hills Boulevard may be visible from the eligible State Scenic Highway segment of SR-52, development would not result in direct damage (such as through removal) to existing scenic resources, including natural (as opposed to landscaped) trees, rock outcroppings, or historic buildings. Potential future development along
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Mission Gorge Road and Carlton Hills Boulevard would alter existing visual conditions at the identified properties; however, denser and more vertical development along these corridors would be generally located more than 1,500 feet from the state route, and due to distance and intervening development and vegetation, new structures would not substantially damage or otherwise alter existing available views to scenic resources, including, but limited to, trees or distant mountainous terrain. Furthermore, based on distance and the presence of intervening vegetation and development, including tall noise walls along the state route and development to the north of the state route, potential future development along Mast Boulevard, Cuyamaca Street, and Magnolia Avenue (including at the existing City Hall site) would not be readily visible from either the officially designated or the eligible State Scenic Highway segments of SR-52.
The buildout projections, both maximum and realistic, are based on existing parcels’ allowed land use and do not include development in areas with protected scenic resources. Furthermore, the Project introduces SDSs, which reinforce protection of scenic resources. See discussion above under Threshold 4.1-1. Because the Project includes protections for scenic resources and entails proposed land use changes on previously developed properties, including those within the SR-52 viewshed, it would not result in substantial damage to scenic resources, such as trees, rock outcroppings, or historic buildings. Further, future development on the identified sites within the overlays would not damage existing scenic resources, including natural (as opposed to landscaped) trees, rock outcroppings, or historic buildings, as these resources do not occur on the identified sites. Therefore, impacts would be less than significant.
Threshold 4.1-3: In nonurbanized areas, would the project substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
As previously described, Santee is an urbanized area, as defined in California PRC Section 21071. Therefore, impacts to visual character are assessed through consideration of potential conflicts with applicable regulations governing scenic quality.
The Project is a policy document that does not authorize site-specific development. It involves land use designation changes through the implementation of overlays that would apply to parcels along major transit corridors—Mission Gorge Road, Mast Boulevard, Carlton Hills Boulevard, and Cuyamaca Street. These corridors are already developed and identified as opportunity areas for mixed-use infill. They are characterized by existing urban infrastructure and targeted for pedestrian-oriented, transit-accessible development that supports active frontages and enhanced connectivity.
The Project retains existing open space and park designations, including areas with high scenic value, such as the San Diego River corridor, Mission Trails Regional Park, Rattlesnake Mountain, and Fanita Ranch. These areas are not subject to increased development intensity, and the Project introduces SDSs that reinforce protection of scenic resources.
The Project’s proposed SDSs for the Community Hub Overlay and the Community Corridor Overlay directly support visual compatibility and continuity between adjacent land uses and aim to minimize massing disparities. For example, SDS 1 requires architectural articulation, transparency, and active ground-floor uses that are intended to enhance pedestrian-scale design and reduce visual massing. Further, SDS 2 establishes minimum and maximum setbacks and encourages landscaping, shade structures, and frontage treatments to create a visually cohesive streetscape. Additionally, SDS 5 requires screening of surface parking lots using landscaping, walls, or architectural
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elements, with an intent to minimize visual clutter and preserve the existing character of scenic corridors. The Project’s consistency with City policies related to scenic quality is assessed below in Table 4.1-1, City of Santee Local Scenic Quality Policy Consistency Analysis.
Table 4.1-1. City of Santee Local Scenic Quality Policy Consistency Analysis Policy Analysis
City of Santee Municipal Code
Section 13.32.070, Nonconforming Signs: Signs that
have historical significance to the community but do
not conform to the provisions of this chapter may be
issued a permit to remain provided that the City
Council makes the following findings:
The sign does not create a visual nuisance to the
character of the community.
Consistent. The Project does not include specific
policies or design standards addressing the placement
of freestanding signs in relation to utility
infrastructure, traffic signage, or adjacent signage.
Future development facilitated by the updated land
use designations would be subject to the City of
Santee (City) Sign Standards.
Section 13.08.050, Content of Development Review
Plan: The required plan shall specify the dimensions,
elevations, design, and intended use of the proposed
buildings and structures necessary to conform to current zoning and other development regulations and to be
compatible with the character of adjacent developed
parcels and the existing neighborhood. In addition, the required plan shall include such maps, plans, drawings, and sketches as are necessary to show:
The placement, height, and physical
characteristics of all existing and proposed
buildings and structures located on the
development site;
The existing vegetation to be removed or retained,
and all proposed landscaping;
The location and dimensions of existing and
proposed ingress and egress points, interior road and
pedestrian walkways, parking and storage areas;
The existing and finished topography of the
development site, including the existing natural
drainage system and its proposed treatment;
The number, size, location and design of existing
and proposed signs; and
The exterior lighting plan, which could have
a visual impact on the exterior appearance of the
development.
Consistent. The Project does not involve site-specific
development, but it establishes the following
applicable regulatory framework, particularly through
the Supplemental Design Standards (SDSs):
▪ SDS 1 and SDS 3 address building placement,
orientation, and architectural articulation,
ensuring compatibility with adjacent development
and neighborhood character.
▪ SDS 4 includes requirements for pedestrian and
vehicular circulation, including internal walkways
and connectivity to public sidewalks and transit
stops.
▪ SDS 2 and SDS 5 require screening, landscaping,
and integration of support equipment, which help
minimize visual impacts and enhance site design.
Additionally, all future development facilitated by the Updated Land Use Element would be subject to sitespecific California Environmental Quality Act (CEQA) review and the City’s development review process.
Section 13.08.070, Development Review Criteria:
Relationship of Building and Site to Surrounding
Area. A development review plan shall be
designed and developed in a manner compatible
with existing and potential development in the
immediate vicinity of the project site. Site
planning on the perimeter shall give consideration
to protection of the property from adverse
surrounding influences, as well as, protection of
Consistent. While the Project does not involve sitespecific development, it includes design standards and policies that ensure future development will be
compatible with surrounding uses, visually cohesive,
and functionally integrated. The Project establishes a
regulatory framework, through the following SDSs:
▪ SDSs 1, 2, and 3 support compatibility with
adjacent development through active ground-floor
uses, architectural articulation, and pedestrian-
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Table 4.1-1. City of Santee Local Scenic Quality Policy Consistency Analysis Policy Analysis
the surrounding areas from potentially adverse
influences within the development by such means
as landscaping buffers, screens, site breaks, and
use of compatible building colors and materials.
Relationship of Building to Site. Building designs
shall include variations in rooflines and wall
planes, and incorporate windows, doors,
projections, recesses, arcades and/or other
building details to avoid large wall surfaces.
Landscaping. The removal of significant native
vegetation shall be minimized and the
replacement vegetation and landscaping shall be
compatible with the vegetation of the surrounding
area and shall harmonize with the natural
landscaping. Native and drought landscaping and
plantings shall be used to the maximum extent
practicable and shall screen those features listed
in subsections D and E of this section and shall
not obstruct significant views, either when
installed or when they reach mature growth.
Roads, Pedestrian Walkways, Parking, and
Storage Areas. Any development involving more
than one building, or structure shall provide
common access roads and pedestrian walkways.
Parking and outside storage areas, where
permitted, shall be screened from view, to the
extent feasible by existing topography, by the
placement of buildings and structures, or by
landscaping and plantings. The screening shall be
designed in conformance with law enforcement
community policing standards, by providing view
corridors into the site from adjacent streets and
properties to the satisfaction of the Director.
Surveillance cameras may also be required if
deemed necessary for public safety.
Grading. Natural topography and scenic
features of the site shall be retained and
incorporated into the proposed development. Any
grading or earth-moving operations in connection
with the proposed development shall be planned
and executed so as to blend with the existing
terrain both on and adjacent to the site.
Signs. The number, size, location and design of all
signs shall comply with zoning regulations and
shall not detract from the visual setting of the
designated area or obstruct significant views.
Lighting. Light fixtures for walks, parking areas,
driveways, and other facilities shall be provided in
sufficient number and at proper locations to
provide illumination and clear visibility to all
oriented frontage treatments. SDS 3 requires
plazas, courtyards, and pedestrian promenades,
which serve as buffers and transitional spaces
between new development and surrounding
areas.
▪ SDS 1 mandates architectural detailing on all
building façades, including windows, doors,
canopies, awnings, colonnades, galleries, arcades,
and porches, and limits blank wall surfaces to 20
feet, ensuring visual interest and avoiding
unarticulated wall planes.
▪ While the Project does not explicitly require native
or drought-tolerant landscaping, SDS 2 and SDS 5
promote landscaping that complements the
surrounding environment and supports regional
water conservation goals. Furthermore, where not
specified in the SDS, underlying/base zone
standards (including those related to landscaping
if applicable) would apply to future development
on identified propertied.
▪ SDS 4 and SDS 5 require common pedestrian
walkways, connectivity between buildings and
public sidewalks, and screening of surface parking
lots using landscaping, walls, or architectural
elements.
▪ The Project focuses on infill development along
urbanized, relatively flat corridors, such as Mission
Gorge Road and Mast Boulevard, and does not
involve development in hillside or topographically
sensitive areas.
▪ While the Project does not include specific policies
for signage or lighting, future development will be
subject to the City’s Sign Standards and sitespecific CEQA review, during which signage and lighting impacts will be evaluated for consistency
with applicable regulations. SDS 1 and SDS 2
promote well-lit, pedestrian-friendly environments
with clear visibility along building frontages.
▪ The Community Hub Overlay and the Community
Corridor Overlay promote active frontages, flexible
site planning, and mixed-use development, which
inherently require architectural variation. Although
the Community Hub Overlay allows building
heights up to 45 feet and the Community Corridor
Overlay allows building heights up to 55 feet, they
do not modify R-30 zoning standards or apply to R30 parcels. Setback and transitional design standards adjacent to single-family zones remain
enforceable.
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Table 4.1-1. City of Santee Local Scenic Quality Policy Consistency Analysis Policy Analysis
outdoor areas, with minimal shadows or light
leaving the property. The lighting shall be
stationary, directed away from adjacent
properties and shielded so that no light or glare is
transmitted or reflected in such concentrated
quantities or intensities as to be detrimental to
the surrounding area.
Additional Criteria for Commercial Developments.
Buildings shall be sited and designed in a manner
which visually and functionally best enhances
their intended use for permitted office, retail or
service commercial activities.
Additional Criteria for Multiple-Family Residential
Developments.
Site Buildings to Avoid Crowding. Where multiple
buildings are proposed, the minimum building
separation shall be 10 feet in accordance with
Section 13.10.040(G).
1. Site and Design Buildings to Avoid Repetitions
of Building or Roof Lines. This may be
achieved through: variation in building
setback; wall plane offsets; use of different
colors and materials on exterior elevations for
visual relief; and architectural projections
above maximum permitted height in
accordance with Section 13.10.050(C).
2. In the Urban Residential (R-30) zone, for each
five-foot increase in building height over 45
feet, the wall plane shall be stepped back an
additional five feet.
3. Where adjacent to a single-family residential
zone, design buildings to ensure a transition
in scale, form, and height with adjacent
residential properties. Setbacks are required
in accordance with Table 13.10.040A.
Designs may incorporate elements such as
building massing and orientation, location of
windows, building story stepbacks, building
materials, deep roof overhangs, and other
architectural features that serve to further
transition the scale.
4. Projects shall be designed so that assigned
parking spaces are located as close as
practicable to the dwelling units they serve.
Refer to Section 13.24.030(B) for additional
parking standards.
▪ The proposed overlays encourage efficient parking
design, including proximity to residential units in
mixed-use buildings and alternative approaches to
parking. While the Project does not modify existing
parking regulations or prescribe specific surface
treatments, future development will be subject to
design review and CEQA evaluation, ensuring
compliance with screening and pedestrian
circulation standards.
▪ SDSs support access control, natural surveillance,
and territorial reinforcement through site design
elements, such as landscaping, lighting, visible
entries, and pedestrian connectivity.
▪ The Project does not modify existing municipal
code requirements related to site maintenance,
lighting upkeep, or storage restrictions. All future
development will be subject to site-specific
permitting and review, ensuring compliance with
maintenance and safety standards.
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Table 4.1-1. City of Santee Local Scenic Quality Policy Consistency Analysis Policy Analysis
5. The visual impact of surface parking areas
adjacent to public streets shall be minimized
through the use of mounded or dense
landscape strips or low decorative masonry or
stucco walls no more than three and one-half
feet in height. Parking areas shall be treated
with decorative surface elements to identify
pedestrian paths, nodes and driveways.
6. In accordance with the “Crime Prevention
through Environmental Design” program, site
and building design shall incorporate at a
minimum, the following additional elements:
a) Access control by defining entrances to the
site, buildings and parking areas with
landscaping, architectural design, lighting,
and symbolic gateways; dead-end spaces
shall be blocked with fences or gates or
otherwise prohibited.
b) Natural surveillance by designing buildings
and parking structures so that exterior
entrances/exits are visible from the street
or by neighbors, and are well lit; windows
shall be installed on all building elevations;
recreation areas, elevators and stairwells
shall be clearly visible from as many of the
units’ windows and doors as possible;
playgrounds shall be clearly visible from
units and not located next to parking lots or
streets.
c) Territorial reinforcement by defining
property lines with landscaping and
decorative fencing; individually locking
mailboxes shall be located next to the
appropriate units and common mailbox
facilities shall be well lit. All buildings shall
be clearly addressed and visible from the
adjoining street(s).
Architecturally designed wayfinding signs
shall be installed on the premises.
d) Maintenance of the site and common
areas by regular pruning of trees and
shrubs back from windows, doors and
walkways; exterior lighting shall be used
and maintained and inappropriate outdoor
storage shall be prohibited.
City of Santee General Plan – Community Enhancement Element Policy 2.3: The City should encourage the
strengthening of neighborhood edges through
strategic location of open space/recreational buffers,
Consistent. The Project supports neighborhood edge
strengthening by preserving open space buffers;
implementing streetscape design standards, such as
shade trees and landscaped frontage zones; and
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Table 4.1-1. City of Santee Local Scenic Quality Policy Consistency Analysis Policy Analysis
use of distinctive street tree/streetscape designs and
changes in residential products/forms.
encouraging diverse residential forms through mixeduse overlays and innovative site planning. In addition and at the existing City Hall site, the eastern portion of the site would be redesignated for open space use
that would act as a buffer between future Medium
Density Residential development on the site and
existing open space/habitat to the immediate east of
the site.
Policy 2.4: The City shall provide for formation of
distinct residential neighborhoods when implementing
the Redevelopment Plan.
Consistent. The Project supports formation of distinct
residential neighborhoods by applying mixed-use
overlays, promoting varied housing types, and
supporting the implementation of site planning
standards. Furthermore, the Project redesignates the
existing City Hall site from Neighborhood Commercial
to Medium-High Residential (R-14) and Open Space
use that would generally be compatible with existing
land use development patterns in the immediate area
(multifamily residential developments are located to
the immediate west of the City Hall site across
Magnolia Avenue).
Policy 6.1: The City shall ensure that all new
commercial developments contribute towards an
overall positive and cohesive visual identity.
Consistent. Although the Project does not establish a
citywide visual identity framework, it requires
architectural detailing on all building façades (SDS 1), transparency standards for commercial frontages
(minimum 60% windows/doors), and screening of
surface parking (SDS 5). These design standards
apply to mixed-use development in the Community
Hub and Community Corridor Overlay and promote
cohesive, attractive commercial corridors aligned with
the policy’s intent.
Policy 8.2: The City shall ensure that adjacent
residential land uses are adequately buffered from
industrial uses through site planning and landscaping
features.
Consistent. The Project does not include site-specific
buffering plans; however, it maintains existing
separations between and buffering of residential and
industrial areas. Industrial-zoned properties are
generally located in the southern and southeastern
portions of Santee, and most identified properties
along Mission Gorge Road are not adjacent to
industrial-zoned properties. The existing City Hall site that would be redesignated for Medium-High
Residential (R-14) use is located over 1.5 miles from
the nearest industrial-zoned property within Santee.
Lastly, existing General Plan Community
Enhancement Element Policy 8.2 further supports
adequate separation and visual screening between
industrial and residential uses.
Policy 8.4: The City shall ensure that all industrial
development is attractive and of high quality design to enhance the image of the City.
Consistent. The Project does not prescribe detailed
architectural standards for industrial development;
however, it retains the requirements of the Light
Industrial designation.
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Table 4.1-1. City of Santee Local Scenic Quality Policy Consistency Analysis Policy Analysis
Policy 9.8: The City shall promote and facilitate the
beautification of State Route 67 right-of-way.
Consistent. State Route (SR) 67 is recognized as a key
regional transportation corridor within the broader
Plan Area subject to updated land use goals and
policies. Through the two proposed overlays, the
Project will enhance mobility access and reduce
vehicle miles traveled through improved housing
choices near existing transit corridors and commercial
service center. Additionally, the Project’s infill
development and enhanced public spaces would
improve the aesthetic and experiential quality of SR67.
