Santee City Council
August 12, 2026

Construction
The proposed Community Hub Overlay, Community Corridor Overlay, and the parcel designated as APN 378-160-25-00 are located on currently developed parcels within urbanized portions of the City; thus, future development would be infill and would typically include demolition of existing structures, site grading, and new construction. Demolition of existing structures, removal of existing vegetation and trees, pavement and concrete replacement, grading, stockpiling of materials, excavation and the import/export of soil and building materials, construction of new structures, and landscaping activities could expose and loosen sediment and building materials, which have the potential to mix with stormwater and urban runoff and degrade surface and receiving-water quality. Furthermore, construction generally requires the use of heavy equipment and construction-related substances and chemicals, such as concrete, cement, asphalt, fuels, oils, antifreeze, transmission fluid, grease, solvents, and paints.

As detailed in Section 4.9.2, Relevant Plans, Policies, and Ordinances, there are existing federal, state, and local policies and regulations in place to identify, assess impacts to, and protect water quality in the Plan Area. The San Diego RWQCB issues the Municipal Storm Water Permit to establish the conditions under which pollutants can be discharged from the MS4s within the San Diego region to local streams, coastal lagoons, and the ocean. The Municipal Storm Water Permit implements requirements of the CWA and federal NPDES stormwater regulations. Because potential future development projects pursuant to implementation of the Project would be required to comply with NPDES requirements for construction, BMPs would be in place to prevent potentially harmful materials from being accidentally spilled or improperly disposed of during construction activities. These BMPs would also substantially reduce the potential for contaminated surface water to wash into and pollute surface waters or groundwater.

Potential future development projects would be assessed individually to ensure compliance with applicable City standards and NPDES construction requirements. Potential future development projects disturbing more than 1 acre of ground surface would be required to develop a stormwater pollution prevention plan as part of compliance with the CGP that implements BMPs designed to prevent water quality degradation. Types of BMPs would be customized for each individual project but could include erosion control, sediment control, waste management, and post-construction low-impact-development features, all of which would prevent the introduction of pollutants into runoff and, consequentially, receiving waters. The City’s BMP Design Manual describes the on-site post-construction stormwater requirements for Standard Development Projects and Priority Development Projects and provides updated procedures for planning, preliminary design, selection, and design of permanent stormwater BMPs based on the performance standards presented in the MS4 Permit (City of Santee 2016). As a result, construction impacts related to water quality standards or waste discharge requirements would be adequately addressed through compliance with existing regulations. Therefore, impacts related to water quality standards and waste discharge requirements due to implementation of the Project would be less than significant.

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Operations
The design of future development projects must adhere to the Basin Plan, which includes the regulatory authority to enforce the implementation of TMDLs, the adoption of waste discharge requirements to ensure compliance with surface WQOs, and groundwater management. All future projects would also be subject to post-construction drainage control requirements of the Municipal Storm Water Permit and the City’s BMP Design Manual. These requirements include standards for implementation of low-impact-development stormwater features to minimize potential impacts from pollutants being discharged off site.

Compliance with regulations would minimize pollutants being transported off site into downstream receiving waters from the reasonably foreseeable future development at the Project parcels. As a result, future projects implemented under the Project would not violate water quality standards or waste discharge requirements, and impacts would be less than significant.

Threshold 4.9-2: Would the project substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin? The Project is a policy document that does not include or propose any site-specific development that could directly result in a decrease in groundwater supplies or interfere with groundwater recharge. Therefore, adoption of the Project would not substantially decrease groundwater supplies or interfere substantially with groundwater recharge directly.

However, implementation of the Project would result in changes to land use designations through the use of overlay zones, the Community Hub Overlay and the Community Corridor Overlay, and redesignation of APN 378-160-25-00, which would allow for additional future development/redevelopment to occur. Future development is anticipated to both increase water demand and introduce impervious features with potential to impair groundwater recharge.

However, future development would be subject to drainage control requirements, which include measures to require on-site low-impact-development features (e.g., retention basins, pervious pavement, and bioswales), which typically require that stormwater is infiltrated on site to the extent feasible. Potential future development would be required to comply with the City’s General Plan policies and regulations that prioritize infiltration and treatment of stormwater and generally require increased on-site infiltration and higher standards of water quality protection compared to water quality standards.

While the City does not have a groundwater management plan as one is not required for the City’s groundwater basins under the Sustainable Groundwater Management Act, the Project would not obstruct implementation of ongoing sustainable use of the City’s groundwater resources as the City is not dependent on groundwater (San Diego RWQCB 2021). Therefore, potential future development of the City under the Project would not substantially interfere with groundwater recharge such that the Project would impede sustainable groundwater management of the basin. Impacts would be less than significant.

Threshold 4.9-3: 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:

Threshold 4.9-3(i): result in substantial erosion or siltation on- or off-site? Implementation of the Project would result in changes to land use designations through the use of overlay zones, the Community Hub Overlay and the Community Corridor Overlay, and redesignation of APN 378-160-25-00 to Medium-High Residential (R-14), which would allow for increased residential density and commercial intensity

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compared to the existing land use designations and would facilitate future development/redevelopment. Potential future development has the potential to alter drainage patterns by increasing impervious surfaces (additional structures, walkways, and parking areas), which have a lower absorption rate for rainfall than that of vacant natural lands. All future development would be required to conform with the City’s General Plan policies and the City’s Stormwater and Grading Ordinances, which include requirements that focus on retention and infiltration of waters on site and avoidance of changes to drainage velocities during both construction and post-construction/operational phases of development. These regulations would ensure avoidance of increases in erosion and siltation.

Consistent with Municipal Code Chapters 9.06, Stormwater Management and Discharge Control, and 11.40, Excavation and Grading, all future development proposing 1 acre or greater of grading would be required to prepare a construction stormwater pollution prevention plan describing specific construction BMPs that address pollutant source reduction and provide erosion control measures necessary to reduce potential pollutant sources. Therefore, through regulatory compliance, impacts related to erosion and siltation would be less than significant.

Threshold 4.9-3(ii): Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite?
As discussed above, the Proposed Project is a policy document and does not propose the construction of new sitespecific development or redevelopment; rather, it proposes land use designation changes within the Project parcels.

Implementation of the Project would result in changes to land use designations, which would allow for additional future development/redevelopment to occur within the Project parcels. Potential future development could result in increased surface runoff due to the construction of impervious surfaces (additional structures, walkways, and parking areas). Potential future development would be required comply with the City’s General Plan policies and Municipal Code (Chapters 9.06 and 11.40) to ensure the maintenance of stormwater flows to ensure development would not result in increased surface runoff. Compliance with these regulations would require implementation of stormwater BMPs to retain flows on site and minimize the velocity of stormwater runoff. Such BMPs could include on-site drainage swales, bioretention features, use of permeable pavers in parking areas and streets, or infiltration basins, which also serve as a means for pollutant removal. Through regulatory compliance and project-specific measures, impacts related to increased or redirected surface runoff would be less than significant.

Threshold 4.9-3(iii): 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? As previously discussed, implementation of the Project would result in changes to land use designations, which would allow for additional future development/redevelopment to occur within the Project parcels. Potential future development would contribute runoff to the existing stormwater drainage system. However, potential future development would be required to adhere to state and local regulation and policies, including preparation of projectspecific stormwater quality management plans, BMP plan sheets, drainage plans, and pollution control plans.

Municipal Code Section 9.06.250(B) requires Priority Development Projects to include “hydromodification management BMPs that are sized and designed to ensure that post-project runoff conditions (flow rates and durations) will not exceed the pre-development runoff conditions by more than 10%.” This assists in ensuring that project stormwater flows would not exceed the capacity of the City’s stormwater system. Additionally, the Development Impact Fee and Dedication Ordinance requires new development to provide funds for the installation of needed drainage improvements. Through regulatory compliance and payment of the Development Impact Fee, impacts related to exceeding the capacity of the stormwater system would be less than significant.

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Threshold 4.9-3(iv): Impede or redirect flood flows?
The Proposed Project is a policy document and does not propose the construction of new development or redevelopment; rather, it proposes land use changes. Implementation of the Project would result in changes to land use designations, which would allow for additional future development/redevelopment to occur.

Portions of the proposed land use change areas are located within flood risk zones. The City’s Safety and Environmental Justice Element requires that all development within flood risk zones be carefully managed to minimize hazards, including prohibiting development within the 100-year floodway (Policy 1.8), ensuring structures in floodplains are elevated at least 1 foot above the 100-year flood level (Policy 1.2), and requiring hydrologic studies for development proposed in the floodplain (Policy 1.6). Streams and rivers would not be altered as a result of future development within the overlay areas or APN 378-160-25-00. Buildout of the Project parcels would not result in substantial changes to the overall drainage patterns within Santee because stormwater runoff from potential future development would be collected within the existing stormwater conveyance system. Potential future development would be required comply with the City’s General Plan policies and Municipal Code (Chapters 9.06 and 11.40) to ensure the maintenance of stormwater flows to ensure development would not redirect existing flood flows. Implementation of applicable stormwater BMPs and erosion control measures would be required to retain flows on site and minimize the velocity of stormwater runoff. Such BMPs could include on-site drainage swales, bioretention features, use of permeable pavers in parking areas and streets, or infiltration basins, which also serve as a means for pollutant removal. Project-specific studies would be required to ensure that volume-based treatment low-impact-development BMPs are properly sized to infiltrate, filter, or treat the remaining portion of the runoff volume that was not retained or treated by other BMPs to maintain flows and ensure future projects would not redirect flood flows or alter the course of a stream or river. Through regulatory compliance and project-specific measures, impacts related to increased or redirected surface runoff would be less than significant.

Threshold 4.9-4: In flood hazard, tsunami, or seiche zones, would the project risk release of pollutants due to project inundation?
The Proposed Project is a policy document and does not propose the construction of new development or redevelopment; rather, it proposes land use changes. Implementation of the Project would result in changes to land use designations, which would allow for additional future development/redevelopment to occur. Specifically, the Project would propose the Community Corridor Overlay along the main transit corridor of Mission Gorge Road and the Community Hub Overlay along intersections at Mast Boulevard and Cuyamaca Street and on certain parcels along Carlton Hills Boulevard. Additionally, potential future development or redevelopment is proposed at a specific parcel (APN 378-160-25-00), where the Project proposes to redesignate the parcel from Neighborhood Commercial to Medium-High Density Residential (R-14).

As discussed in Section 4.9.1, Existing Conditions, the City contains areas of High Risk Flood Zone and Moderate Risk Flood Zone primarily around the San Diego River and to a lesser extent Forester Creek, as shown in Figure

4.9-1. Portions of the proposed land use changes are located within the High Risk Flood Zone. The City’s Safety and Environmental Justice Element requires that all development within flood risk zones be carefully managed to minimize hazards, including prohibiting development within the 100-year floodway (Safety Policy 1.8), ensuring structures in floodplains are elevated at least 1 foot above the 100-year flood level (Safety Policy 1.2), and requiring hydrologic studies for development proposed in the floodplain (Safety Policy 1.6). Potential future development would be required to adhere to all state and local development regulations, including the City’s General Plan and Municipal Code (Chapter 11.36), which establishes flood damage prevention standards and development prohibitions.