Policy 9.9: Upon completion of the State Route 52 and
State Route 67, the City shall explore pursuing its
designation as a State Scenic Highway, all or in part,
as appropriate.
Consistent. The Project does not involve policies or
implementation measures that would advance,
evaluate, or negatively impact the feasibility of scenic designation for local highways.
Policy 10.1: The City shall preserve the high quality
scenic viewshed visible from the western entry along
Mission Gorge Road and State Route 52.
Consistent. The proposed overlays specifically target
underutilized parcels on the southern side of the
Mission Gorge Road corridor for mixed-use
development and include SDSs that require active
frontages, pedestrian-oriented design, and
architectural articulation, all of which contribute to
enhancing visual quality. Additionally, the Project’s
stated objective to expand access to services and
public spaces includes goals related to enhancing the
public realm, which would maintain high-quality visual
character along major gateways such as Mission
Gorge Road and Mast Boulevard. Assessor’s Parcel
Number 378-160-25-00 is not within the scenic
viewshed visible from the western entry along Mission
Gorge Road and SR-52.
Policy 15.2: The City should provide for the
maintenance of view opportunities to surrounding
hillsides by ensuring proposed structures do not
significantly impact existing community-level
viewsheds.
Consistent. The existing Hillside Overlay District is
designed to maintain the natural open space
character and protect natural landforms, and it will
not be altered. Additionally, the proposed SDSs would
require architectural articulation, establish height
limits, and promote active frontages that are intended
to integrate new development into the existing urban
fabric without overwhelming the surrounding
landscape. The Project does not involve changes to
hillside areas or introduce new development in steeply
sloped or visually sensitive terrain.
City of Santee General Plan – Conservation Element
Policy 1.1: The City shall encourage significant natural landforms to be maintained during development
whenever possible.
Consistent. The existing Hillside Overlay District is
designed to minimize grading and preserve open
space. This overlay district will remain active and
unaltered. Additionally, there will not be any proposed development on significant landforms.
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Table 4.1-1. City of Santee Local Scenic Quality Policy Consistency Analysis Policy Analysis
Policy 1.2: The City should encourage, through the
environmental review process, the preservation of
hillsides with steep slopes as appropriate to minimize
danger from landslides and mudslides, as well as to
protect key visual resources.
Consistent. The existing Hillside Overlay District
requirements will continue to apply, and the Project
does not involve any land use changes in hillside
areas.
Policy 11.4: The City should ensure that adequate
passive and active open space uses are incorporated
into the development of the Town Center, Fanita
Ranch, Rattlesnake Mountain and other large, existing
vacant areas.
Consistent. The proposed overlays, which would
overlay portions of the Town Center and other
underutilized areas, includes SDS 3. SDS 3 requires
the integration of passive and active open space uses
such as plazas, courtyards, and pedestrian
promenades.
Sources: City of Santee 2003; City of Santee Municipal Code.
As demonstrated above in Table 4.1-1 and because future development would be subject to site-specific CEQA review and design review and includes SDSs that future development would be required to conform to, the Project would not result in substantial degradation of visual character or conflict with applicable scenic quality regulations.
Therefore, impacts would be less than significant.
Threshold 4.1-4: Would the project create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?
The Project is a policy document that does not include any site-specific development. It involves changes to land use designations that would guide future development or redevelopment within the Plan Area. Therefore, no direct construction or operational impacts related to lighting or glare would occur as a result of the Project, however, reasonably foreseeable development may create a new source of substantial light or glare.
Sources of nighttime illumination and potential glare in Santee are currently limited to typical urban lighting, such as building lights, parking lot lights, streetlights, and vehicle headlights. These are common in developed areas and are not expected to change substantially under the Proposed Project. The Community Corridor Overlay, which would allow mixed-use development up to 45 dwelling units per acre and 55 feet in height, and the Community Hub Overlay, which would allow density up to 30 dwelling units per acre and maximum height of 45 feet, would be applied to parcels with a base zone for commercial, industrial, or residential use. The parcel identified as Assessor’s Parcel Number 378- 160-25-00, which is developed currently with municipal buildings, including City Hall, would be re-designated from Neighborhood Commercial to Medium-High Residential (R-14). These parcels are located along major transit corridors (Mission Gorge Road, Mast Boulevard, Carlton Hills Boulevard, Magnolia Avenue, and Cuyamaca Street) that are urbanized and contain existing sources of light and glare. Appendix B includes daytime photographs of these corridors, which show existing lighting infrastructure and building materials that contribute to current glare conditions.
Additionally, the Project includes SDSs for the two overlays that support visual quality and mitigate potential glare.
SDS 1 requires architectural detailing and transparency along building façades, promoting well-lit, pedestrianfriendly environments and discouraging excessive or misdirected lighting. SDS 2 encourages the use of landscaping and frontage treatments that have the potential to buffer and diffuse lighting impacts. SDS 5 requires screening of surface parking lots using landscaping, walls, or architectural elements, which would help reduce glare from vehicle headlights and parking lot lighting.
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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.1-24
Because the Proposed Project supplements existing zoning and design standards for the overlays, including those regulating lighting and glare, no new substantial sources of light or glare would be introduced that would adversely affect day or nighttime views. Potential future redevelopment of the existing City Hall site (Assessor’s Parcel Number 378-160-25-00; currently designated for Neighborhood Commercial use and developed with low density office/professional service buildings) with Medium-High Residential uses would result in an increase in total light and glare sources on the property. Light sources associated with a potential future Medium-High Residential use could include property signage; landscape and pedestrian pathway lighting; overhead parking lot lighting; general security lighting (including lighting mounted to the exterior of new buildings); and common area lighting, such as at on-site recreational amenities, including pools or parks. Compared to the existing City Hall site development that includes parking lot and general security lighting, redevelopment of the site could affect nighttime views in the area due to an increase in total light sources on the property. In addition, if not properly controlled, increased lighting on the site (and at properties near the San Diego River) could result in indirect effects to wildlife habitat occurring to the immediate east of the existing City Hall site. However, any future development of identified properties including the existing City Hall site would be required to comply with local and state lighting regulations concerning light trespass and shielding; land use adjacency standards applicable to properties adjacent to river corridors or other protected areas, including those included within a habitat conservation area plan; and overlay-specific SDSs designed to minimize potential light and glare impacts. Furthermore, CEQA project-level analysis of future development of identified properties subject to land use changes would be required, and the lighting schedules and plans of site-specific development would be evaluated to determine potential for light and glare impacts. As such, impacts associated with future development of identified sites would be less than significant.
4.1.4 Mitigation Measures
Impacts would be less than significant. No mitigation is required.
4.1.5 Level of Significance After Mitigation
Threshold 4.1-1: The Proposed Project would have a less-than-significant impact related to a substantial adverse effect on a scenic vista.
Threshold 4.1-2: The Proposed Project would have a less-than-significant impact related to substantially damaging scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a State Scenic Highway.
Threshold 4.1-3: The Proposed Project would have a less-than-significant impact related to substantially degrading the existing visual character or quality of public views of the site and its surroundings and conflicts with applicable zoning and other regulations governing scenic quality.
Threshold 4.1-4: The Proposed Project would have a less-than-significant impact related to creating a new source of substantial light or glare that would adversely affect day or nighttime views in the area.
SAN DIEGO RIVER
Cowles
Mountain
Rattlesnake
Mountain
Plan Area
Proposed Land Use
Community Corridor Overlay
Community Hub Overlay
OS
R-14
Open Space Resource
San Diego River
Scenic Highways
Eligible
Officially Designated
Local Scenic Road
Scenic Resources
Mission Trails Regional Park
Date: 2/13/2026 User: cbattle Path: Z:\Projects\j1710001\MAPDOC\PEIR\PEIR.aprx Map: Scenic Resources Layout: Figure 4.1-1 Scenic Resources 0 0.5 1 n Miles
SOURCE: Caltrans 2025, City of Santee 2003
City of Santee Land Use Element PEIR
Scenic Resources
FIGURE 4.1-1
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INTENTIONALLY LEFT BLANK
4.2 – AIR QUALITY
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.2-1
4.2 Air Quality
This section of the draft program environmental impact report (PEIR) describes the existing air quality conditions of the Plan Area, identifies associated regulatory requirements, evaluates potential impacts, and identifies mitigation measures related to implementation of the City of Santee (City) Land Use Element Update (Project or Proposed Project).
4.2.1 Existing Conditions
The City is located within the San Diego Air Basin (SDAB) and is subject to San Diego Air Pollution Control District (SDAPCD) guidelines and regulations. The SDAB is one of 15 air basins that geographically divide California. The SDAB lies in the southwest corner of California. The SDAB comprises the entire San Diego region and covers approximately 4,260 square miles.
Air quality in the City continues to improve, as measures from the state implementation plan (SIP) and regional air quality management strategy (RAQS) are implemented, and statewide programs and cleaner technologies are continually adopted. Emissions of nitrogen oxides (NOx) and volatile organic compounds (VOCs) in the SDAB, within which the City is located, have been declining over the last several decades due mainly to more stringent controls on motor vehicle emissions and reductions in evaporative emissions. Despite these declines in emissions, the SDAB remains classified as a nonattainment area for the federal ozone standard, and for the state ozone, coarse particulate matter (PM10) and fine particulate matter (PM2.5) standards. Mobile sources (i.e. motor vehicles) are the largest contributors to NOx and VOC (the main precursors to ozone) emissions in the air basin, and area-wide sources are the greatest contributor to PM10 and PM2.5 emissions. In addition, sources of toxic air contaminants and other air quality concerns remain.
Climate
Regional
The climate in Southern California, including the SDAB, is largely influenced by the position and strength of the semi-permanent high-pressure system over the Pacific Ocean (“Pacific High”), which creates a pattern of low clouds in the late-night and early-morning, hazy afternoon sunshine, and minimal temperature variation throughout the year. Under normal conditions, prevailing winds in the SDAB are driven by this Pacific Highpressure system, which blows winds onshore (i.e., from the sea to land) in the daytime and offshore (i.e., from the land towards sea) at night.
The climate in the SDAB is classified as Mediterranean, given the mild dry summers, and mild wet winters. San Diego typically has over 150 days per year above 70 degrees Fahrenheit (°F) and approximately 8-12” of rainfall annually, mostly between November and March. However, El Niño and La Niña patterns can have large impacts on San Diego’s annual rainfall patterns. During El Niño events, a band of warm ocean water that develops in surface waters of the easter Pacific Ocean causes enhanced rainfall in Southern California and the SDAB. In contrast, La Niña events occur when the eastern Pacific Ocean experiences cooler than normal sea surface temperatures, resulting in less than normal rainfall in the region (SDAPCD 2025a).
The SDAB experiences frequent temperature inversions, where temperatures, which typically decrease with height, instead increase with increasing altitude. Temperature inversion prevents air close to the ground from mixing with air higher up and can result in air pollutants getting trapped near the surface. Subsidence inversions occur during
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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.2-2
warmer months when descending air from the Pacific High-pressure zone meets cool marine air and creates a boundary that prevents vertical dispersion and effectively traps pollutants at the surface. During winter months, radiation inversion occurs when air near the surface cools at night, while the air aloft remains warm, creating a boundary that traps pollutants (County of San Diego 2007; SDAPCD 2025a).
In the summer, temperature inversions lead to increases in ozone (O3) within the SDAB. As pollutants become trapped, photochemical reactions (i.e., driven by sunlight) between hydrocarbons and nitrogen oxides (NOx) produce O3, which contributes to the formation of smog. Light daytime winds from the northwest can aggravate this condition by driving pollutants inland toward the mountains. During the fall and winter, the shallow inversion layer leads to increased carbon monoxide (CO) and NOx concentrations, which are driven primarily by automobiles, and PM2.5 concentrations which are due to increased use of residential wood burning in cooler months (SDAPCD 2025a).
The typically mild climatological pattern within the SDAB can be interrupted in the fall months by Santa Ana winds, which result from high-pressure systems over the Nevada-Utah region and force hot, dry winds west to the Pacific Ocean. These winds can be powerful and incessant, blowing pollutants within the basin out to sea. Alternatively, a weak Santa Ana can bring pollutants south from the neighboring South Coast Air Basin (SCAB) and increase the O3 concentrations within the SDAB (SDAPCD 2025a).
Under certain conditions, atmospheric oscillation results in the offshore transport of air from the Los Angeles region to San Diego County. This often produces high O3 concentrations, as measured at air pollutant monitoring stations within San Diego County. The transport of air pollutants from Los Angeles to San Diego has also occurred within the stable layer of the elevated subsidence inversion, where high levels of O3 are transported.
Local
The nearest climatological station to the City is the El Cajon Station, which records an average annual temperature range between 52.4°F and 77.9°F. The coldest and warmest months, on average, are December and August, respectively. The station records an annual average total precipitation of 12.40 inches (WRCC 2016). Precipitation occurs mostly during the winter and relatively infrequently during the summer (WRCC 2016). Wind monitoring data recorded at the nearby Mission Trails weather station in the City of San Diego indicates that the predominant wind direction is west-southwest, with an average wind speed of approximately 6 miles per hour (Winderfinder 2025).
Criteria Air Pollutants
Ozone (O3)
O3 is a strong-smelling, pale blue, reactive, toxic chemical gas consisting of three oxygen atoms. It is a secondary pollutant formed in the atmosphere by a photochemical process involving the sun’s energy and O3 precursors. These precursors are mainly NOx and VOCs. The maximum effects of precursor emissions on O3 concentrations usually occur several hours after they are emitted and many miles from the source. Meteorology and terrain play major roles in O3 formation, and ideal conditions occur during summer and early autumn on days with low wind speeds or stagnant air, warm temperatures, and cloudless skies. O3 exists in the upper atmosphere O3 layer (stratospheric O3) and at the Earth’s surface in the troposphere. The O3 that the U.S. Environmental Protection Agency (EPA) and the California Air Resources Board (CARB) regulate as a criteria air pollutant is produced close to the ground level, where people live, exercise, and breathe. Ground-level O3 is a harmful air pollutant that causes numerous adverse health effects and is thus considered “bad” O3. Stratospheric, or “good,” O3 occurs naturally in the upper atmosphere, where it reduces the amount of ultraviolet light (i.e., solar radiation) entering the Earth’s atmosphere. Without the protection of the beneficial stratospheric O3 layer, plant and animal life would be seriously harmed.
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O3 in the troposphere causes numerous adverse health effects; short-term exposures (lasting for a few hours) to O3 at levels typically observed in Southern California can result in breathing pattern changes, reduction of breathing capacity, increased susceptibility to infections, inflammation of the lung tissue, and some immunological changes (EPA 2020). These health problems are particularly acute in sensitive receptors such as the sick, the elderly, and young children.
Volatile Organic Compounds
Hydrocarbons are organic gases that are formed from hydrogen and carbon and sometimes other elements.
Hydrocarbons that contribute to formation of O3 are referred to and regulated as volatile organic compounds (VOCs) (also referred to as reactive organic gases). Combustion engine exhaust, oil refineries, and fossil-fueled power plants are the sources of hydrocarbons. Other sources of hydrocarbons include evaporation from petroleum fuels, solvents, dry-cleaning solutions, and paint.
The primary health effects of VOCs result from the formation of O3 and its related health effects. High levels of VOCs in the atmosphere can interfere with oxygen intake by reducing the amount of available oxygen through displacement. Carcinogenic forms of hydrocarbons, such as benzene, are considered TACs.
Nitrogen Dioxide
NO2 is a brownish, highly reactive gas that is present in all urban atmospheres. The major mechanism for the formation of NO2 in the atmosphere is the oxidation of the primary air pollutant nitric oxide (NO), which is a colorless, odorless gas. NOx plays a major role, together with VOCs, in the atmospheric reactions that produce O3. NOx is formed from fuel combustion under high temperature or pressure. In addition, NOx is an important precursor to acid rain and may affect both terrestrial and aquatic ecosystems. The two major emissions sources are transportation and stationary fuel combustion sources such as electric utility and industrial boilers.
NO2 can irritate the lungs, cause bronchitis and pneumonia, and lower resistance to respiratory infections (EPA 2016).
Carbon Monoxide
CO is a colorless, odorless gas formed by the incomplete combustion of hydrocarbon, or fossil fuels. CO is emitted almost exclusively from motor vehicles, power plants, refineries, industrial boilers, ships, aircraft, and trains. In urban areas, such as the City, automobile exhaust accounts for the majority of CO emissions. CO is a non-reactive air pollutant that dissipates relatively quickly; therefore, ambient CO concentrations generally follow the spatial and temporal distributions of vehicular traffic. CO concentrations are influenced by local meteorological conditions— primarily wind speed, topography, and atmospheric stability. CO from motor vehicle exhaust can become locally concentrated when surface-based temperature inversions are combined with calm atmospheric conditions, which is a typical situation at dusk in urban areas from November to February. The highest levels of CO typically occur during the colder months of the year, when inversion conditions are more frequent.