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The Plan Area is within the dam inundation area for the San Vicente, El Capitan, and Chet Harritt Dams. The California Department of Water Resources, Division of Dam Safety, reviews the safety of dams annually. Although the Plan Area lies within the inundation zones, the Plan Area is at least 4 miles away from all nearby dams.

Additionally, development within the proposed Community Hub Overlay and Community Corridor Overlay would consist of infill construction consistent with the existing urban development and would not result in substantial new sources of pollutants that could be released in the event of inundation from dam failure. Potential future development would be required to adhere to all state and local development regulations including the City’s General Plan and Municipal Code (Chapter 11.36), which establishes flood damage prevention standards and development prohibitions. The Plan Area is not in a tsunami or seiche zone, and, therefore, the Project would not be affected in the event of a tsunami or seiche. Overall, through regulatory compliance, impacts related to flood hazards would be less than significant.

Threshold 4.9-5: Would the project conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?
The Proposed Project is a policy document and does not propose the construction of new development or redevelopment; rather, it proposes land use designation changes. The Project does not include or propose any sitespecific development that could directly result in construction or operational impacts to the environment. The Proposed Project would be subject to the requirements of the Basin Plan, which outlines WQOs for all surface water resources within the basin. The following analysis addresses potential impacts related to the potential future developments or redevelopment of Project parcels that would be facilitated by the Proposed Project.

Construction
Construction activities on potential future development sites disturbing more than 1 acre of ground surface would be required to develop a stormwater pollution prevention plan as part of compliance with the CGP that implements BMPs designed to prevent water quality degradation. Types of BMPs would be customized for each individual project but could include erosion control, sediment control, waste management, and catch basin inlet protection, all of which would prevent the introduction of pollutants into runoff and, consequentially, receiving waters. Additionally, the City’s BMP Design Manual requires stormwater pollutant control BMPs for all development projects (City of Santee 2016). As a result, construction impacts related to water quality standards or waste discharge requirements would be adequately addressed through compliance with existing regulations. Therefore, the Project would not conflict with or obstruct implementation of the San Diego RWQCB Basin Plan or a Groundwater Sustainability Plan, and impacts would be less than significant.

Operations
All potential future development under the Project would be subject to the local drainage control requirements as well as requirements of the Basin Plan, which outlines WQOs for all surface water resources within the basin.

Compliance with the Basin Plan is implemented through TMDLs, the adoption of waste discharge requirements to ensure compliance with surface WQOs, and groundwater management. The City, as a Permittee under the Municipal Storm Water Permit, is required to implement several stormwater management programs, including programs designed to control stormwater discharges from new development and redevelopment.

As previously mentioned, the City does not have a groundwater management plan as one is not required for the City’s groundwater basins under the Sustainable Groundwater Management Act. Therefore, the potential future development would not conflict with or obstruct implementation of the Basin Plan or a Groundwater Sustainability Plan. As a result, operational impacts would be less than significant.

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4.9.4 Mitigation Measures
No mitigation measures are required as impacts would be less than significant.

4.9.5 Level of Significance After Mitigation
Threshold 4.9-1: The Proposed Project would not violate any water quality standards or waste discharge requirements, and impacts would be less than significant. No mitigation measures are required.

Threshold 4.9-2: The Proposed Project would not substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the Proposed Project may impede sustainable groundwater management of the basin, and impacts would be less than significant. No mitigation measures are required.

Threshold 4.9-3: The Proposed Project would not 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 that would result in a substantial erosion or siltation on site or off site; substantially increase the rate or amount of surface runoff in a manner that would result in flooding on site or off site; create or contribute runoff water that would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or impede or redirect flood flows. Impacts would be less than significant. No mitigation measures are required.

Threshold 4.9-4: In flood hazard, tsunami, or seiche zones, the Proposed Project would not risk release of pollutants due inundation, and impacts would be less than significant. No mitigation measures are required.

Threshold 4.9-5: The Proposed Project would not conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan, and impacts would be less than significant. No mitigation measures are required.

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City of Santee
Proposed Land Use
Community Corridor Overlay
Community Hub Overlay
OS
R-14
FEMA Flood Zone
Regulatory Floodway
100-Year Flood Hazard Area
500-Year Flood Hazard Area
Date: 2/13/2026 User: cbattle Path: Z:\Projects\j1710001\MAPDOC\PEIR\PEIR.aprx Map: FEMA Flood Zones Layout: Figure 4.9-1 FEMA Flood Zones 0 0.5 1 n Miles
SOURCE: FEMA 2025
City of Santee Land Use Element PEIR
FEMA Flood Zones
FIGURE 4.9-1

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4.10 – LAND USE AND PLANNING
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4.10 Land Use and Planning
This section of the draft program environmental impact report (PEIR) analyzes the potential impacts from the implementation of the City of Santee (City) Land Use Element Update (Project or Proposed Project) on land use planning. This section describes the existing setting relevant to applicable land use planning documents that govern land use in and adjacent to the City, describes the methodology used in the analysis, and provides an analysis of potential environmental impacts.

4.10.1 Existing Conditions
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 proposed goals, policies, and actions of the Project apply to the Plan Area. The proposed land use changes, including the two proposed overlays and the parcel designated as Assessor’s Parcel Number (APN) 378-160-25-00, would affect only specific parcels within the Plan Area.

The Plan Area contains a mix of topography and vegetation, urban and suburban areas with pockets of natural vegetation occurring within areas of open space. The parcels selected for land use changes are predominantly developed with multifamily residential, commercial, office, and industrial uses.

Existing General Plan Land Use Designations
The City’s General Plan 2003–2020 provides a blueprint for how the City should be developed by providing broad guidance on the location, type, and density of new growth and development over a long-term planning horizon through the application of land use designations. Land use designations identify both the types of development (e.g., residential, commercial, industrial) that are permitted and the density or intensity of development allowed, such as the minimum or maximum number of housing units permitted on 1 acre of land or the amount of square footage allowed (see Figure 2-2, Existing General Plan Land Use Designations). Table 4.10-1 provides a breakdown of the existing land use designations.

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Table 4.10-1. Existing General Plan Land Use Designations Land Use Designation Density Acres Percent of Total Acreage Hillside/Limited (HL) O–1 dwelling
units/gross acre
378 3.5%
Low Density Residential (R-1) 1–2 dwelling
units/gross acre
503 4.7%
Low Density Residential (R1-A) 2–4 dwelling
units/gross acre
127 1.2%
Low-Medium Density Residential (R-2) 2–5 dwelling
units/gross acre
2988 27.9%
Medium Density Residential (R-7) 7–14 dwelling
units/gross acre
444 4.2%
Medium-High Density Residential (R-14) 14–22 dwelling
units/gross acre
154 1.4%
High Density Residential (R-22) 22–30 dwelling
units/gross acre
44 0.42%
Office Professional (OP) N/A 27 0.26%
Neighborhood Commercial (NC) N/A 50 0.47%
General Commercial (GC) N/A 259 2.4%
Town Center (TC) N/A 520 4.9%
Light Industrial (IL) N/A 326 3.1%
General Industrial (IG) N/A 118 1.1%
Public (PUB) N/A 495 4.6%
Park/Open Space (P/OP) N/A 1,112 10.4%
Planned Development (PD) N/A 3,035 28%
Residential/Business (R-B) N/A 7 0.07%
Source: City of Santee 2017.

Note: N/A = not applicable.

Existing Zoning
The City’s Zoning Ordinance, located in Title 13 of the City’s Municipal Code, implements the land uses of the City’s General Plan. Table 4.10-2 provides a breakdown of the zoning districts within Santee as defined by the Municipal Code.

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Table 4.10-2. Existing Zoning Designations, City of Santee Zoning Designation Map Classification
Residential Districts
Hillside/Limited Residential (0–1 du/gross ac) HL
Low Density Residential (1–2 du/gross ac) R-1
Low Density Residential (2–4 du/gross ac) R-1A
Low-Medium Density Residential (2–5 du/gross ac) R-2
Medium Density Residential (7–14 du/gross ac) R-7
Medium-High Density Residential (14–22 du/gross ac) R-14 High Density Residential (22–30 du/gross ac) R-22
Urban Residential (30 du/gross ac) R-30
Commercial/Office Districts
Office and Professional OP
Neighborhood Commercial NC
General Commercial GC
Industrial Districts
Light Industrial IL
General Industrial IG
Other Districts
Park/Open Space P/OS
Town Center TC
Residential Business RB
Planned Development PD
Specific Plan SP
Overlay Districts
Mobile Home Park MHP
Hillside H
Mixed Use MU
Residential Business RB
Art and Entertainment (in Town Center) AE
Source: City of Santee Municipal Code Section 13.04.020, Zoning Districts.

4.10.1.1 Surrounding Communities/Land Uses
Marine Corps Air Station Miramar
Lands adjacent to the northwestern boundary of Santee are part of Marine Corps Air Station (MCAS) Miramar and are under the jurisdiction of the Department of the Navy. MCAS Miramar’s Airport Influence Area (AIA) encompasses the City. The Project does not propose land use changes within the boundaries of MCAS Miramar Safety Zones.

Gillespie Field Airport
Gillespie Field Airport is located outside the City limits, within the adjacent City of El Cajon. It encompasses approximately 757 acres and is owned and operated by the County of San Diego (County) Department of Public

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Works. The airport has three runways and several helipads, with two of the runways running parallel in an east– west alignment and one crosswind runway oriented in a north–south alignment. The Gillespie Field AIA/Safety Zones extend onto the southern portion of Santee. The proposed land use changes that fall within the Gillespie Field Safety Zones are shown in Figure 4.8-2b, Airport Land Use Hazards.

City of San Diego
Lands adjacent to the western boundary of Santee are within the East Elliott Community Plan area of the City of San Diego. The area is primarily uninhabited, and the majority of the Community Plan area is included in the Multiple Species Conservation Program Multiple Habitat Planning Area to be preserved as natural habitat. Outside of the Multiple Habitat Planning Area boundaries, there are areas within the East Elliott Community Plan designated for Low Density Residential development with 45 maximum single-family residential units. These areas are currently undeveloped.

Mission Trails Regional Park
The Mission Trails Regional Park is operated by the City of San Diego but is partially located within Santee. The park includes over 5,800 acres with over 40 miles of biking, hiking, and equestrian trail; 191 acres of the park are located within Santee. The Project does not propose land use changes that would encroach into the park area. The Mission Trails Regional Park Master Plan Update and the Mission Trails Regional Park Natural Resource Management Plan operate as an integrated set of planning documents that provide management guidelines for the park.