In terms of adverse health effects, CO competes with oxygen, often replacing it in the blood, reducing the blood’s ability to transport oxygen to vital organs. The results of excess CO exposure can include dizziness, fatigue, and impairment of central nervous system functions.
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Particulate Matter
Particulate matter (PM) pollution consists of very small liquid and solid particles floating in the air, which can include smoke, soot, dust, salts, acids, and metals. PM can form when gases emitted from industries and motor vehicles undergo chemical reactions in the atmosphere. PM2.5 and PM10 represent fractions of particulate matter. Coarse particulate matter (PM10) consists of particulate matter that is 10 microns or less in diameter and is about 1/7 the thickness of a human hair. Major sources of PM10 include crushing or grinding operations; dust stirred up by vehicles traveling on roads; wood-burning stoves and fireplaces; dust from construction, landfills, and agriculture; wildfires and brush/waste burning; industrial sources; windblown dust from open lands; and atmospheric chemical and photochemical reactions. Fine particulate matter (PM2.5) consists of particulate matter that is 2.5 microns or less in diameter and is roughly 1/28 the diameter of a human hair. PM2.5 results from fuel combustion (e.g., from motor vehicles and power generation and industrial facilities), residential fireplaces, and woodstoves. In addition, PM2.5 can be formed in the atmosphere from gases such as sulfur oxides (SOx), NOx, and VOCs.
PM2.5 and PM10 pose a greater health risk than larger-size particles. When inhaled, these tiny particles can penetrate the human respiratory system’s natural defenses and damage the respiratory tract. PM2.5 and PM10 can increase the number and severity of asthma attacks, cause or aggravate bronchitis and other lung diseases, and reduce the body’s ability to fight infections. Very small particles of substances such as lead, sulfates, and nitrates can cause lung damage directly or be absorbed into the blood stream, causing damage elsewhere in the body.
Additionally, these substances can transport adsorbed gases such as chlorides or ammonium into the lungs, also causing injury. Whereas PM10 tends to collect in the upper portion of the respiratory system, PM2.5 is so tiny that it can penetrate deeper into the lungs and damage lung tissue. Suspended particulates also damage and discolor surfaces on which they settle and produce haze and reduce regional visibility.
People with influenza, people with chronic respiratory and cardiovascular diseases, and the elderly may suffer worsening illness and premature death as a result of breathing PM. People with bronchitis can expect aggravated symptoms from breathing in PM. Children may experience a decline in lung function due to breathing in PM10 and PM2.5 (EPA 2019).
Sulfur Dioxide
SO2 is a colorless, pungent gas formed primarily from incomplete combustion of sulfur-containing fossil fuels. The main sources of SO2 are coal and oil used in power plants and industries; as such, the highest levels of SO2 are generally found near large industrial complexes. In recent years, SO2 concentrations have been reduced by the increasingly stringent controls placed on stationary source emissions of SO2 and limits on the sulfur content of fuels.
SO2 is an irritant gas that attacks the throat and lungs and can cause acute respiratory symptoms and diminished ventilator function in children. When combined with PM, SO2 can injure lung tissue and reduce visibility and the level of sunlight. SO2 can also yellow plant leaves and erode iron and steel.
Lead
Lead in the atmosphere occurs as PM. Sources of lead include leaded gasoline; the manufacturing of batteries, paints, ink, ceramics, and ammunition; and secondary lead smelters. Prior to 1978, mobile emissions were the primary source of atmospheric lead. Between 1978 and 1987, the phaseout of leaded gasoline reduced the overall inventory of airborne lead by nearly 95%. With the phaseout of leaded gasoline, secondary lead smelters, battery recycling, and manufacturing facilities are becoming lead-emissions sources of greater concern.
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Prolonged exposure to atmospheric lead poses a serious threat to human health. Health effects associated with exposure to lead include gastrointestinal disturbances, anemia, kidney disease, and in severe cases, neuromuscular and neurological dysfunction. Of particular concern are low-level lead exposures during infancy and childhood. Such exposures are associated with decrements in neurobehavioral performance, including IQ performance, psychomotor performance, reaction time, and growth. Children are highly susceptible to the effects of lead.
Non-Criteria Pollutants
Toxic Air Contaminants
A substance is considered toxic if it has the potential to cause adverse health effects in humans, including increasing the risk of cancer upon exposure, or acute and/or chronic non-cancer health effects. A toxic substance released into the air is considered a toxic air contaminant (TAC). TACs are identified by federal and state agencies based on a review of available scientific evidence. In the State of California, TACs are identified through a two-step process that was established in 1983 under the Toxic Air Contaminant Identification and Control Act. This two-step process of risk identification and risk management and reduction was designed to protect residents from the health effects of toxic substances in the air. In addition, the California Air Toxics “Hot Spots” Information and Assessment Act, Assembly Bill (AB) 2588, was enacted by the legislature in 1987 to address public concern over the release of TACs into the atmosphere. The law requires facilities emitting toxic substances to provide local air pollution control districts with information that will allow an assessment of the air toxics problem, identification of air toxics emissions sources, location of resulting hotspots, notification of the public exposed to significant risk, and development of effective strategies to reduce potential risks to the public over 5 years.
Examples include certain aromatic and chlorinated hydrocarbons, certain metals, and asbestos. TACs are generated by a number of sources, including stationary sources such as dry cleaners, gas stations, combustion sources, and laboratories; mobile sources such as automobiles; and area sources such as landfills. Adverse health effects associated with exposure to TACs may include carcinogenic (i.e., cancer-causing) and noncarcinogenic effects. Noncarcinogenic effects typically affect one or more target organ systems and may be experienced on either short-term (acute) or long-term (chronic) exposure to a given TAC.
Diesel Particulate Matter
Diesel particulate matter (DPM) is part of a complex mixture that makes up diesel exhaust. Diesel exhaust is composed of two phases, gas and particle, both of which contribute to health risks. More than 90% of DPM is less than 1 micrometer in diameter (about 1/70th the diameter of a human hair), and thus is a subset of PM2.5 (CARB 2025a). DPM is typically composed of carbon particles (“soot,” also called black carbon) and numerous organic compounds, including over 40 known cancer-causing organic substances. Examples of these chemicals include polycyclic aromatic hydrocarbons, benzene, formaldehyde, acetaldehyde, acrolein, and 1,3-butadiene (CARB 2025a). CARB classified “particulate emissions from diesel-fueled engines” (i.e., DPM) as a TAC in August 1998 (17 CCR 93000). DPM is emitted from a broad range of diesel engines: on-road diesel engines of trucks, buses, and cars and off-road diesel engines including locomotives, marine vessels, and heavy-duty construction equipment, among others. Approximately 70% of all airborne cancer risk in California is associated with DPM (CARB 2000). To reduce the cancer risk associated with DPM, CARB adopted a diesel risk reduction plan in 2000 (CARB 2000). Because it is part of PM2.5, DPM also contributes to the same non-cancer health effects as PM2.5 exposure.
These effects include premature death; hospitalizations and emergency department visits for exacerbated chronic heart and lung disease, including asthma; increased respiratory symptoms; and decreased lung function in children.
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Several studies suggest that exposure to DPM may also facilitate development of new allergies (CARB 2025a).
Those most vulnerable to non-cancer health effects are children whose lungs are still developing and the elderly who often have chronic health problems.
Odorous Compounds
Odors are generally regarded as an annoyance rather than a health hazard. Manifestations of a person’s reaction to odors can range from psychological (e.g., irritation, anger, or anxiety) to physiological (e.g., circulatory and respiratory effects, nausea, vomiting and headache). The ability to detect odors varies considerably among the population and overall is quite subjective. People may have different reactions to the same odor. An odor that is offensive to one person may be perfectly acceptable to another (e.g., coffee roaster). An unfamiliar odor is more easily detected and is more likely to cause complaints than a familiar one. In a phenomenon known as odor fatigue, a person can become desensitized to almost any odor, and recognition may only occur with an alteration in the intensity. The occurrence and severity of odor impacts depend on the nature, frequency, and intensity of the source; wind speed and direction; and the sensitivity of receptors.
Valley Fever
Coccidioidomycosis, more commonly known as “valley fever,” is an infection caused by inhalation of the spores of the Coccidioides immitis fungus, which grows in the soils of the southwestern United States. The fungus is very prevalent in the soils of California’s San Joaquin Valley, particularly in Kern County. The ecologic factors that appear to be most conducive to survival and replication of the spores are high summer temperatures, mild winters, sparse rainfall, and alkaline, sandy soils.
San Diego County is not considered a highly endemic county (i.e., highly endemic meaning more than 20 cases annually of valley fever per 100,000 people) based on the incidence rates reported through 2024. The latest report from the California Department of Public Health (CDPH) indicates that San Diego County had 607 cases in 2024, or 18.3 cases per 100,000 people (CDPH 2024). The California counties with the highest incidences for valley fever include Kern (428.2 per 100,000), Kings (307.7 per 100,000), San Luis Obispo (166.2 per 100,000), Tulare (132.0 per 100,000), Fresno (100.8 per 100,000), and Monterey (78.6 per 100,000), which together accounted for 54.7% of the reported cases in 2024 (CDPH 2024).
Air Quality Conditions
Attainment Status
Pursuant to the 1990 California Clean Air Act Amendments, EPA classifies air basins (or portions thereof) as “attainment” or “nonattainment” for each criteria air pollutant, based on whether the National Ambient Air Quality Standards (NAAQS) have been achieved. Generally, if the recorded concentrations of a pollutant are lower than the standard, the area is classified as “attainment” for that pollutant. If an area exceeds the standard, the area is classified as “nonattainment” for that pollutant. As previously discussed, these standards are set by EPA or CARB for the maximum level of a given air pollutant that can exist in the outdoor air without unacceptable effects on human health or the public welfare. If there is not enough data available to determine whether the standard is exceeded in an area, the area is designated as “unclassified” or “unclassifiable.”
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The designation of “unclassifiable/attainment” means that the area meets the standard or is expected to be meet the standard despite a lack of monitoring data. Areas that achieve the standards after a nonattainment designation are redesignated as maintenance areas and must have approved maintenance plans to ensure continued attainment of the standards. The California Clean Air Act, like its federal counterpart, called for the designation of areas as “attainment” or “nonattainment,” but based on the California Ambient Air Quality Standards (CAAQS) rather than the NAAQS.
Table 4.2-1 summarizes SDAB’s federal and state attainment designations for each of the criteria pollutants.
Table 4.2-1. San Diego Air Basin Attainment Classification Pollutant
Designation/Classification
Federal Standards California Standards
Ozone (O3), 8-Hour Nonattainment Nonattainment
Ozone (O3), 1-Hour Attainment1 Nonattainment
Nitrogen Dioxide (NO2) Attainment Attainment
Carbon Monoxide (CO) Attainment Attainment
Sulfur Dioxide (SO2) Attainment Attainment
Coarse Particulate Matter (PM10) Unclassifiable2 Nonattainment Fine Particulate Matter (PM2.5) Attainment Nonattainment3 Lead (Pb) Attainment Attainment
Hydrogen Sulfide No National Standard Unclassified
Sulfates No National Standard Attainment
Visibility-Reducing Particles No National Standard Unclassified Sources: SDAPCD 2025b.
Notes: Bold text = not in attainment; Attainment = meets the standards; Nonattainment = does not meet the standards; Unclassified or Unclassifiable = insufficient data to classify.
1 The federal 1-hour standard of 0.12 parts per million (ppm) was in effect from 1979 through June 15, 2005. The revoked standard is referenced here because it was employed for such a long period and because this benchmark is addressed in SIPs. 2 At the time of designation, if the available data does not support a designation of attainment or nonattainment, the area is designated as unclassifiable.
3 CARB has not reclassified the region to attainment yet due to (1) incomplete data, and (2) the use of non-California Approved Samplers (CAS). While data collected does meet the requirements for designation of attainment with federal PM2.5 standards, the data completeness requirements for state PM2.5 standards substantially exceed federal requirements and mandates, and have historically not been feasible for most air districts to adhere to given local resources. APCD has begun replacing most regional filter-based PM2.5 monitors as they reach the end of their useful life with continuous PM2.5 air monitors to ensure collected data meets stringent completeness requirements in the future. APCD anticipates these new monitors will be approved as "CAS" monitors once CARB review the list of approved monitors, which has not been updated since 2013.
Air Quality Monitoring
The SDAPCD operates a network of ambient air monitoring stations throughout the County, which measure ambient concentrations of pollutants and determine whether the ambient air quality meets the CAAQS and the NAAQS.
SDAPCD monitors air quality conditions at 10 locations throughout the basin. The El Cajon monitoring station represents the closest monitoring station to the City for concentrations for O3, CO, SO2, PM2.5, PM10 and NO2. Ambient concentrations of pollutants from 2022 through 2024 are presented in Table 4.2-2.
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Table 4.2-2. Local Ambient Air Quality Data – El Cajon Station Averaging Time Unit
Agency/
Method
Ambient
Air
Quality
Standard
Measured Concentration
by Year Exceedances by Year
2022 2023 2024 2022 2023 2024
Ozone (O3)
Maximum
1-hour
concentration
ppm California 0.09 0.100 0.099 0.128 1 1 2
Maximum
8-hour
concentration
ppm California 0.070 0.088 0.078 0.090 2 7 5
National 0.070 0.088 0.077 0.090 2 6 5
Nitrogen Dioxide (NO2)
Maximum 1-hour
concentration
ppm California 0.18 0.036 0.038 0.035 0 0 0
National 0.100 0.037 0.039 0.036 0 0 0
Annual
concentration
ppm California 0.030 0.008 0.006 0.006 — — —
National 0.053 ND ND ND — — —
Carbon Monoxide (CO)
Maximum 1-hour
concentration
ppm California 20 ND ND ND ND ND ND
National 35 1.4 1.1 1.2 0 0 0
Maximum 8-hour
concentration
ppm California 9.0 ND ND ND ND ND ND
National 9 1.1 0.9 1.0 0 0 0
Sulfur Dioxide (SO2)
Maximum 1-hour
concentration
ppm National 0.075 0.008 0.007 0.007 0 0 0
Maximum 24-hour
concentration
ppm National 0.14 0.003 0.003 0.004 0 0 0
Annual
concentration
ppm National 0.030 0.0006 0.0006 0.0008 — — —
Coarse Particulate Matter (PM10)
a
Maximum 24-hour
concentration
µg/
m3
California 50 ND ND ND ND ND ND
National 150 44 42 47 0.0
(0)
0.0 (0)
0.0 (0)
Annual
concentration
µg/
m3
California 20 ND ND ND — — —
Fine Particulate Matter (PM2.5)
a
Maximum 24-hour
concentration
µg/
m3
National 35 37.9 68.2 26.2 ND ND ND
Annual
concentration
µg/
m3
California 12 9.4 ND ND — — —
National 12.0 ND ND ND — — —
Sources: CARB 2025b; EPA 2025.
Notes: ppm = parts per million by volume; — = not available; µg/m3 = micrograms per cubic meter; ND = insufficient data available to determine the value.
El Cajon Station is located at 533 First Street, El Cajon, CA.
Data taken from CARB iADAM (CARB 2025b), and EPA AirData (EPA 2025) represent the highest concentrations experienced over a given year.
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Exceedances of national and California standards are only shown for O3 and particulate matter. Daily exceedances for particulate matter are estimated days because PM10 and PM2.5 are not monitored daily. All other criteria pollutants did not exceed national or California standards during the years shown. There is no national standard for 1-hour O3, annual PM10, or 24-hour SO2, nor is there a California 24-hour standard for PM2.5.
a Measurements of PM10 and PM2.5 are usually collected every 6 days and every 1 days to 3 days, respectively. Number of days exceeding the standards is a mathematical estimate of the number of days concentrations would have been greater than the level of the standard had each day been monitored. The numbers in parentheses are the measured number of samples that exceeded the standard.
Sensitive Land Uses and Populations
Some land uses are considered more sensitive to changes in air quality than others, depending on the population groups and the activities involved. People most likely to be affected by air pollution include children, the elderly, athletes, and people with cardiovascular and chronic respiratory diseases. Facilities and structures where these air-pollution-sensitive people live or spend considerable amounts of time are known as sensitive receptors. Land uses where air-pollution-sensitive individuals are most likely to spend time include schools and schoolyards, parks and playgrounds, daycare centers, nursing homes, hospitals, and residential communities (sensitive sites or sensitive land uses) (CARB 2005). According to the SDAPCD, sensitive receptors are those who are especially susceptible to adverse health effects from exposure to TACs, such as children, the elderly, and the ill (SDAPCD 2022). Sensitive receptor land use types can therefore include residences, schools (grades Kindergarten through 12), libraries, day care centers, nursing homes, retirement homes, health clinics, and hospitals within 2 kilometers of the facility (SDAPCD 2022). These sensitive receptor land uses exist within and adjacent to the Project parcels.