4.10.2 Relevant Plans, Policies, and Ordinances
State
California Planning and Zoning Law
The legal framework in which California cities and counties exercise local planning and land use functions is provided in the California Planning and Zoning Law, Government Code Section 65000 et seq. Under state planning law, each city and county are required to adopt a general plan “for the physical development of the county or city, and any land outside its boundaries which bears relation to its planning” (Government Code Section 65300). The general plan expresses the community’s development goals and embodies public policy relative to the distribution of future land uses, both public and private. A general plan consists of several elements, including land use, circulation, housing, conservation, open space, noise, safety, and environmental justice; other elements may be included at the discretion of the jurisdiction that relate to the physical development of the county or city. Each of the elements must contain text and descriptions setting forth objectives, principles, standards, policies, and plan proposals and diagrams and maps that incorporate data and analysis.

Regional and Local
San Diego Association of Governments Regional Plan
Every 4 years, the San Diego Association of Governments (SANDAG) prepares and updates a Regional Plan in collaboration with 18 cities (including Santee) and the County of San Diego along with regional, state, and federal partners. The Regional Plan covers a wide range of topics, such as housing, transportation, the economy, and the

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environment. The most recent Regional Plan was adopted by the SANDAG Board of Directors on December 12, 2025, and provides a blueprint for a sustainable future for the San Diego region (SANDAG 2025).

The goal of the 2025 Regional Plan is to make transportation more “convenient, equitable, healthy, and safe” for everyone in the San Diego Region (SANDAG 2025). It includes short- and long-term plans for improving our transportation system.

The plan creates a transportation network that is accessible and interconnected with improvements to existing projects and other new projects that are supported by programs, policies, and implementation actions, as well as a financial plan.

The SANDAG mandates include requirements related to greenhouse gas (GHG) emissions, Title VI, accessibility, and public participation. The plan also addresses infrastructure, land use, housing, and environmental needs of the region.

San Diego County General Plan
According to the homepage for the San Diego County General Plan, “The San Diego County General Plan applies to the unincorporated area of the county … San Diego County is approximately 2.9 million acres, of which 2.3 million acres are unincorporated areas” (County of San Diego 2025). Approximately 65% of the unincorporated areas are either tribal, state, federal, or military lands, and therefore the County has land use jurisdiction over only 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 2025).

The San Diego County General Plan does not have direct land use authority in Santee; however, there are some properties owned by the County within the Plan Area. It is important to understand and coordinate land use efforts on County land within Santee to provide compatible land use patterns and development. Additionally, County policy decisions may have effects on local jurisdictions and will be important to consider during the Project.

Specific Plans
A specific plan is a planning tool that defines the types, intensities, and densities of allowable uses; identifies public and private infrastructure; provides specific standards and design criteria by which development will proceed; and includes an implementation and financing plan. Its contents are specified by California Government Code Sections 65450–65457. The City has one specific plan, the Town Center Specific Plan, which is described below.

Town Center Specific Plan
The City adopted an update to the Town Center Specific Plan in March 2025, which was originally adopted on October 22, 1986. The Town Center Specific Plan Area is centrally located within Santee, “bounded on the south by Mission Gorge Road and 3rd Street, on the east by Magnolia Avenue and Cottonwood Avenue, and on the north by Mast Boulevard. The Specific Plan area also includes commercial areas north of Mission Gorge Road and west of Cuyamaca Street, located along Town Center Parkway, as well as commercial areas south of Mission Creek Drive and north of River Park Drive, west of Cuyamaca Street” (City of Santee 2025a). As noted in the Town Center Specific Plan, Santee’s “unique location allows development to occur in areas with connectivity to natural features and man-made amenities. To continue building a successful central core for the City of Santee, the Specific Plan aims to connect the San Diego River with new residential, commercial, office, and open space uses” (City of Santee 2025a).

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Gillespie Field Airport Land Use Compatibility Plan
The San Diego County Regional Airport Authority, designated as the Airport Land Use Commission for all public airports in the County of San Diego, adopted the Gillespie Field Airport Land Use Compatibility Plan (ALUCP) January 25, 2010 (last amended December 20, 2010). The ALUCP assists in achieving compatible land use development in the area surrounding Gillespie Field Airport. Gillespie Field is a general aviation reliever airport located within the City of El Cajon. The ALUCP designates the AIA and contains projected noise contours, flight activity zones, a land use compatibility matrix, and plan recommendations for areas surrounding Gillespie Field.

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. The AIA is divided into Review Area 1 and Review Area 2 (SDCRAA 2010).

Marine Corps Air Station Miramar Airport Land Use Compatibility Plan On October 2, 2008, the San Diego County Regional Airport Authority adopted an ALUCP for MCAS Miramar. The MCAS Miramar ALUCP “(1) provides for the orderly growth of the Airport and the area surrounding the Airport; and (2) safeguards the general welfare of the inhabitants within the vicinity of the Airport and the public in general” (SDCRAA 2011). The ALUCP “serves as a tool for use by the ALUC [Airport Land Use Commission] in fulfilling its duty to review land use development proposals within the airport influence area (AIA) at MCAS Miramar. In addition, the [ALUCP] provides compatibility policies and criteria applicable to local agencies in their preparation or amendment of land use plans and ordinances and to landowners in their design of new development” (SDCRAA 2011).

Measure N
At the November 2020 election, City voters adopted Measure N, an initiative measure that establishes a voter approval requirement for certain legislative actions that would increase or decrease residential density or otherwise intensify land use over that which is currently permitted by the General Plan and zoning. Measure N limits the ability to increase the residential density or intensify the use of a parcel without a citywide vote, unless such increases are required by state law.

As the Proposed Project provides for land use changes that increase the allowed residential density and nonresidential intensity of certain parcels, it is also subject to voter approval under Measure N. If voters approve the Proposed Project, subsequent development that is consistent with the amendment would not require another vote.

City of Santee Multiples Species Conservation Plan Draft Subarea Plan The Multiples Species Conservation Plan (MSCP) Subregional Plan was initiated in the early 1990s as a comprehensive long-term program aimed at creating, managing, and monitoring an ecosystem preserve that would support viable populations of native plant and animal species and their habitats in perpetuity while also accommodating economic development and quality-of-life amenities, such as open space and passive recreational opportunities for residents. The MSCP Subregional Plan was finalized in 1998 and covers approximately 900 square miles in southwestern San Diego County, including the City of Santee, portions of unincorporated San Diego County, and the Cities of San Diego, Chula Vista, Coronado, Del Mar, El Cajon, Imperial Beach, La Mesa, Lemon Grove, National City, and Poway (City of Santee 2025b).

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The MSCP Subregional Plan is implemented through local Subarea Plans. A draft City Subarea Plan was completed in August 1996 and was expected to conserve 2,067 acres within the Santee Subarea. The 2025 Draft Subarea Plan includes changes that “strengthen the conservation efforts detailed in the 1996 Draft Subarea Plan” (City of Santee 2025b). Implementation of the 2025 Draft Subarea Plan will exceed the 2,067 acres that were expected to be conserved and result in the conservation of approximately 2,263 acres of the remaining natural vegetation communities and Covered Species habitat within the Subarea Plan Area. The proposed Subarea Plan has been prepared “pursuant to the requirements of the MSCP Subregional Plan, the California Natural Community Conservation Planning Act (NCCPA), and section 10(a)(1)(B) of the Federal Endangered Species Act (ESA)” (City of Santee 2025b).

4.10.3 Environmental Impacts

4.10.3.1 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 allowable land uses on select parcels due to the proposed Community Corridor Overlay, the Community Hub Overlay, and the proposed zone change on one parcel, which would allow for additional future development/redevelopment to occur on those parcels. Therefore, this Draft PEIR does not assess the site-specific construction and operational details of each future development within the Plan Area. Site-specific analysis in conformance with the California Environmental Quality Act (CEQA), if applicable, will be required with each application for development. Instead, it assesses the impacts associated with changes to existing land uses and the associated overall effects of the Proposed Project through 2045, where reasonably foreseeable physical changes to the environment could occur.

4.10.3.2 Thresholds of Significance
The significance criteria used to evaluate the Project’s impacts to land use and planning are based on CEQA Guidelines Appendix G. For the purposes of this Project, a potentially significant impact to land use and planning would occur if the Proposed Project would:

1. Physically divide an established community.

2. 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.

4.10.3.3 Land Use Element Update Relevant Goals and Policies The following proposed goals, policies, and implementation actions from the Project are relevant to land use and planning:

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-1.1. Promote a well-balanced and functional mix of residential, commercial, industrial, open space, recreation, and civic uses.

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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-1.3. Encourage a diverse mix of commercial uses, including shopping, dining, entertainment, and office, that provides a strong local employment base.

Policy LU-1.4. Implement the Community Hub Overlay and Community Corridor Overlay, which encourages 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.

Policy LU-1.5. Promote family-friendly commercial uses, particularly in key areas such as Santee Trolley Square.

Goal LU-1 Implementation
Action Lead Agency Timeframe
Complete a review of the City’s zoning regulations to
identify any regulatory barriers to family-friendly
businesses, such as bookstores, play cafés, and kidoriented retail.

Planning and Building
Department
Short-term (1–2
years)
Create promotional and marketing materials to attract
family-friendly businesses to key areas such as Santee
Trolley Square.

City Manager’s Office
(Marketing)
Mid-term (3–5
years), Ongoing
Expand the City’s Active Projects dashboard to include
tracking development trends, land use mix, and
employment growth in designated corridors and hubs.

City Manager’s Office (IT
Department) with Planning and
Building Department
Ongoing
Goal LU-2. A safe and affordable range of housing types at varying locations to meet diverse living needs.

Policy LU-2.1. Promote the use of innovative site planning techniques that contribute toward the provision of a variety of residential and mixed-use styles and designs.

Policy LU-2.2. Encourage the development of higher density residential communities in areas close to the multimodal transit station and along major road corridors where transit and other convenience services are available.

Policy LU-2.3. Encourage new mixed-use, mixed-income development to provide housing units affordable to various income levels, including extremely low and low-income, in accordance with the objectives, policies, and programs of the Housing Element.

Policy LU-2.4. Ensure no net loss of affordable housing units through mixed-use development, in accordance with the objectives, policies, and programs of the Housing Element.

Policy LU-2.5. Support the development of housing that meets universal design standards to accommodate residents with varying mobility and sensory needs.

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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-3.1. Ensure that land divisions and development entitlements within Santee meet all requirements for project improvements, dedications, and fees to the City.

Policy LU-3.2. Align the City’s fee schedule with projected development patterns, infrastructure needs, and service demands.

Policy LU-3.3. Continue to improve existing public facilities and develop necessary new facilities to meet the City’s needs.

Policy LU-3.4. Coordinate the scheduling of planned Capital Improvement Projects (CIPs) with other agencies, utilities, businesses, and residents to minimize disruptions of City streets and facilities.

Policy LU-3.5. Require utility lines to be placed underground, where feasible.

Policy LU-3.6. Review development projects to ensure that all necessary utilities are available to serve the project and that any land use incompatibility or impacts resulting from public utilities are mitigated to the maximum extent practicable.

Goal LU-3 Implementation
Action Lead Agency Timeframe
Coordinate utility undergrounding and service upgrades
with development approvals in priority growth areas.

Engineering Department and
Planning and Building
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-4.1. Promote the co-location of complementary land uses, such as grocery stores, clinics, and day-care facilities with new housing developments.