The Project itself would also create sensitive receptors in the form of new residences. CARB identifies sources of air pollution that are of primary concern to the siting of new sensitive receptors. Those sources include freeways, high traffic roadways, distribution centers, and large stationary sources, among others (CARB 2005).
4.2.2 Relevant Plans, Policies, and Ordinances
Federal
Clean Air Act
The federal Clean Air Act (CAA) was first enacted in 1963 and has been amended several times, most recently in 1990. The CAA forms the basis for the national air pollution control effort by establishing air quality standards and specifying future dates for achieving compliance. The EPA is responsible for implementing most aspects of the CAA, including the setting of NAAQS for major air pollutants, hazardous air pollutant (HAP) standards, approval of state attainment plans, motor vehicle emission standards, stationary source emission standards and permits, acid rain control measures, stratospheric O3 protection, and enforcement provisions.
NAAQS are established by the EPA for “criteria pollutants” under the CAA, which are O3, CO, NO2, SO2, PM10, PM2.5, and lead. The NAAQS describe acceptable air quality conditions designed to protect the health and welfare of the citizens of the nation. The CAA requires the EPA to reassess the NAAQS at least every 5 years to determine whether adopted standards are adequate to protect public health based on current scientific evidence. States with areas that exceed the NAAQS must prepare a SIP to demonstrate how those areas will attain the standards within mandated time frames. Table 4.2-3 shows the NAAQS currently in effect for each criteria air pollutant.
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The 1977 CAA Amendments required the EPA to identify national emission standards for hazardous air pollutants to protect the public health and welfare. HAPs include certain volatile organic chemicals, pesticides, herbicides, and radionuclides that present a tangible hazard, based on scientific studies of exposure to humans and other mammals. Under the 1990 CAA Amendments, which expanded the control program for HAPs, 189 substances and chemical families were identified as HAPs.
State
California Clean Air Act
The California Clean Air Act was adopted in 1988 and establishes the state’s air quality goals, planning mechanisms, regulatory strategies, and standards of progress. Under the California Clean Air Act, the task of air quality management and regulation has been legislatively granted to CARB, with subsidiary responsibilities assigned to air quality management districts and air pollution control districts at the regional and county levels. CARB is responsible for ensuring implementation of the California Clean Air Act, responding to the federal CAA, and regulating emissions from motor vehicles and consumer products. The agency is responsible for setting emission standards for vehicles sold in California and for other emission sources, such as consumer products and certain off‐road equipment. The CARB established passenger vehicle fuel specifications, which became effective in March 1996. The CARB oversees the functions of local air pollution control districts and air quality management districts, which in turn administer air quality activities at the regional and county levels.
Pursuant to the authority granted to it, CARB has established CAAQS, which are generally more restrictive than the NAAQS. Table 4.2-3 shows the CAAQS currently in effect for each criteria pollutant.
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Table 4.2-3. Ambient Air Quality Standards
Pollutant
Averaging
Time
California Standardsa National Standardsb
Concentrationc Primaryc,d Secondaryc,e
O3 1 hour 0.09 ppm (180 µg/m3) — Same as primary
standardf
8 hours 0.070 ppm (137 µg/m3) 0.070 ppm (137 µg/m3)
f
NO2
g 1 hour 0.18 ppm (339 µg/m3) 0.100 ppm (188 µg/m3) Same as primary Annual standard
arithmetic
mean
0.030 ppm (57 µg/m3) 0.053 ppm (100 µg/m3)
CO 1 hour 20 ppm (23 mg/m3) 35 ppm (40 mg/m3) None
8 hours 9.0 ppm (10 mg/m3) 9 ppm (10 mg/m3)
SO2
h 1 hour 0.25 ppm (655 µg/m3) 0.075 ppm (196 µg/m3) —
3 hours — — 0.5 ppm
(1,300 µg/m3)
24 hours 0.04 ppm (105 µg/m3) 0.14 ppm (for certain areas)g — Annual — 0.030 ppm (for certain areas)g —
PM10i 24 hours 50 µg/m3 150 µg/m3 Same as primary
Annual standard
arithmetic
mean
20 µg/m3 —
PM2.5i 24 hours — 35 µg/m3 Same as primary
standard
Annual
arithmetic
mean
12 µg/m3 9.0 µg/m3 15.0 µg/m3
Leadj,k 30-day
average
1.5 µg/m3 — —
Calendar
quarter
— 1.5 µg/m3 (for certain areas)k Same as primary
standard
Rolling 3-
month
average
— 0.15 µg/m3
Hydrogen
sulfide
1 hour 0.03 ppm (42 µg/m3) — —
Vinyl
chloridej
24 hours 0.01 ppm (26 µg/m3) — —
Sulfates 24 hours 25 µg/m3 — —
Visibilityreducing
particles
8 hours
(10:00 a.m. to
6:00 p.m.
PST)
Insufficient amount to
produce an extinction
coefficient of 0.23 per
kilometer due to the
number of particles when
the relative humidity is
less than 70%
— —
Source: CARB 2024a.
Notes: O3 = ozone; ppm = parts per million by volume; mg/m3 = micrograms per cubic meter; NO2 = nitrogen dioxide; CO = carbon monoxide; mg/m3 = milligrams per cubic meter; SO2 = sulfur dioxide; PM10 = coarse particulate matter; PM2.5 = fine particulate matter; PST = Pacific Standard Time.
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a California standards for O3, CO, SO2 (1-hour and 24-hour), NO2, suspended particulate matter (PM10, PM2.5), and visibility-reducing particles are values that are not to be exceeded. All others are not to be equaled or exceeded. CAAQS are listed in the Table of Standards in Section 70200 of Title 17 of the California Code of Regulations. b National standards (other than O3, NO2, SO2, particulate matter, and those based on annual averages or annual arithmetic mean) are not to be exceeded more than once per year. The O3 standard is attained when the fourth highest 8-hour concentration measured at each site in a year, averaged over 3 years, is equal to or less than the standard. For PM10, the 24-hour standard is attained when the expected number of days per calendar year with a 24-hour average concentration above 150 µg/m3 is equal to or less than 1. For PM2.5, the 24-hour standard is attained when 98% of the daily concentrations, averaged over 3 years, are equal to or less than the standard.
c Concentration expressed first in units in which it was promulgated. Equivalent units given in parentheses are based on a reference temperature of 25°C and a reference pressure of 760 torr. Most measurements of air quality are to be corrected to a reference temperature of 25°C and a reference pressure of 760 torr; ppm in this table refers to ppm by volume, or micromoles of pollutant per mole of gas.
d National primary standards: The levels of air quality necessary, with an adequate margin of safety, to protect the public health. e National secondary standards: The levels of air quality necessary to protect the public welfare from any known or anticipated adverse effects of a pollutant.
f On October 1, 2015, the national 8-hour O3 primary and secondary standards were lowered from 0.075 to 0.070 ppm. g To attain the national 1-hour standard, the 3-year average of the annual 98th percentile of the 1-hour daily maximum concentrations at each site must not exceed 100 parts per billion (ppb). Note that the national 1-hour standard is in units of ppb.
California standards are in units of ppm. To directly compare the national 1-hour standard to the California standards, the units can be converted from ppb to ppm. In this case, the national standard of 100 ppb is identical to 0.100 ppm. h On June 2, 2010, a new 1-hour SO2 standard was established, and the existing 24-hour and annual primary standards were revoked.
To attain the national 1-hour standard, the 3-year average of the annual 99th percentile of the 1-hour daily maximum concentrations at each site must not exceed 75 ppb. The 1971 SO2 national standards (24-hour and annual) remain in effect until 1 year after an area is designated for the 2010 standard, except that in areas designated nonattainment of the 1971 standards, the 1971 standards remain in effect until implementation plans to attain or maintain the 2010 standards are approved.
I On February 7, 2024, the national annual PM2.5 primary standard was lowered from 12.0 mg/m3 to 9.0 mg/m3. The existing national 24-hour PM2.5 standards (primary and secondary) were retained at 35 mg/m3, as was the annual secondary standard of 15 μg/m3. The existing 24-hour PM10 standards (primary and secondary) of 150 mg/m3 were also retained. The form of the annual primary and secondary standards is the annual mean averaged over 3 years. j CARB has identified lead and vinyl chloride as TACs with no threshold level of exposure for adverse health effects determined. These actions allow for the implementation of control measures at levels below the ambient concentrations specified for these pollutants. k The national standard for lead was revised on October 15, 2008, to a rolling 3-month average. The 1978 lead standard (1.5-μg/m3 as a quarterly average) remains in effect until 1 year after an area is designated for the 2008 standard, except that in areas designated nonattainment for the 1978 standard, the 1978 standard remains in effect until implementation plans to attain or maintain the 2008 standard are approved.
California Health and Safety Code 39655
According to Section 39655 of the California Health and Safety Code, a TAC is an air pollutant which “may cause or contribute to an increase in mortality or an increase in serious illness, or which may pose a present or potential hazard to human health.” California regulates TACs primarily through the Tanner Air Toxics Act, and the Air Toxics Hot Spots Information and Assessment Act.
The state Air Toxics Program was established in 1983 under AB 1807 (Tanner Act) and sets forth a formal procedure for CARB to designate substances as TACs and reduce public exposure. To date, CARB has formally identified over 200 substances and groups of substances as TACs. Once identified as a TAC, CARB engages in risk management to outline the need and degree to regulate the substance through control measures. CARB currently has 26 mobile and stationary airborne toxic control measures.
The Air Toxics Hot Spots Information and Assessment Act of 1987 (AB2588, Hot Spots Act) requires stationary sources to report the types and quantities of certain substances their facilities routinely release into the air. The goal of the Hot Spots Act is to collect emissions data, identify facilities causing localized impacts, evaluate the associated health risks, and inform nearby residents and receptors of significant risks. “High-priority” facilities are required to perform a health risk assessment (HRA), and if specific thresholds are exceeded, are required to communicate the results to the public in the form of notices and public meetings.
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In 2000, CARB approved a comprehensive diesel risk reduction plan to reduce diesel emissions from both new and existing diesel-fueled vehicles and engines. The regulation was anticipated to result in an 80% decrease in statewide diesel health risk in 2020 compared with the diesel risk in 2000. Additional regulations apply to new trucks and diesel fuel, including the On-Road Heavy Duty Diesel Vehicle (In-Use) Regulation, the On-Road Heavy Duty (New) Vehicle Program, the In-Use Off-Road Diesel Vehicle Regulation, and the New Off-Road CompressionIgnition (Diesel) Engines and Equipment program. All of these regulations and programs have timetables by which manufacturers must comply and existing operators must upgrade their diesel-powered equipment. Several airborne toxic control measures that reduce diesel emissions including In-Use Off-Road Diesel-Fueled Fleets (13 CCR 2449 et seq.) and In-Use On-Road Diesel-Fueled Vehicles (13 CCR 2025).
Local
San Diego Air Pollution Control District
While CARB is responsible for the regulation of mobile emission sources within the state, local air quality management districts and air pollution control districts are responsible for the development and implementation of rules and regulations designed to attain the NAAQS and CAAQS, as well as the permitting of new or modified sources, development of air quality management plans, and adoption and enforcement of air pollution regulations. The SDAPCD is the local agency responsible for the administration and enforcement of air quality regulations in San Diego County, where the City is located. The SDAPCD is responsible for monitoring air quality, as well as planning, implementing, and enforcing programs designed to attain and maintain state and federal ambient air quality standards within the SDAB.
In the County, O3 and PM are the pollutants of main concern since exceedances of state ambient air quality standards for those pollutants have been observed in most years. For this reason, the SDAB has been designated as a nonattainment area for the state PM10, PM2.5, and O3 standards. The SDAB is also a federal O3 attainment (maintenance) area for 1997 8-hour O3 standard, an O3 nonattainment area for the 2008 8-hour O3 standard, and a CO maintenance area (western and central part of the SDAB only, including the Program site).
Federal Attainment Plans
In November 2020, SDAPCD adopted the Air Quality Management Plan for attaining the federal 8-hour 75 parts per billion (ppb) and 70 ppb O3 standards (2020 Attainment Plan), which is the SDAB’s input to the SIP and required to demonstrate how the SDAPCD proposes to attain the federal ozone standards. The plan anticipates attainment of the 75 ppb and 70 ppb NAAQS standards by 2026 and 2032, respectively. The 2020 Attainment Plan establishes planning requirements for attaining the O3 NAAQS, including on-road motor vehicle emissions budgets for transportation conformity, a vehicle miles traveled offset demonstration, Reasonably Available Control Measures, Reasonable Further Progress, an Attainment Demonstration, and contingency measures in the event of a failure to meet a milestone or to attain by the predicted attainment date (SDAPCD 2020).
In December 2016, the SDAPCD adopted an update to the Eight-Hour Ozone Attainment Plan for San Diego County (2008 O3 NAAQS), which indicated that local controls and state programs would allow the region to reach attainment of the federal 8-hour O3 standard (1997 O3 NAAQS) by 2018 (SDAPCD 2016a). In this plan, SDAPCD relies on the RAQS to demonstrate how the region will comply with the federal O3 standard. The RAQS details how the region will manage and reduce O3 precursors (NOx and VOCs) by identifying measures and regulations intended to reduce these pollutants. The control measures identified in the RAQS generally focus on stationary sources; however, the emissions inventories and projections in the RAQS address all potential sources, including those under the authority of CARB and the EPA. Incentive programs for reduction of emissions from heavy-duty diesel vehicles, off-road equipment, and school buses are also established in the RAQS.
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Currently, the County is designated as moderate nonattainment for the 2008 NAAQS and maintenance for the 1997 NAAQS. As documented in the 2016 8-Hour Ozone Attainment Plan for San Diego County, the County has a likely chance of obtaining attainment due to the transition to low-emission cars, stricter new source review rules, and continuing the requirement of general conformity for military growth and the San Diego International Airport. The County will also continue emission control measures, including ongoing implementation of existing regulations in O3 precursor reduction to stationary and area-wide sources, subsequent inspections of facilities and sources, and the adoption of laws requiring best available retrofit control technology for control of emissions (SDAPCD 2016a).
State Attainment Plans
SDAPCD and the San Diego Association of Governments (SANDAG) are responsible for developing and implementing the clean air plan for attainment and maintenance of the ambient air quality standards in the SDAB. The RAQS for the SDAB was initially adopted in 1991 and is updated every 3 years, most recently in 2022 (SDAPCD 2023). The RAQS outlines SDAPCD’s plans and control measures designed to attain the CAAQS for O3. The RAQS relies on information from CARB and SANDAG, including mobile and area source emissions, as well as information regarding projected growth in the County and the cities in the County, to forecast future emissions and then determine from that the strategies necessary for the reduction of emissions through regulatory controls. The CARB mobile source emission projections and SANDAG growth projections are based on population, vehicle trends, and land use plans developed by the County and the cities in the County as part of the development of their general plans.
On March 9, 2023, SDAPCD adopted the revised 2022 RAQS for the County. The RAQS plan demonstrates how the San Diego region will further reduce air pollution emissions to meet state health-based standards for ground-level O3. The 2022 RAQS guides SDAPCD in deploying tools, strategies, and resources to continue reducing pollutants that are precursors to ground-level O3, including NOx and VOC. The 2022 RAQS emphasizes O3 control measures but also identifies complementary measures and strategies that can reduce emissions of greenhouse gases (GHGs) and PM. It also includes new analyses exploring O3 and its relationship to public health, mobile sources, underresourced communities, and GHGs and climate change. Further, the 2022 RAQS identifies strategies to expand SDAPCD regional partnerships, identify more opportunities to engage the public and communities of concern, and integrate environmental justice and equity across all proposed measures and strategies.
Regarding PM emissions-reduction efforts, in December 2005, the SDAPCD prepared a report titled Measures to Reduce Particulate Matter in San Diego County to address implementation of Senate Bill 656 (Senate Bill 656 required additional controls to reduce ambient concentrations of PM10 and PM2.5) (SDAPCD 2005). In the report, SDAPCD evaluated implementation of source-control measures that would reduce PM emissions associated with residential wood combustion; various construction activities including earthmoving, demolition, and grading; bulk material storage and handling; carry-out and track-out removal and cleanup methods; inactive disturbed land; disturbed open areas; unpaved parking lots/staging areas; unpaved roads; and windblown dust (SDAPCD 2005).