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Policy LU-4.2. Consider the use of public-private partnerships when appropriate to facilitate the introduction of desirable and innovative development within Santee.

Policy LU-4.3. Allow adaptive reuse of older or underutilized commercial, retail, or industrial spaces along major corridors (e.g., Magnolia Boulevard, Mast Boulevard, and Mission Gorge Road) for creative retail/workspaces, such as but not limited to graphic design, culinary arts, gaming, performance, architecture, and other makerspaces.

Policy LU-4.4. Partner with local schools, colleges, training facilities, and cultural institutions to develop training programs for creative industries.

Policy LU-4.5. Leverage the Town Center Specific Plan to promote entertainment facilities for performance spaces, galleries, creative studios, and other artistic, cinematic, theatrical, musical, sporting, cultural, educational, and civic purposes.

Policy LU-4.6. Activate underused public spaces with murals, pop-up galleries, temporary installations, and performance stages, where appropriate.

Goal LU-4 Implementation
Action Lead Agency Timeframe
Amend the Santee Municipal Code to permit makerspaces and other creative industry retail in commercial zoning districts.

Planning and Building
Department
Short-term (1–2
years)
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.

Policy LU-5.2. Promote a mix of industrial uses that provide Santee with a diverse industrial base and skilled workforce opportunities.

Policy LU-5.3. Encourage the redevelopment of underutilized industrial properties to promote development that is employment- and revenue-generating.

Policy LU-5.4. Promote clustering of complementary industries (e.g., light manufacturing, logistics, research and development) to create innovation hubs that foster collaboration, supply chain efficiency, and job growth.

Policy LU-5.5. Streamline permitting and provide incentives for redevelopment of obsolete industrial sites into modern facilities that support high-value production and research activities.

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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.

Policy LU-6.5. Carefully review new drive-through facilities to ensure that no spillover of queuing occurs on the public right-of-way.

Policy LU-6.6. Ensure that all new development and major renovations incorporate universal design principles to provide equitable access for people of all ages and abilities.

Policy LU-6.7. Encourage the use of common access points, adequate pedestrian facilities, and access to/from residential areas in neighborhood-serving commercial centers.

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.

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Policy LU-7.1. Ensure consistency and compatibility between the Zoning Ordinance, and related codes, and the General Plan.

Policy LU-7.2. Utilize buffering treatments to mitigate land use conflicts.

Policy LU-7.3. Encourage an innovative mix of land uses when such a mix could enhance the viability of development, provide common public services, and meet site planning requirements.

Policy LU-7.4. Continue to support the preservation and expansion of the Mission Trails Regional Park, consistent with the approved master plan.

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
Goal LU-8. A coherent and efficient development pattern that provides for orderly, sustainable growth.

Policy LU-8.1. Utilize specific plans for development of large landholdings as appropriate, such as the following. ▪ Vacant or underutilized sites under single ownership
▪ Sites that contain unique features such as a hillside or waterbody ▪ Sites where phased implementation of the development is necessary Policy LU-8.2. Require comprehensive development review prior to approving any subdivision of land or land development proposal unless the Director of Planning and Building determines that the subdivision would not have a significant effect on the ultimate development of the property.

Policy LU-8.3. Actively pursue annexation of the land currently under the jurisdiction of the City of San Diego that is located along the San Diego River at the western city limits to the Mission Trails Regional Park and in the East Elliott area on the City’s western boundary.

Policy LU-8.4. Encourage the Local Agency Formation Commission to establish and adjust jurisdictional boundaries that reflect the City’s long-term vision for growth, land use, and service provision.

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Policy LU-8.5. Actively monitor and comment on all significant development proposals adjacent to or near the city boundary that have the potential to cause impacts within Santee, such as biological resources, water quality, circulation, housing, and economic development.

Policy LU-8.6. Coordinate with regional agencies and organizations to provide input on and cooperatively address regional issues concerning governance and land use control, biological resources preservation, hydrology and water quality, circulation, housing, and economic development.

Policy LU-8.7. Continue to coordinate with the County of San Diego on development of County-owned parcels within Santee to incorporate affordable housing, public services, and other priorities.

Goal LU-8 Implementation
Action Lead Agency Timeframe
Initiate formal discussions with the City of San Diego and Local Agency Formation Commission to pursue annexation of East Elliott and San Diego River-adjacent lands, including preparation of fiscal and service impact analyses.

City Manager’s Office
with Planning and
Building Department
Mid-term (2–
4 years)
Participate in regional committees and/or groups to monitor development proposals in the Planning Area and collaborate with other agencies on land use, housing, and infrastructure priorities.

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-9.1. Ensure that all requirements set forth within the General Plan Community Enhancement Element, Recreation Element, Conservation Element, and Trails Element are implemented during the development review process.

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.

Policy LU-9.3. Pursue flexible and innovative parking strategies, such as shared parking agreements.

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)

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Goal LU-10. A City that protects health and safety within an Airport Influence Area by minimizing exposure to high levels of noise and risk of aircraft accidents.

Policy LU-10.1. Review all development proposed in the Gillespie Field Airport Influence Area, consistent with the Airport Land Use Compatibility Plan policies addressing noise, safety, airspace protection, and overflight.

Policy LU-10.2. Implement and maintain the Airport Compatibility Overlay (as shown in Figures 1.1 through

1.4 [of the Land Use Element]) to restrict residential densities and development intensities consistent with the Gillespie Field Airport Land Use Compatibility Plan.