SDAPCD Rules and Regulations
As stated previously, SDAPCD is responsible for planning, implementing, and enforcing federal and state ambient standards in the SDAB. The following rules and regulations apply to all sources in the jurisdiction of SDAPCD:
SDAPCD Regulation IV: Prohibitions; Rule 50: Visible Emissions. Prohibits any activity causing air contaminant emissions darker than 20% opacity for more than an aggregate of 3 minutes in any consecutive 60-minute time period. In addition, Rule 50 prohibits any diesel pile-driving hammer activity causing air contaminant emissions for a period or periods aggregating more than 4 minutes during the driving of a single pile (SDAPCD 1997).
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SDAPCD Regulation IV: Prohibitions; Rule 51: Nuisance. Prohibits the discharge, from any source, of such quantities of air contaminants or other materials that cause or have a tendency to cause injury, detriment, nuisance, annoyance to people and/or the public, or damage to any business or property (SDAPCD 1976).
SDAPCD Regulation IV: Prohibitions; Rule 55: Fugitive Dust. Regulates fugitive dust emissions from any commercial construction or demolition activity capable of generating fugitive dust emissions, including active operations, open storage piles, and inactive disturbed areas, as well as track-out and carry-out onto paved roads beyond a Project Site (SDAPCD 2009).
SDAPCD Regulation IV: Prohibitions; Rule 67.0.1: Architectural Coatings. Requires manufacturers, distributors, and end users of architectural and industrial maintenance coatings to reduce VOC emissions from the use of these coatings, primarily by placing limits on the VOC content of various coating categories (SDAPCD 2021).
City of Santee General Plan
The City’s General Plan includes various policies related to directly and indirectly improving air quality within the Safety and Environmental Justice Element and Mobility Element (City of Santee 2003). Applicable objectives and policies include the following:
Safety and Environmental Justice Element
Objective 2. Maintain and improve air quality, especially in areas identified as disadvantaged communities, by defining sources of air pollution and reducing emissions from said sources.
Policy 2.1. Continue to maintain or improve the current air quality level within the City of Santee’s jurisdiction.
Policy 2.2. Remove particulate matter from mobile source emissions through implementation of the Sustainable Santee Plan’s public transit, active transportation, and electrification strategies.
Policy 2.3. Seek to partner with the San Diego County Air Pollution Control District and the California Department of Transportation to establish a mitigation program, such as a roadside vegetation barrier program, to reduce the impacts of pollution, notably for homes in the disadvantaged communities bounded by Magnolia Avenue, Prospect Avenue, Cuyamaca Street, and Mission Gorge Road.
Policy 2.4. Explore creating a program to provide education on how to improve air quality for City residents impacted by air pollutants, especially those living within proximity to Gillespie Field.
Policy 2.5. Seek to partner with the San Diego County Air Pollution Control District to (1) establish a mitigation program to reduce the impact of air pollution on disadvantaged communities and (2) create targeted permit inspection programs in disadvantaged communities to help ensure enforcement of air quality permits.
Policy 2.6. Create land use patterns that encourage people to bicycle, walk, or use public transit to reduce emissions from mobile sources, such as plans that (1) require vegetative barriers to be included in industrial developments near residential areas in Santee and/or (2) improve tree canopy and promote green infrastructure development in disadvantaged communities, particularly the neighborhoods that do not already have access to green space.
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Policy 2.7. Encourage stronger pollution controls at facilities in/near disadvantaged communities, especially the neighborhoods around Magnolia Avenue, Prospect Avenue, Cuyamaca Street, and Mission Gorge Road.
Objective 11. Increase resiliency to the impacts of extreme heat.
Policy 11.5. Provide information to the public in cooperation with community-based organizations to ensure that emergency shelters and cooling centers are available during climate events, such as extreme heat events, poor air quality, severe weather events, and other highly hazardous conditions.
Mobility Element
Objective 2.0: Develop an efficient, safe and multi-modal transportation network, consisting of local roads, collectors, arterials, freeways and transit services, in a manner that promotes the health and mobility of Santee residents and that meets future circulation needs, provides access to all sectors of the City, and supports established and planned land uses.
Policy 2.9: The City should work with the region to develop traffic and congestion management programs to improve commute times and improve air quality.
Objective 9.0: Increased use of alternative modes of travel to reduce peak hour vehicular trips, save energy, and improve air quality.
4.2.3 Environmental Impacts
4.2.3.1 Methodology
The Proposed Land Use Element Update is a policy document that does not include or propose any site-specific development. Rather, implementation of the Project would result in changes to land use designations, which would allow for additional potential future development/redevelopment to occur. Therefore, this Draft PEIR does not assess the site-specific construction and operation details of each future development within the Plan Area.
Instead, it assesses the impacts associated with changes to existing land uses and the associated overall effects of buildout of the Proposed Project through 2045, where reasonably foreseeable physical changes to the environment could occur.
Buildout of the Proposed Project would result in a change in emissions relative to existing conditions (“Existing Scenario”). The Proposed Project would allow for a total of 5,687 dwelling units and 3,476,755 square feet of nonresidential uses. Compared to the Existing Scenario, the Proposed Project would potentially result in an increase of 4,596 residential units and 1,740,453 square feet of nonresidential uses.
Construction
Implementation of the Project would generate emissions of VOC, NOX, CO, sulfur oxides (SOX), PM10, and PM2.5 during construction activities. Compared to existing conditions, application of the Proposed Project could result in an increase in 4,596 new dwelling units and an increase of 1,740,453 square feet of nonresidential land uses over existing conditions at buildout in 2045. These changed land uses could result in short-term impacts on ambient air quality within the City during construction activities. Sources of construction emissions would include mobile and stationary
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construction equipment exhaust, employee and haul truck vehicle exhaust, land clearing and material movement, paving, and application of architectural coatings. However, the specific size, location, and construction techniques and scheduling that would be used for each individual potential future development project is currently unknown.
Development of the various land uses associated with the Proposed Land Use Element Update would occur over an extended period, up to the horizon year 2045, and would depend on factors such as local economic conditions, market demand, and other financing considerations. Without project-level details, it is not possible to develop refined construction schedules and equipment fleet details for specific projects. As such, the determination of construction air quality impacts for potential future individual development projects, or a combination of overlapping projects, would require speculation and would result in speculative construction air quality impacts.
Therefore, in the absence of the necessary project-specific construction information required to provide a representative and meaningful analysis, the evaluation of potential construction-related impacts resulting from implementation of the Proposed Project is conducted qualitatively. The analysis discusses the potential for future individual developments in the City to generate construction emissions that, where necessary, would apply mitigation measures to reduce those emissions.
Operation
Operational emissions would result from motor vehicle travel, area sources, including hearths, consumer products, architectural coatings, landscaping, and natural gas consumption associated with space and water heating. Given that the Proposed Project requires rezoning of land to fulfill the proposed development goals, the operational emissions analysis accounts for the net change in emissions from maximum buildout of the Project vs. existing conditions. The California Emissions Estimator Model (CalEEMod) 2022 Version 2022.1.1.37 was used to estimate emissions from construction and operation of the Project (CAPCOA 2022). Details regarding the sources of criteria air pollutant emissions are discussed below.
Area
CalEEMod was used to estimate operational emissions from area sources, including emissions from hearths, consumer product use, architectural coatings, and landscape maintenance equipment. Emissions associated with natural gas usage in space heating and water heating were calculated in the building energy use module of CalEEMod, as described in the following text.
CalEEMod estimates direct emissions from hearths (fireplaces) and woodstoves and includes default values for residential land uses and estimates natural gas fireplace emissions based on emission factors from EPA’s Compilation of Air Pollutant Emission Factors, EPA Publication No. AP-42. In accordance with South Coast Air Quality Management District (SCAQMD) Rule 445 (Wood Burning Devices), the Project is not permitted to provide wood-burning devices, but could include natural gas, propane, or electric fireplaces.
Consumer products are chemically formulated products used by household and institutional consumers, including detergents; cleaning compounds; polishes; floor finishes; cosmetics; personal care products; home, lawn, and garden products; disinfectants; sanitizers; aerosol paints; and automotive specialty products. Other paint products, furniture coatings, or architectural coatings are not considered consumer products (CAPCOA 2022). Consumer product VOC emissions are estimated in CalEEMod based on the floor area of nonresidential and residential buildings and on the default factor of pounds of VOC per building square foot per day. For the asphalt surface land uses, CalEEMod estimates VOC emissions associated with use of parking surface degreasers based on the square footage of parking surface area and pounds of VOC per square foot per day.
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VOC off-gassing emissions result from evaporation of solvents contained in surface coatings such as in paints and primers used during building maintenance. CalEEMod calculates the VOC evaporative emissions from application of nonresidential and residential surface coatings based on the VOC emission factor, the building square footage, the assumed fraction of surface area, and the reapplication rate. The CalEEMod default VOC emission factors were used for building interior, exterior, and parking area coatings. The model default reapplication rate of 10% of area per year was assumed.
Landscape maintenance includes fuel combustion emissions from equipment such as lawn mowers, rototillers, shredders/grinders, blowers, trimmers, chain saws, and hedge trimmers. Emissions from landscape equipment use are estimated based on CalEEMod default values for emission factors (grams per square foot of nonresidential building space per day) and number of summer days (when landscape maintenance would generally be performed) and winter days. For San Diego County, the average annual “summer” days are estimated to be 180 days per year in CalEEMod (CAPCOA 2022).
Default CalEEMod values were applied for hearths, consumer products, reapplication of architectural coating, and landscape maintenance for both the Existing Scenario and the Project.
Mobile Sources (Motor Vehicles)
Buildout of the Proposed Project would generate criteria air pollutant emissions from mobile sources (vehicular traffic). Mobile sources for the Existing Scenario and the Project would be residents, visitors, customers, and employees traveling to and from the Project parcels.
Vehicle miles traveled (VMT) data for the Existing Scenario in 2022, as well as the Project in 2045, was provided by the traffic report (see Appendix H). CalEEMod default trip rates and trip lengths were adjusted to match the VMT provided for each scenario. CalEEMod default Saturday and Sunday trip rates for the Project were adjusted in proportion to the weekday trip rate adjustment. CalEEMod default emission factors representing the vehicle mix and emissions for 2022 were used for the Existing Scenario, CalEEMod default emission factors representing the vehicle mix and emissions for 2045 were used for buildout of the Project. For additional details, see Appendix C, CalEEMod Outputs and Estimated Emissions.
Energy
As represented in CalEEMod, energy sources include emissions associated with building electricity and natural gas usage (non-hearth). Electricity use would contribute indirectly to criteria air pollutant emissions; however, the emissions from electricity use are only quantified for GHGs in CalEEMod, because criteria pollutant emissions occur at the site of the power plant, which is typically off site.
Therefore, for the purposes of the air quality analysis, the energy source parameters focus on criteria air pollutants generated because of natural gas consumption within the built environment. Natural gas consumption is attributed to systems like heating, ventilation, and air conditioning, and water heating. In CalEEMod 2022.1, the default energy use from nonresidential land uses is based on 2019 consumption estimates from the California Energy Commission’s (CEC) 2018–2030 Uncalibrated Commercial Sector Forecast (Commercial Forecast). The Commercial Forecast dataset derives energy intensities of different end use categories for different land use subtypes for electricity demand forecast zones throughout California. However, the energy use estimates are based on existing buildings and are not representative of those constructed in compliance with energy efficiency requirements of the latest Title 24 Building Energy Efficiency Standards. Therefore, per Appendix D, Technical
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Source Documentation for Emissions Calculations, of the CalEEMod Version 2022.1 User Guide, “the default energy consumption estimates provided in CalEEMod based on the Commercial Forecast is very conservative, overestimating expected energy use compared to what would be expected for new buildings subject to the latest Energy Code with more stringent energy efficiency measures” (CAPCOA 2022).Default CalEEMod values were applied for both the Existing Scenario and the Project. For additional details see Appendix C, CalEEMod Outputs and Estimated Emissions.
4.2.3.2 Thresholds of Significance
The significance criteria used to evaluate the project impacts to air quality are based on Appendix G of the California Environmental Quality Act (CEQA) Guidelines. According to Appendix G of the CEQA Guidelines, a significant impact related to air quality would occur if the project would:
▪ Conflict with or obstruct implementation of the applicable air quality plan. ▪ 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. ▪ Expose sensitive receptors to substantial pollutant concentrations. ▪ Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people.
Appendix G of the CEQA Guidelines (14 CCR 15000 et seq.) indicates that, where available, the significance criteria established by the applicable air quality management district or pollution control district may be relied upon to determine whether a project would have a significant impact on air quality. As part of its air quality permitting process, the SDAPCD has established thresholds in Rule 20.2 requiring the preparation of air quality impact assessments for permitted stationary sources (SDAPCD 2016b). The SDAPCD sets forth quantitative emission thresholds below which a stationary source would not have a significant impact on ambient air quality. Projectrelated air quality impacts estimated in this environmental analysis would be considered significant if any of the applicable significance thresholds presented in Table 4.2-4 are exceeded.
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Table 4.2-4. San Diego Air Pollution Control District Air Quality Significance Thresholds Construction Emissions
Pollutant Total Emissions (Pounds per Day)
Coarse particulate matter (PM10) 100
Fine particulate matter (PM2.5) 55
Oxides of nitrogen (NOx) 250
Sulfur oxides (SOx) 250
Carbon monoxide (CO) 550
Volatile organic compounds (VOCs) 75a
Operational Emissions
Pollutant
Total Emissions
Pounds per Hour Pounds per Day Tons per Year
Coarse particulate matter (PM10) N/A 100 15
Fine particulate matter (PM2.5) N/A 55 10
Oxides of nitrogen (NOx) 25 250 40
Sulfur oxides (SOx) 25 250 40
Carbon monoxide (CO) 100 550 100
Lead and lead compounds N/A 3.2 0.6
Volatile organic compounds (VOCs) N/A 75a 13.7
Source: County of San Diego 2007.
Notes: N/A = not applicable.
a VOC threshold based on the threshold of significance for VOCs from the South Coast Air Quality Management District for the Coachella Valley as stated in the San Diego County Guidelines for Determining Significance (County of San Diego 2007).
With respect to the third criterion, the SDAPCD specifically recommends consideration of sensitive receptors in locations such as day care centers, schools, retirement homes, and hospitals, or medical patients in residential homes close to major roadways or stationary sources, which could be impacted by air pollutants.
SDAPCD Rule 51 (Public Nuisance) prohibits emission of any material that causes nuisance to a considerable number of persons or endangers the comfort, health, or safety of any person. A project that proposes a use that would produce objectionable odors would be deemed to have a significant odor impact if it would affect a considerable number of off-site receptors.
4.2.3.3 Land Use Element Update Relevant Goals and Policies The following draft goals, policies, and implementation actions from the City of Santee Land Use Element are relevant to air quality:
Goal LU-1: A vibrant city with a mix of land uses that offer a wide range of choices to live, work, shop, and play.
Policy LU-1.2. Encourage growth near the city’s core, along major roadways, and near existing amenities, such as transit and recreational facilities.
Policy LU-1.4. Implement the Community Hub Overlay and Community Corridor Overlay, which encourage a mix of uses, a variety of housing options, active frontages, efficient parking strategies, and enhanced walking and biking paths to increase connectivity along high-resource areas and multimodal corridors.
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Goal LU-2: A safe and affordable range of housing types at varying locations to meet diverse living needs.
Policy LU-2.2. Encourage the development of higher density residential communities in areas close to the multi-modal transit station and along major road corridors where transit and other convenience services are available.
Goal LU-2 Implementation
Action Lead Agency Timeframe
Develop informational and promotional materials to expand awareness of state and local incentive programs for affordable and transit-oriented housing development.
Planning and
Building Department
Ongoing
Goal LU-5. Industrial uses that provide high-quality employment opportunities and are compatible with adjacent land uses.
Policy LU-5.1. Ensure that industrial development minimizes off-site impacts related to access and circulation, noise, dust, odors, visual features, or hazardous materials that cannot be adequately mitigated.
Goal LU-5 Implementation
Action Lead Agency Timeframe
Conduct an inventory of underutilized industrial sites and develop a targeted redevelopment plan focused on employment-generating uses.
Planning and
Building Department
Short-term (1–2
years)
Goal LU-6: A cohesive development pattern that ensures connectivity for pedestrians, bicyclists, and people with disabilities within and between sites.
Policy LU-6.1. Check each development for consistency with the Mobility Element and the Active Santee Plan for pedestrian and bicycle accessibility before approval.
Policy LU-6.2. Require bicycle parking at sites located adjacent to bike lanes identified in the Planned Bicycle Network Map, in accordance with the Bicycle Parking Design Guidelines.
Policy LU-6.3. Require new developments to consider micromobility concepts and provide direct pedestrian and bicycle connections to nearby sidewalks, trails, and transit stops.
Policy LU-6.4. Increase shade trees along pedestrian and bicycle pathways located on private property, particularly where such paths serve as connections to the public active transportation network.
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Goal LU-6 Implementation
Action Lead Agency Timeframe
Update the Active Santee Plan every 5 years to reflect current trends in micromobility technology, respond to emerging mobility issues and needs, and continue to build a robust mobility network.
Engineering
Department
Ongoing
Revise Landscape and Irrigation Regulations (Santee Municipal Code Title 13, Section 13.36) to include provisions requiring shade trees along pedestrian and bicycle pathways on new development or redevelopment projects.
Planning and
Building
Department
Short-term
(1–2 years)
During development review, ensure neighborhood-serving commercial centers incorporate common access points, pedestrian facilities, and ingress/egress points that provide access to/from residential areas.
Planning and
Building
Department
Ongoing
Goal LU-9: Neighborhoods and corridors that prioritize infill development to create livable communities with public spaces, greenspace, and recreation amenities.
Policy LU-9.2. Identify additional opportunities for mixed-use development in strategic locations that provide access to key services and amenities, such as grocery stores, parks and trails, transit stations, schools, and childcare facilities.
Goal LU-9 Implementation
Action Lead Agency Timeframe
Create an infill opportunity map identifying strategic sites for mixed-use development near parks, schools, transit, and childcare.
Planning and Building
Department
Short-term
(1–2 years)
Integrate requirements from the Community Enhancement,
Recreation, Conservation, and Trails Elements into the
development review checklist to ensure consistent
implementation across all infill projects.
Planning and Building
Department
Immediate
(within
1 year)
Develop a parking overlay district for higher-density or intensity areas, such as the Community Hub and Community Corridor Overlay areas and the Town Center. Explore concepts such as a shared parking allowance based on the specific land uses and “park once” strategies.
Engineering Department
with Planning and Building
Department
Mid-term
(3–5 years)
4.2.3.4 Impact Analysis
Threshold 4.2-1: Would the project conflict with or obstruct implementation of the applicable air quality plan? As stated in Section 4.2.2, Relevant Plans, Policies, and Ordinances, the SDAPCD is responsible for developing and implementing the clean air plans for attainment and maintenance of the NAAQS and CAAQS in the SDAB; specifically, the SIP and RAQS.1 The federal O3 attainment plan, which is part of the SIP, was adopted in 2020.
The SIP includes a demonstration that current strategies and tactics will attain acceptable air quality in the SDAB 1 For the purpose of this discussion, the relevant federal air quality plan is the O3 attainment plan (SDAPCD 2020). The RAQS is the applicable plan for purposes of state air quality planning. Both plans reflect growth projections in the SDAB.
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based on the NAAQS. The RAQS was initially adopted in 1992 and is updated every 3 years (most recently in 2022). The RAQS outlines SDAPCD’s plans and control measures designed to attain the CAAQS for O3. The SIP and RAQS rely on information from CARB and SANDAG, including mobile and area source emissions, as well as information regarding projected growth in the County and the cities in the County, to project future emissions and then determine from that the strategies necessary for the reduction of emissions through regulatory controls.
CARB mobile source emission projections and SANDAG growth projections are based on population, vehicle trends, and land use plans developed by the County and the cities in the County as part of the development of their general plans.
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.
The Proposed Project will include updates to existing land use designations, land use maps, and goals and policies.
The updates are aimed at fulfilling the guiding principles included in the Land Use Element Update by promoting infill and improving land use efficiency in established neighborhoods and districts. Upon adoption, the City of Santee Land Use Element Update will guide development in the City over a 20-year planning period, with a horizon year of 2045. It identifies the permitted intensity, location, and type of development across the City, such as living options, business and employment, parks and recreation, and public facilities. While no direct development is proposed as part of the Project, the implementation of proposed land use changes, programs, and policies would accommodate potential future development (and redevelopment of currently developed areas).
As discussed previously, the SIP and RAQS rely on information from CARB and SANDAG, including mobile and area source emissions, as well as information regarding projected growth in San Diego County (County) and the cities in the County, to project future emissions and then determine from that the strategies necessary for the reduction of emissions through regulatory controls. CARB mobile source emission projections and SANDAG growth projections are based on population, vehicle trends, and land use plans developed by the County and the cities in the County as part of the development of their general plans. However, 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. Therefore, the impact would be potentially significant.
The Proposed Project would implement Mitigation Measure (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.
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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? Construction Emissions
The Proposed Project is a policy-level planning document and does not include specific development projects.
However, implementation of the zoning and land use changes associated with the Proposed Project would allow for additional residential development and nonresidential development compared to the Existing Scenario.
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 Proposed Project does not identify any specific development projects. The construction of new residential and nonresidential developments allowable under the Proposed Project would occur intermittently throughout the course of the buildout period. As the timing and intensity of potential future development projects are not known at this time, the precise effects of construction activities associated with buildout of the Proposed Project cannot be accurately quantified at this time. Implementation of the Proposed Project could result in an increase of 4,596 new dwelling units and an increase of 1,740,453 square feet of nonresidential uses over existing conditions at buildout in 2045. It is anticipated that in any given year, multiple residential and/or nonresidential development projects would be constructed within the City, which would result in overlapping construction emissions.
As noted previously, SDAPCD’s project-level thresholds were developed to analyze emissions generated by a single development project. While the construction emission impacts associated with each new residential and nonresidential development would be short term in nature (relative to the buildout year) and limited to the period of time when construction activity is taking place for that particular development, the potential concurrent construction of a multitude of individual development projects that could occur at any one time could generate combined criteria pollutant emissions on a daily basis that could exceed SDAPCD’s project-level thresholds.
Therefore, the impact would be potentially significant.
The Project would implement MM-AQ-2 to help reduce criteria air pollution emissions from future constructionrelated 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 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, construction time frames and equipment for site-specific development projects are not available at this time, and there is a potential for multiple development projects to be constructed at one time, potentially resulting in significant construction-related emissions. The City would review each future development subject to CEQA on a case-by-case basis to determine
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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
The Proposed Project has the potential to result in an increase of up to 4,596 new dwelling units and 1,740,453 square feet of nonresidential uses over existing conditions at buildout in 2045.
Table 4.2-5 presents the maximum daily emissions associated with the Project and the Existing Scenario and compares the net change in emissions to SDAPCD thresholds. Complete details of the emissions calculations are provided in Appendix C.
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Table 4.2-5. Estimated Maximum Daily Operational Criteria Air Pollutant Emissions Emissions Source
VOC NOx CO SOx PM10 PM2.5
Pounds per Day
Existing Scenario
Summer
Mobile 340.90 289.33 2,989.29 7.31 630.85 163.90
Area 1,750.69 33.85 2,198.28 3.74 284.12 282.77
Energy 0.30 5.40 3.72 0.03 0.42 0.42
Total Daily Summer
Emissions
2,091.89 328.58 5,191.29 11.08 915.39 447.09
Winter
Mobile 333.69 317.68 2,763.73 6.97 630.85 163.90
Area 1,732.74 32.61 2,061.01 3.73 283.95 282.65
Energy 0.30 5.40 3.72 0.03 0.42 0.42
Total Daily Winter
Emissions
2,066.74 355.69 4,828.47 10.74 915.22 446.97
Maximum Daily Emissions 2,091.89 355.69 5,191.29 11.08 915.39 447.09 Proposed Project
Summer
Mobile 479.12 322.62 4,763.36 14.74 1,629.30 417.04
Area 8,958.51 174.22 11,218.83 19.49 1,480.56 1,473.65
Energy 0.91 15.95 9.10 0.10 1.26 1.26
Total Daily Summer
Emissions
9,438.54 512.78 15,991.29 34.32 3,111.12 1,891.95
Winter
Mobile 476.23 355.80 4,321.58 14.05 1,629.30 417.04
Area 8,905.63 169.97 10,743.35 19.46 1,480.15 1,473.34
Energy 0.91 15.95 9.10 0.10 1.26 1.26
Total Daily Winter
Emissions
9,382.78 541.72 15,074.03 33.61 3,110.71 1,891.64
Maximum Daily Emissions 9,438.54 541.72 15,991.29 34.32 3,111.12 1,891.95 Net Change
Existing Scenario
Maximum Daily Emissions
2,091.89 355.69 5,191.29 11.08 915.39 447.09
Proposed Project
Maximum Daily Emissions
9,438.54 541.72 15,991.29 34.32 3,111.12 1,891.95
Project Net Change
(Project-Existing)
7,346.64 186.03 10,800.00 23.24 2,195.73 1,444.86
SDAPCD Threshold 75 250 550 250 100 55
Threshold Exceeded? Yes No Yes No Yes Yes
Notes: VOC = volatile organic compound; NOx = oxides of nitrogen; CO = carbon monoxide; SOx = sulfur oxides; PM10 = coarse particulate matter; PM2.5 = fine particulate matter; = SDAPCD = San Diego Air Pollution Control District.
See Appendix C, CalEEMod Outputs and Estimated Emissions, for complete results.
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Thresholds are based on maximum daily emissions rather than seasonal averages; therefore, summer and winter conditions are shown to represent worst-case scenarios. “Summer” emissions are representative of the conditions that may occur during the O3 season (May 1 to October 31), and “winter” emissions are representative of the conditions that may occur during the balance of the year (November 1 to April 30).
As shown in Table 4.2-5, 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 operationalrelated 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.
Health Effects of Criteria Air Pollutants
The California Supreme Court’s Sierra Club v. County of Fresno (2018) 6 Cal. 5th 502 decision (referred to herein as the Friant Ranch decision) (issued on December 24, 2018) addresses the correlation of mass emission values for criteria air pollutants to specific health consequences and contains the following direction: “The Environmental Impact Report (EIR) must provide an adequate analysis to inform the public how its bare numbers translate to create potential adverse impacts or it must explain what the agency does know and why, given existing scientific constraints, it cannot translate potential health impacts further” (italics in original) (Sierra Club v. County of Fresno 2018).
Currently, SDAPCD, CARB, and EPA have not approved a quantitative method to reliably, meaningfully, and consistently translate the mass emission estimates for the criteria air pollutants resulting from a project to specific health effects. In addition, there are numerous scientific and technological complexities associated with correlating criteria air pollutant emissions from an individual project to specific health effects or potential additional nonattainment days.
In connection with the judicial proceedings culminating in issuance of the Friant Ranch decision, SCAQMD and the San Joaquin Valley Air Pollution Control District (SJVAPCD) filed amicus briefs attesting to the extreme difficulty of correlating an individual project’s criteria air pollutant emissions to specific health impacts. Both SJVAPCD and SCAQMD have among the most sophisticated air quality modeling and health impact evaluation capabilities of the air districts in California. The key, relevant points from the SCAQMD and SJVAPCD briefs are summarized herein, as the modeling constraints and relevant factors identified in those briefs remain applicable as of the publication date of this report.
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In requiring a health impact type of analysis for criteria air pollutants, it is important to understand how O3 and PM are formed, dispersed, and regulated. The formation of O3 and PM in the atmosphere, as secondary pollutants,2 involves complex chemical and physical interactions of multiple pollutants from natural and anthropogenic sources.
The O3 reaction is self-perpetuating (or catalytic) in the presence of sunlight because NO2 is photochemically reformed from nitric oxide. In this way, O3 is controlled by both NOx and VOC emissions (NRC 2005). The complexity of these interacting cycles of pollutants means that incremental decreases in one emission may not result in proportional decreases in O3 (NRC 2005). Although these reactions and interactions are well understood, variability in emission source operations and meteorology creates uncertainty in the modeled O3 concentrations to which downwind populations may be exposed (NRC 2005). Once formed, O3 can be transported long distances by wind and due to atmospheric transport; contributions of precursors from the surrounding region can also be important (EPA 2008). Because of the complexity of O3 formation, a specific tonnage amount of VOCs or NOX emitted in a particular area does not equate to a particular concentration of O3 in that area (SJVAPCD 2015).
PM can be divided into two categories: directly emitted PM and secondary PM. Secondary PM, like O3, is formed via complex chemical reactions in the atmosphere between precursor chemicals such as SOx and NOx (SJVAPCD 2015).
Because of the complexity of secondary PM formation, including the potential to be transported long distances by wind, the tonnage of PM-forming precursor emissions in an area does not necessarily result in an equivalent concentration of secondary PM in that area (SJVAPCD 2015). This is especially true for individual projects, like the Project, where project-generated criteria air pollutant emissions are not derived from a single “point source,” but from construction equipment and mobile sources (passenger cars and trucks) driving to, from, and around the Project parcels.
Another important technical nuance is that health effects from air pollutants are related to the concentration of the air pollutant that an individual is exposed to, not necessarily the individual mass quantity of emissions associated with an individual project. For example, health effects from O3 are correlated with increases in the ambient level of O3 in the air a person breathes (SCAQMD 2015). However, it takes a large amount of additional precursor emissions to cause a modeled increase in ambient O3 levels over an entire region (SCAQMD 2015). The lack of link between the tonnage of precursor pollutants and the concentration of O3 and PM2.5 formed is important because it is not necessarily the tonnage of precursor pollutants that causes human health effects; rather, it is the concentration of resulting O3 that causes these effects (SJVAPCD 2015). Indeed, the ambient air quality standards, which are statutorily required to be set by EPA at levels that are requisite to protect the public health, are established as concentrations of O3 and PM2.5 and not as tonnages of their precursor pollutants (SJVAPCD 2015). Because the ambient air quality standards are focused on achieving a particular concentration region-wide, the tools and plans for attaining the ambient air quality standards are regional in nature. For CEQA analyses, project-generated emissions are typically estimated in pounds per day or tons per year and compared to mass daily or annual emission thresholds. While CEQA thresholds are established at levels that the air basin can accommodate without affecting the attainment date for the ambient air quality standards, even if a project exceeds established CEQA significance thresholds, this does not mean that one can easily determine the concentration of O3 or PM that will be created at or near the project site on a particular day or month of the year, or what specific health impacts will occur (SJVAPCD 2015).
In regard to regional concentrations and air basin attainment, SJVAPCD emphasized that attempting to identify a change in background pollutant concentrations that can be attributed to a single project, even one as large as the 2 Air pollutants formed through chemical reactions in the atmosphere are referred to as secondary pollutants.
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entire Friant Ranch Specific Plan,3 is a theoretical exercise. The SJVAPCD brief noted that it “would be extremely difficult to model the impact on NAAQS attainment that the emissions from the Friant Ranch project may have” (SJVAPCD 2015). The situation is further complicated by the fact that background concentrations of regional pollutants are not uniform either temporally or geographically throughout an air basin but are constantly fluctuating based upon meteorology and other environmental factors. SJVAPCD noted that the currently available modeling tools are equipped to model the impact of all emission sources in the San Joaquin Valley Air Basin on attainment (SJVAPCD 2015). The SJVAPCD brief then indicated that “running the photochemical grid model used for predicting O3 attainment with the emissions solely from the Friant Ranch project (which equate to less than one-tenth of one percent of the total NOx and VOC in the Valley) is not likely to yield valid information given the relative scale involved” (SJVAPCD 2015).
SCAQMD and SJVAPCD have indicated that it is not feasible to quantify project-level health impacts based on existing modeling (SCAQMD 2015; SJVAPCD 2015). Even if a metric could be calculated, it would not be reliable because the models are equipped to model the impact of all emission sources in an air basin on attainment and would likely not yield valid information or a measurable increase in O3 concentrations sufficient to accurately quantify O3-related health impacts for an individual project.
Nonetheless, following the Supreme Court’s Friant Ranch decision, some EIRs where estimated criteria air pollutant emissions exceeded applicable air district thresholds have included a quantitative analysis of potential projectgenerated health effects using a combination of a regional photochemical grid model4 and the EPA Benefits Mapping and Analysis Program (BenMAP or BenMAP–Community Edition).5 The publicly available health impact assessments (HIAs) typically present results in terms of an increase in health incidences and/or the increase in background health incidences for various health outcomes resulting from the project’s estimated increase in concentrations of O3 and PM2.5.
6 To date, the six publicly available HIAs reviewed herein have concluded that the evaluated projects’ health effects associated with the estimated project-generated increase in concentrations of O3 and PM2.5 represent a small increase in incidences and a very small percent of the number of background incidences, indicating that these health impacts are negligible and potentially within the models’ margin of error.
Additionally, while the results of the six available HIAs conclude that the project emissions do not result in a substantial increase in health incidences, the estimated emissions and assumed toxicity are also conservatively inputted into the HIAs and thus, overestimate health incidences, particularly for PM2.5. 3 The Friant Ranch Specific Plan proposed 2,683 single-family age-restricted units, 83 multifamily age-restricted units, 180 nonage-restricted multifamily units, and 250,000 square feet of commercial village within a Village Core that also provides for up to 50 residential units on approximately 942 acres (County of Fresno 2010). 4 The first step in the publicly available health impact assessments (HIAs) includes running a regional photochemical grid model, such as the Community Multiscale Air Quality Model or the Comprehensive Air Quality Model with extensions to estimate the increase in concentrations of O3 and PM2.5 as a result of project-generated emissions of criteria and precursor pollutants. Air districts, such as SCAQMD, use photochemical air quality models for regional air quality planning. These photochemical models are large-scale air quality models that simulate the changes of pollutant concentrations in the atmosphere using a set of mathematical equations characterizing the chemical and physical processes in the atmosphere (EPA 2017). 5 After estimating the increase in concentrations of O3 and PM2.5, the second step in the six examples includes use of BenMAP or BenMAP-Community Edition to estimate the resulting associated health effects. BenMAP estimates the number of health incidences resulting from changes in air pollution concentrations (EPA 2023). The health impact function in BenMAP-Community Edition incorporates four key sources of data: (i) modeled or monitored air quality changes, (ii) population, (iii) baseline incidence rates, and (iv) an effect estimate. All of the five example HIAs focused on O3 and PM2.5. 6 The following CEQA documents included a quantitative HIA to address Friant Ranch: (1) World Logistics Center Revised Final EIR (City of Moreno Valley 2019), (2) March Joint Powers Association K4 Warehouse and Cactus Channel Improvements EIR (March JPA 2019), (3) Mineta San Jose Airport Amendment to the Airport Master Plan EIR (City of San Jose 2019), (4) City of Inglewood Basketball and Entertainment Center Project EIR (City of Inglewood 2020), (5) San Diego State University Mission Valley Campus Master Plan EIR (SDSU 2019), and (6) California State University Dominguez Hills 2018 Campus Master Plan EIR (CSU Dominguez Hills 2019).
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As explained in the SJVAPCD brief and noted previously, running the photochemical grid model used for predicting O3 attainment with the emissions solely from an individual project like the Friant Ranch Project or this Project is not likely to yield valid information given the relative scale involved. The six examples reviewed support the SJVAPCD brief’s contention that consistent, reliable, and meaningful results may not be provided by methods applied at this time. Accordingly, additional work in the industry and, more importantly, air district participation, is needed to develop a more meaningful analysis to correlate project-level mass criteria air pollutant emissions and health effects for decision makers and the public. Furthermore, at the time of writing, no HIA has concluded that health effects estimated using the photochemical grid model and BenMAP approach are substantial, provided that the estimated project-generated incidences represent a very small percent of the number of background incidences, potentially within the models’ margin of error.
Construction and operation of potential future developments allowed under the Project may result in emissions that would exceed the SDAPCD thresholds for criteria air pollutants, specifically VOCs, CO, PM10, and PM2.5.
As discussed in Section 4.2.1, Existing Conditions, health effects associated with O3 include respiratory symptoms, worsening of lung disease leading to premature death, and damage to lung tissue. VOCs and NOx are precursors to O3, for which the SCAB is designated as nonattainment with respect to the NAAQS and CAAQS. The contribution of VOCs and NOx to regional ambient O3 concentrations is the result of complex photochemistry. The increases in O3 concentrations in the SCAB due to O3 precursor emissions tend to be found downwind of the source location because of the time required for the photochemical reactions to occur. Further, the potential for exacerbating excessive O3 concentrations would also depend on the time of year that the VOC emissions would occur, because exceedances of the O3 NAAQS and CAAQS tend to occur between April and October when solar radiation is highest.
As described above, due to the lack of quantitative methods to assess this complex photochemistry, the holistic effect of a single project’s emissions of O3 precursors is speculative. Because construction and operation of potential future developments allowed under the Project may result in emissions that would exceed the SDAPCD thresholds of VOC and NOx, the Project could contribute to health effects associated with O3.
Health effects associated with NOx and NO2 (which is a constituent of NOx) include lung irritation and enhanced allergic responses (see Section 4.2.1). Although Project-related NOx emissions may exceed the SDAPCD operational mass daily thresholds, because the SDAB is a designated attainment area for NO2 (and NO2 is a constituent of NOx) and the existing NO2 concentrations in the area are well below the NAAQS and CAAQS standards,7 it is not anticipated that potential future development allowed under the Project would cause an exceedance of the NAAQS and CAAQS for NO2 or result in potential health effects associated with NO2 and NOx. However, because construction and operation of potential future developments allowed under the Project may result in emissions that would exceed the SDAPCD thresholds of NOx, the Project could contribute to health effects associated with NOx and NO2.
Health effects associated with CO include chest pain in patients with heart disease, headache, light-headedness, and reduced mental alertness (see Section 4.2.1). CO tends to be a localized impact associated with congested intersections.
The potential for CO hotspots is discussed under Threshold 4.2-3 below and is determined to be less than significant.
Thus, the Project’s CO emissions would not contribute to significant health effects associated with CO.
Health effects associated with PM10 and PM2.5 include premature death and hospitalization, primarily for worsening of respiratory disease (see Section 4.2.1). construction and operation of potential future developments allowed under the Project may result in emissions that would exceed the SDAPCD thresholds of PM10 and PM2.5. As such, 7 See Table 4.2-2, which shows that ambient concentrations of NO2 at the El Cajon monitoring station have not exceeded the NAAQS or CAAQS between 2022 and 2024.
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the Project would potentially contribute to exceedances of the NAAQS and CAAQS for PM and obstruct the SDAB from coming into attainment for these pollutants. Because the Project has the potential to contribute substantial PM during operation, the Project could result in associated health effects.
The Proposed Land Use Element Update is a program-level planning document, not a project-level action. Its purpose is to establish policies and zoning frameworks—such as creating a High-Density Mixed-Use Overlay—that enable potential future development, but it does not propose or approve any specific projects. Instead, the update sets the stage for development that may occur incrementally over a 20-planning period.
In closing, there are numerous scientific and technological complexities associated with correlating criteria air pollutant emissions from an individual project to specific health effects or potential additional nonattainment days, and methods available to quantitatively evaluate health effects may not be appropriate to apply to emissions associated with the Project, which cannot be estimated with a high-level of accuracy.
Threshold 4.2-3: Would the project expose sensitive receptors to substantial pollutant concentrations? Carbon Monoxide Hotspots
Mobile-source impacts occur on two scales: regional and local. Regionally, Project-related travel would add to regional trip generation and increase the VMT within the local airshed and the SDAB. Locally, Project-related traffic would be added to the City’s roadway system. If such traffic occurs during periods of poor atmospheric ventilation, consists of a large number of vehicles “cold-started” and operating at pollution-inefficient speeds, and operates on roadways already crowded with non-Project traffic, there is a potential for the formation of microscale CO “hotspots” in the area immediately around points of congested traffic.
CO emissions in California have declined dramatically over the past decades in response to stringent CARB and local air district regulations, resulting in the removal of CO monitoring and contingency requirements from several previously designated maintenance areas. According to the state 2023 CO SIP Revision, all 10 former CO nonattainment areas, including San Diego, achieved compliance well before the end of the required 20-year maintenance period. Statewide CO emissions have fallen approximately 59% from 2000 to 2023, driven largely by an 82% reduction in on-road motor vehicle emissions, with further declines projected through at least 2050 due to continuing implementation of advanced clean car and zero-emission vehicle mandates (CARB 2024b).
San Diego has consistently maintained CO levels well below the 9 ppm standard since the mid-1990s and was redesignated to attainment in 1996; no exceedances have occurred since (CARB 2024b). As shown in Table 4.2-2, ambient air quality monitoring at the El Cajon station shows that CO levels from the last 3 years are well below the NAAQS and CAAQS.
The Proposed Project is a policy document that does not include or propose any site-specific development that could directly result in construction or operational traffic impacts to the environment. Furthermore, given these sustained declines in CO levels in California and San Diego, and continued regulatory progress, the potential for future development allowed by the Proposed Project to generate a CO “hotspot” is extremely unlikely. As such, the Proposed Project would have a less-than-significant impact.
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 TDM strategies to reduce VMT, which would reduce the potential for CO “hotspots” to develop.
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Toxic Air Contaminants
The Project is a policy document that does not include or propose any site-specific development that could directly result in construction or operational impacts to the environment. Rather, implementation of the Project would result in changes to land use designations, which would allow for additional potential future development/redevelopment to occur. Nevertheless, construction and operation of potential future development allowed under the Proposed Project could increase activities that may expose sensitive receptors to emissions of pollutants identified by the state and federal government as TACs or HAPs. SDAPCD specifically recommends consideration of sensitive receptors in locations such as day care centers, schools, retirement homes, and hospitals, or medical patients in residential homes close to major roadways or stationary sources, which could be impacted by air pollutants.
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. MM-AQ-4 and MM-AQ-2 would help reduce DPM emissions to the extent feasible. 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 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.
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Valley Fever
As discussed in Section 4.2.1, valley fever is not highly endemic to San Diego County, with an incident rate of 18.3 cases per 100,000 people in 2024 (CDPH 2024). California Labor Code, Section 6709(c), requires employers located within highly endemic areas to provide specialized awareness training regarding valley fever on an annual basis to their employees. It further provides that if additional counties are determined to be highly endemic (based on their annual incidence rate exceeding 20 cases per 100,000 persons per year), such counties will need to comply with the awareness training requirements in the calendar year subsequent to the publication of the exceedance in CDPH’s annual report (California Labor Code, Section 6709[e]).
As recognized by the California Department of Industrial Relations, employers have legal responsibilities to control their workers’ exposure to hazardous materials. These regulations require employers, among other responsibilities, to prepare and implement injury and illness prevention programs, provide respiratory protective equipment to prevent atmospheric contamination and control occupational diseases caused by breathing contaminated air, and undertake other actions for the protection of employees (CDIR 2025).
Even if present at the site, construction activities may not result in increased incidence of valley fever. Propagation of valley fever is dependent on climatic conditions, with the potential for growth and surface exposure highest following early seasonal rains and long dry spells. Valley fever spores can be released when filaments are disturbed by earth-moving activities, although receptors must be exposed to and inhale the spores to be at increased risk of developing valley fever. Moreover, exposure to valley fever does not guarantee that an individual will become ill— approximately 60% of people exposed to the fungal spores are asymptomatic and show no signs of an infection (USGS 2000).
In order to reduce fugitive dust from potential future developments allowed under the Project, future developers would be required to employ dust control measures in accordance with SDAPCD Rule 55, which limits airborne dust beyond the property line and track-out/carry-out roadway dust. These requirements are consistent with CDPH recommendations for the implementation of dust control measures, including regular application of water during soil-disturbance activities, to reduce exposure to valley fever by minimizing the potential that the fungal spores become airborne (CDPH 2013). Further, regulations designed to minimize exposure to valley fever hazards are included in Title 8 of the California Code of Regulations and would be complied with during the Project’s construction phase (CDIR 2025).
In summary, the potential future development allowed under the Project would not result in a significant impact attributable to valley fever exposure based on its compliance with applicable regulatory standards and dust control measures, which will serve to minimize the release of and exposure to fungal spores. Therefore, impacts associated with valley fever exposure for sensitive receptors would be less than significant.
Threshold 4.2-4: Would the project result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?
Section 41700 of the California Health and Safety Code and SDAPCD Rule 51 (Public Nuisance) prohibit emissions from any source whatsoever in such quantities of air contaminants or other material that cause injury, detriment, nuisance, or annoyance to the public health or damage to property. Projects required to obtain permits from SDAPCD are evaluated by SDAPCD staff for potential odor nuisance, and conditions may be applied (or control equipment required) where necessary to prevent occurrence of public nuisance.
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SDAPCD Rule 51 (Public Nuisance) also prohibits emission of any material that causes nuisance to a considerable number of persons or endangers the comfort, health, or safety of any person. A project that proposes a use that would produce objectionable odors would be deemed to have a significant odor impact if it would affect a considerable number of off-site receptors. Odor issues are very subjective by the nature of odors themselves and since their measurements are difficult to quantify. As a result, this guideline is qualitative and will focus on the existing and potential surrounding uses and location of sensitive receptors.
The occurrence and severity of potential odor impacts depends on numerous factors: the nature, frequency, and intensity of the source; the wind speeds and direction; and the sensitivity of receiving location each contribute to the intensity of the impact. Although offensive odors seldom cause physical harm, they can be annoying, cause distress among the public, and generate citizen complaints.
Construction
Odors produced during construction of future projects could be attributable to concentrations of unburned hydrocarbons from tailpipes of construction equipment and/or vehicles, architectural coatings (i.e. paints and solvents), and asphalt pavement application. Such odors are temporary and would disperse rapidly, and for the types of construction activities anticipated for project components, would generally occur at magnitudes that would not affect substantial numbers of people. Therefore, impacts associated with odors during construction would be less than significant.
Operation
Due to the subjective nature of odor impacts, the number of variables that can influence the potential for an odor impact, and the variety of odor sources, there are no quantitative or formulaic methodologies to determine if potential odors would have a significant impact. Examples of land uses and industrial operations that are commonly associated with odor complaints include agricultural uses, wastewater treatment plants, food processing facilities, chemical plants, composting, refineries, landfills, dairies, and fiberglass molding facilities. In addition to the odor source, the distance between the sensitive receptor(s) and the odor source, as well as the local meteorological conditions, are considerations in the potential for a project to frequently expose the public to objectionable odors.
As stated previously, the Proposed Project is a policy document that does not include or propose any site-specific development that could directly result in construction or operational impacts to the environment. The Project does not propose, and the Project would not engage in, any of these activities or other potential activities that would generate operational odors. Additionally, the City would consider all potential future developments subject to CEQA accommodated by the Proposed Project requiring approval on a case-by-case basis and each project would be subject to Section 41700 of the California Health and Safety Code and SDAPCD Rule 51; therefore, impacts related to odors caused by the Proposed Project would be less than significant.
4.2.4 Mitigation Measures
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.
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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. - 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 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 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.
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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.2-36
▪ 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.
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 non-cancer 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 non-cancer 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 (CARB) 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 diesel-fueled off-road construction equipment greater than 50 horsepower to be equipped with CARB Tier 4 Final–compliant engines or better.
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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.2-37
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:
▪ Nonresidential 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 station proximate to sensitive receptors and the facility for the life of the project and making the resulting data publicly available in real time.
4.2.5 Significance After Mitigation
Threshold 4.2-1: While implementation of MM-AQ-1 will require the City to coordinate with SDAPCD and SANDAG to update the RAQS and SIP with the new growth projections due to the implementation of the Proposed Project, updates to the regional growth projections and the RAQS may not be completed before construction of new development resulting from the Proposed Project.
Therefore, 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.
Threshold 4.2-2:
Construction
Implementation of MM-AQ-2 would require a project-level construction air quality analysis which would help reduce exhaust- and dust-related criteria air pollution emissions from construction-related activities to the extent feasible. However, construction time frames and equipment for site-specific development projects are not available at this time, and there is a potential for multiple development projects to be constructed at one time, potentially resulting in significant construction-related emissions. Therefore, impacts would remain significant and unavoidable.
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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.2-38
Operation
Implementation of MM-AQ-3 would require a project-level operational air quality analysis which would help reduce criteria air pollution emissions from operational-related activities to the extent feasible. However, at a program level of review, it is not guaranteed that each individual project would fully mitigate the potential impacts. Therefore, impacts would remain significant and unavoidable.
Threshold 4.2-3:
CO Hotspots
The project would result in less-than-significant impact; no mitigation is required.
Toxic Air Contaminants
Future projects could generate TACs during construction and operation that could contribute to significant impacts to nearby sensitive receptors, resulting in a potentially significant impact. MM-AQ-4 and MM-AQ-5 would ensure sources of TACs are considered during subsequent CEQA environmental review by the City. However, due to the uncertainty of future sensitive receptor locations, even with implementation of mitigation, impacts would be significant and unavoidable.
Valley Fever
The project would result in less-than-significant impact; no mitigation is required.
Threshold 4.2-4: The project would result in less-than-significant impact; no mitigation is required.
4.3 – BIOLOGICAL RESOURCES
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.4-1
4.3 Biological Resources
This section of the draft program environmental impact report (PEIR) describes the existing biological resources within the proposed 254.8-acre Project parcels (i.e., parcels within the City of Santee [City] slated for land use change and designated as the Community Hub Overlay, Community Corridor Overlay, and Assessor’s Parcel Number [APN] 378-160-25-00) and vicinity, identifies associated regulatory requirements, evaluates potential impacts, and identifies mitigation measures related to implementation of the City of Santee Land Use Element Update (Project or Proposed Project). The analysis is based, in part, on the City of Santee Land Use Element Update Biological Technical Report (BTR) prepared for the Proposed Project by Dudek, included as Appendix D of this Draft PEIR.
4.3.1 Existing Conditions
The biological resources analysis addresses the 254.8-acre Project parcels comprising 163 APNs (Figure 4.3- 1, Project Location, and listed in Appendix D). The Project parcels are located within the U.S. Geological Survey El Cajon and La Mesa, California, 7.5-minute topographic quadrangle maps. The majority of the APNs that make up the Project parcels are currently developed lands with existing infrastructure (e.g., residential homes, commercial buildings, parking lots, etc.). A few of the APNs associated with the Project are undeveloped sites with native vegetation.
4.3.1.1 Environmental Setting
Physical Conditions
Physical conditions across the landscape play important roles in the distribution of biological resources. The following provides an overview of some key physical characteristics within the Project parcels. The Project parcels occur both south and north of the San Diego River, within relatively flat existing development areas. The majority of the Project parcels are existing developed lands, with only a few containing undeveloped areas with natural vegetation communities. As identified in the Multiple Species Conservation Program (MSCP) Plan (City of San Diego 1998) and used without revision on Figure 2-12 in the Draft Santee MSCP Subarea Plan (City of Santee 2025), a total of five Project parcels (APNs 378-160-25, 383-156-03, 383-450-02, 383-450-05, and 383-450-04) partially or completely overlap the established biological core areas located within the City, as shown on Figure 4.3-2, Wildlife Corridors and Habitat Linkages. Based on the preliminary vegetation mapping, only three of those parcels (378- 160-25, 383-450-05, and 383-450-04) contain areas with native vegetation, as described below. As shown on Figure 4.3-2, the established biological core areas located within the Project parcels overlap the San Diego River.
The San Diego River provides riparian habitat for species dispersal movements and upland areas that connect the City into other open space areas to the north and west.
Elevations within the Project parcels range from 330 feet above mean sea level within the southernmost parcels, to approximately 610 feet above mean sea level at the northernmost parcel. The Project area is in a dry climate, with monthly average temperatures near the City ranging from approximately 49°F–80°F. The City generally receives an average annual rainfall of 15.58 inches per year (Western Regional Climate Center 2025). The Project has 22 soil types that are primarily composed of sand, and a portion (175.9 acres) are considered partially or fully hydric (USDA 2025a, 2025b). Soil types are summarized in Table 4.3-1 and depicted on Figure 4.3-3, Soils. The Project occurs within the San Diego Hydrologic Unit, the Lower San Diego Hydrologic Area, and the Santee and El Cajon Subareas (Figure 4.3-4, Hydrology). The Lower San Diego Hydrologic Area includes the Lower San Diego River Watershed, which extends from the mouth of the San Diego River to Channel Road in Lakeside. The major hydrologic features within the vicinity of the Project parcels are the San Diego River and its tributaries, including Forester Creek and Woodglen Vista Creek. See Appendix D, Table 4.3-1 for a summary of soils within the Project parcels.
4.3 – BIOLOGICAL RESOURCES
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.3-2
Vegetation Communities and Land Covers
Vegetation communities and land cover types used in this document are based on the San Diego Geographic Information Source (1998) database, with desktop verification using aerial imagery. Because the mapping is originally from 1998, the desktop mapping review was conducted to provide an update to reflect current conditions within the Project parcels. Because no field surveys were conducted within the parcels, mapping should be assumed to be preliminary. Based on species composition and general physiognomy, 6 vegetation communities or land cover types occur within the Project parcels, and 13 vegetation communities or land cover types (including those 6 vegetation communities or land cover types occurring within the Project parcels) occur within the 500-foot buffer surrounding each Project parcel. Acreages for each vegetation community or land cover type are provided in Table 4.3-1, and their spatial distribution is shown in Figure 4.3-5, Biological Resources. Descriptions for each vegetation community or land cover type are provided in Appendix D.
Table 4.3-1. Vegetation Communities and Land Covers within the Project Parcels and 500-Foot Buffer
Vegetation Community/Land Cover Type
Holland/
Oberbauer Code
500-Foot Buffer
(acres)
Project parcels
(acres)
Riparian/Bottomland Vegetation Communities
Disturbed Wetland1 11200 0.3 0
Coastal and Valley Freshwater Marsh1 52410 3.0 0
Southern Cottonwood–Willow Riparian
Forest1
61330 28.3 0.8
Southern Willow Scrub1 63320 8.1 0
Tamarisk Scrub1,2 63810 0.3 <0.1
Non-Vegetated Floodplain or Channel1 64200 2.2 0
Riparian/Bottomland Vegetation Communities Subtotal 42.2 0.8 Upland Vegetation Communities
Diegan Coastal Sage Scrub1 32500 23.8 13.1
Non-Native Communities and Land Cover Types
Non-Native Vegetation 11000 0.7 0
Disturbed Habitat 11300 83.7 1.6
Urban/Development 12000 556.9 228.0
Extensive Agriculture 18300 14.4 0
Non-Native Grassland1 42200 11.4 11.2
Eucalyptus Woodland 79000 2.8 0
Non-Native Communities and Land Cover Types Subtotal 670.0 240.9 Total 736.1 254.8
Note: Totals may not sum due to rounding.
1 This vegetation community is considered sensitive under the Draft Santee Multiple Species Conservation Program (MSCP) Subarea Plan (City of Santee 2025), and impacts would require mitigation. 2 Although this community comprises non-native species, tamarisk scrub could be considered either a riparian scrub or disturbed wetland vegetation type, as presented in Table 5-13 of the Draft Santee MSCP Subarea Plan (City of Santee 2025). Therefore, to be conservative, it is assumed this community is sensitive.
4.3 – BIOLOGICAL RESOURCES
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.3-3
Special-Status Plant and Wildlife Species
Special-status species are defined as follows:
▪ Species classified as endangered or threatened by the U.S. Fish and Wildlife Service (USFWS) under the federal Endangered Species Act (FESA) (“federally listed”) ▪ Species classified as endangered, threatened, or rare by the California Department of Fish and Wildlife (CDFW) under the California Endangered Species Act (CESA) (“state listed”) ▪ Candidates for future listing under FESA
▪ Plant species designated by CNPS as “rare, threatened, or endangered in California” (California Rare Plant Rank [CRPR] 1B and 2B)
▪ Wildlife species designated as a Species of Special Concern by CDFW ▪ Wildlife species fully protected under California Fish and Game Code Sections 3511, 4700, 5050, and 5515 ▪ Species considered a locally significant species; that is, a species that is not rare from a statewide perspective but is rare or uncommon in a local context, such as within a county or region, or is so designated in local or regional plans, policies, or ordinances (i.e., Draft Santee MSCP Subarea Plan Covered Species) Special-status species data were compiled from the following sources: the California Natural Diversity Database (CNDDB; CDFW 2025a), the CNPS Rare Plant Inventory (CNPS 2025), and USFWS species occurrence database (USFWS 2025). The CNDDB and CNPS queries were run using the U.S. Geological Survey 7.5-minute quadrangles that overlap the Project parcels, El Cajon and La Mesa, and the seven surrounding quadrangles: National City, Jamul Mountains, El Cajon Mountain, San Vicente Reservoir, Poway, Dulzura, and Alpine. To determine current range and other species-specific parameters, a number of species-specific resources were used, including the Consortium of California Herbaria (2025), California Wildlife Habitat Relationships data (Zeiner et al 1990; CDFW 2025b), California herpetology data (Nafis 2025), and California Bird Species of Special Concern (Shuford and Gardali 2008).
Appendix B to the BTR (Appendix D to this PEIR) provides a summary of the 83 special-status plant species, and Appendix C to the BTR (Appendix D to this PEIR) provides a summary of the 51 special-status wildlife species that have been documented in the Project’s surrounding vicinity (i.e., CNDDB and CNPS queries) and includes information on status, distribution, and habitat associations. A total of 32 of the 83 special-status plant species are not expected to occur due to lack of suitable habitat (e.g., the majority of the Project’s parcels are developed lands) or because the area is outside the species’ elevation range. There are 51 special-status plant species with moderate potential to occur within the Project parcels. A total of 26 special-status wildlife species are not expected to occur due to lack of suitable habitat (i.e., the majority of the Project parcels are developed lands) or because the Project parcels are outside the species’ known geographic range. Based on the presence of suitable habitat and documented occurrences within the Project vicinity, there are 24 special-status wildlife species with moderate or high potential to occur.
Suitable habitat determinations made for each species were based on the vegetation communities provided in the San Diego Geographic Information Source (1998) database, and no special-status species surveys were conducted within the Project parcels. Therefore, if vegetation communities occur that are not reflected in the vegetation community mapping data, the potential to occur determinations could be affected. The CNDDB locations for the special-status species within 1,000 feet of the Project parcels are shown on Figure 4.3-5.
4.3 – BIOLOGICAL RESOURCES
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.3-4
There is USFWS-designated critical habitat for three species (least Bell’s vireo [Vireo bellii pusillus], coastal California gnatcatcher [Polioptila californica californica], and Hermes copper butterfly [Lycaena hermes]) that occurs within the Project vicinity, as shown on Figure 4.3-5. Project parcel APN 378-160-25 overlaps both coastal California gnatcatcher and Hermes copper butterfly critical habitat, and a small portion of APN 383-121-64 overlaps least Bell’s vireo critical habitat. However, APN 383-121-64 occurs immediately adjacent to Mission Gorge Road and is entirely developed. This parcel does not provide riparian habitat used by least Bell’s vireo, and critical habitat designations may be imprecise due to the typically large mapping scales, and they usually include both suitable habitat and unsuitable habitat. Additionally, there is no USFWS-designated critical habitat for any federally listed plant species that overlaps any of the Project parcels.
Jurisdictional Aquatic Resources
As shown on Figure 4.3-4, there are USGS National Hydrography Dataset flowlines and USFWS National Wetlands Inventory features occurring within and immediately adjacent to Project parcels. The major hydrologic features within the vicinity of the Project parcels are the San Diego River, which bisects the northern parcels from the southern parcels; Forester Creek, which occurs within the southwestern parcels; and Woodglen Vista Creek, which runs along the northern parcels. The vegetation community mapping data for the Project parcels includes six vegetation community types (i.e., disturbed wetland, coastal and valley freshwater marsh, southern cottonwoodwillow riparian forest, southern willow scrub, tamarisk scrub, and non-vegetated channel) that may be considered potentially jurisdictional. All of the potential jurisdictional aquatic resources are potentially regulated by U.S. Army Corps of Engineers (USACE) under Section 404 of the Clean Water Act (CWA), Regional Water Quality Control Board (RWQCB) under Section 401 of the CWA and Porter–Cologne Water Quality Control Act (Porter–Cologne Act), and CDFW under Section 1600-1616 of the California Fish and Game Code. It should be noted that this preliminary assessment provides an overview of the potential jurisdictional resources in the Project parcels and does not constitute a formal jurisdictional delineation.
Wildlife Corridors and Habitat Linkages
The majority of the Project parcels are existing developed lands, with only a few containing undeveloped areas with natural vegetation communities. A total of five Project parcels (APNs 378-160-25, 383-156-03, 383-450-02, 383- 450-05, and 383-450-04) partially or completely overlap the established biological core areas located within the City, as shown on Figure 4.3-2, and only three of those parcels (378-160-25, 383-450-05, and 383-450-04) contain areas with native vegetation. As shown on Figure 4.3-2, the established biological core areas located within the Project parcels overlap the San Diego River. The San Diego River provides riparian habitat for species dispersal movements and upland areas that connect the City into other open space areas to the north and west. This biological core area provides a habitat mosaic containing viable populations of smaller terrestrial species and allows for gene flow through diffusion of populations over a period of generations.
Overall, the Project parcels do not function as wildlife corridors or habitat linkages due to the limited number of undeveloped areas within the parcels and the surrounding buffer. However, the undeveloped areas of the Project parcels could potentially function as wildlife habitat for local populations of common species. Species most likely to use the undeveloped areas of the Project parcels include coyote (Canis latrans), raccoon (Procyon lotor), striped skunk (Mephitis mephitis), and Virginia opossum (Didelphis virginiana). Larger species, like mule deer (Odocoileus hemionus), bobcat (Lynx rufus), and mountain lion (Puma concolor), are not expected to use the highly urbanized vicinity of the San Diego River corridor due to the amount of adjacent commercial and industrial uses, large presence of human encampments, and general lack of connectivity to larger core areas of suitable habitat. These species may use the upland areas within and adjacent to parcel 378-160-25.
4.3 – BIOLOGICAL RESOURCES
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.3-5
4.3.2 Relevant Plans, Policies, and Ordinances
Federal
Federal Endangered Species Act
FESA of 1973 (16 USC 1531 et seq.), as amended, is administered by USFWS for most plant and animal species and by the National Oceanic and Atmospheric Administration National Marine Fisheries Service for certain marine species. This legislation is intended to provide a means to conserve the ecosystems upon which endangered and threatened species depend and to provide programs for the conservation of those species, thus preventing the extinction of plants and wildlife. FESA defines an endangered species as “any species that is in danger of extinction throughout all or a significant portion of its range.” A threatened species is defined as “any species that is likely to become an endangered species within the foreseeable future throughout all or a significant portion of its range.” Under FESA, it is unlawful to “take” any listed species; “take” is defined as, “harass, harm, pursue, hunt, shoot, wound, kill, trap, capture, or collect, or to attempt to engage in any such conduct.” FESA allows for the issuance of Incidental Take Permits for listed species under Section 7, which is generally available for projects that also require other federal agency permits or other approvals, and under Section 10, which provides for the approval of habitat conservation plans on private property without any other federal agency involvement.
Migratory Bird Treaty Act
The Migratory Bird Treaty Act prohibits the intentional and unintentional take of any migratory bird or any part, nest, or eggs of any such bird. Under the Migratory Bird Treaty Act, “take” is defined as pursuing, hunting, shooting, capturing, collecting, or killing, or attempting to do so (16 USC 703 et seq.). Currently, the Migratory Birds office considers nests that support eggs, nestlings, or juveniles to be active. Additionally, Executive Order 13186, Responsibilities of Federal Agencies to Protect Migratory Birds, requires that any project with federal involvement address impacts of federal actions on migratory birds with the purpose of promoting conservation of migratory bird populations (66 FR 3853–3856). Executive Order 13186 requires federal agencies to work with USFWS to develop a memorandum of understanding. USFWS reviews actions that might affect these species.
Clean Water Act
The CWA provides guidance for the restoration and maintenance of the chemical, physical, and biological integrity of the nation’s waters. Section 401 requires a project operator for a federal license or permit that allows activities resulting in a discharge to waters of the United States to obtain state certification, thereby ensuring that the discharge will comply with provisions of the CWA. The RWQCBs administer the certification program in California.
Section 402 establishes a permitting system for the discharge of any pollutant (except dredged or fill material) into waters of the United States. Section 404 establishes a permit program administered by USACE that regulates the discharge of dredged or fill material into waters of the United States, including wetlands. USACE implementing regulations are found in the Code of Federal Regulations (CFR) at 33 CFR Parts 320 to 332. Guidelines for implementation are referred to as the Section 404(b)(1) Guidelines, which were developed by the U.S.
Environmental Protection Agency in conjunction with USACE (40 CFR 230). The guidelines allow the discharge of dredged or fill material into the aquatic system only if there is no practicable alternative that would have lessadverse impacts.
4.3 – BIOLOGICAL RESOURCES
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.3-6
Wetlands and Other Waters of the United States
Based on a recent court case ordering vacation of the Navigable Waters Protection Rule, USACE and the U.S. Environmental Protection Agency have halted implementation of the rule and are interpreting waters of the United States consistent with the pre-2015 regulatory regime until further notice. Per 33 CFR 328.3(a), waters of the United States are defined as follows:
All waters which are currently used, or were used in the past, or may be susceptible to use in interstate or foreign commerce, including all waters which are subject to the ebb and flow of the tide; All interstate waters including interstate wetlands;
All other waters such as intrastate lakes, rivers, streams (including intermittent streams), mudflats, sandflats, wetlands, sloughs, prairie potholes, wet meadows, playa lakes, or natural ponds, the use, degradation or destruction of which could affect interstate or foreign commerce including any such waters:
- Which are or could be used by interstate or foreign travelers for recreational or other purposes; or - From which fish or shellfish are or could be taken and sold in interstate or foreign commerce; or - Which are used or could be used for industrial purposes by industries in interstate commerce; All impoundments of waters otherwise defined as waters of the United States under this definition; Tributaries of waters identified in paragraphs (a)(1) through (4) of this section; The territorial seas;
Wetlands adjacent to waters (other than waters that are themselves wetlands) identified in paragraphs (a)(1) through (6) of this section; and
Waste treatment systems, including treatment ponds or lagoons designed to meet the requirements of CWA [the Clean Water Act] (other than cooling ponds as defined in 40 CFR 423.11(m) which also meet the criteria of this definition) are not waters of the United States.
The USACE/U.S. Environmental Protection Agency Rapanos Guidance states that USACE will regulate traditional navigable waters and adjacent wetlands, and relatively permanent waters tributary to traditional navigable waters and adjacent wetlands. Non-relatively permanent waters (those exhibiting less than 3 months of continuous surface flows) and their adjacent wetlands would be regulated if there is a significant nexus from the site to traditional navigable waters (86 FR 69372-69450).