Policy LU-10.3. Require that all proposed development projects (ministerial and discretionary actions) notify the Federal Aviation Administration (FAA) in areas where the proposed development meets the notification criteria as defined by Code of Federal Regulation Title 14, Part 77, and that. ▪ All proposed development projects that are subject to FAA notification requirement provide documentation that FAA has determined that the project is not a hazard to air navigation prior to project approval
▪ The City Council consider any proposed development that the FAA has determined to be a hazard to air navigation once state and Airport Land Use Commission requirements are satisfied Policy LU-10.4. Continue to collaborate with the Airport Land Use Commission to comply with state law that requires general plans, specific plans, and all new development be consistent with the policies and criteria set forth in the Gillespie Field Airport Land Use Compatibility Plan.

Policy LU-10.5. Limit any residential development to infill in areas exposed to noise levels of 65 decibels community noise equivalency level (CNEL) up to 70 decibels CNEL.

Policy LU-10.6. Encourage clustering of development within Airport Land Use Compatibility Plan Safety Zones, across multiple parcels, to increase the size of contiguous landscaped and parking areas.

Goal LU-10 Implementation
Action Lead Agency Timeframe
Adopt a Zoning Ordinance update to establish the Airport Compatibility Overlay, including applicable provisions of the Gillespie Field Airport Land Use Compatibility Plan.

Planning and
Building
Department
Immediate
(within 1 year)
Coordinate with the Airport Land Use Commission to establish development project review procedures to reduce the need for Airport Land Use Commission review of projects.

Planning and
Building
Department
Immediate
(within 1 year)

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4.10.3.4 Impacts Analysis
Threshold 4.10-1: Would the project physically divide an established community? The Proposed Project is a policy document, and it does not propose site-specific development or infrastructure projects; therefore, the Proposed Project would not result in any direct impacts on the environment through the construction of any roads, structures, or transportation facilities that could possibly divide an established community. Further, none of the proposed goals, policies, or actions (listed above in Section 4.10.3.3, Land Use Element Update Relevant Goals and Policies) require the construction of a road, facility, or other infrastructure that would physically divide a community. Upon approval, the Proposed Project would update allowable land uses, the land use map, and goals and policies to provide more housing options and guide development along major corridors. The land use changes include the establishment of the Community Hub Overlay and the Community Corridor Overlay and re-designation of parcel APN 378-160-25-00 from Neighborhood Commercial to Medium-High Residential (R-14). This analysis applies to all proposed land use changes (i.e., all Project parcels) because they would facilitate future development that could have the potential to physically divide an established community.

Community Corridor Overlay and Community Hub Overlay
As described in detail in Chapter 3, Project Description, the Community Hub Overlay enables mixed-use development to support greater economic vitality, enhanced mobility, and a wider range of housing options in identified opportunity areas, primarily at intersections of major corridors. Additionally, this overlay encourages active frontages, efficient parking strategies, and enhanced walking and biking paths to increase connectivity. The Community Corridor Overlay, like the Community Hub Overlay, is intended to implement the Land Use Element’s vision for new mixed-use development along multimodal corridors. Whereas the Community Hub Overlay focuses on certain key intersections, the Community Corridor Overlay enables increased land use intensity and mixed-use development along the Mission Gorge Road corridor.

The land use changes would be focused along the main transit corridors of Mission Gorge Road and Mast Boulevard, and at certain parcels along Carlton Hills Boulevard between Mission Gorge Road and Carlton Oaks Drive, and Cuyamaca Street at the intersection with Town Center Parkway. As shown in Figure 3-2, Proposed Land Use Changes, the existing land use designations of General Commercial, Neighborhood Commercial, and Office Professional and several residential districts would be overlaid with the two proposed overlays, which would allow for mixed-use development and would apply Supplemental Design Standards. The existing land use designations and zoning would remain, and the allowable uses of the proposed overlays would be added, allowing mixed-use development projects, which allow for ground-floor commercial and an increased density for residential development compared to the existing zones. The existing land uses at the proposed overlay sites consist of multifamily residential developments, commercial buildings such as retail services, industrial uses, office space, and municipal buildings. These sites were selected due to their location and conditions that made them appropriate for mixed-use redevelopment in the future, as well as due to the adjacent uses, to avoid spot zoning and ensure consistency of land uses. Redevelopment in the future could be consistent with either the underlying zone or the proposed overlay zones. Reasonably foreseeable future development would be compatible with the nearby land uses and would support the goals of the Land Use Element for future development of the City. The proposed Community Hub Overlay and Community Corridor Overlay would not result in reasonably foreseeable future development that would have the potential to physically divide an established community.

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Project Parcel APN 378-160-25-00
In addition to the proposed overlay designations, the Project proposes to re-designate APN 378-160-25-00 from Neighborhood Commercial to Medium-High Residential (R-14). This parcel currently consists of municipal buildings, including City Hall, and utilities and services are already provided to the parcel. The proposed land use change would allow redevelopment of the site to include residential development with a density of up to 14 dwelling units per acre. The portion of the parcel that is currently designated as Open Space would remain as such, and residential development would not be allowed in that portion. The adjacent land uses to this parcel include R-22 (High-Density Residential), R-2 (Low-Medium Density Residential), R-14 (Medium-High Residential), and P/OS (Park/Open Space).

Development of multifamily residential would be consistent with these uses. Therefore, the re-designation of this parcel from Neighborhood Commercial to R-14 would not facilitate future development that would physically divide an established community.

In summary, the proposed goals, policies, actions, and land use changes would not result in physical development that would be incompatible with adjacent uses, or that would result in construction of roads, structures, or other infrastructure that would cut off or divide neighborhoods. The reasonably foreseeable development of commercial and residential uses under the Proposed Project land use changes would be compatible with the existing land uses, as well as the planned uses for the area established by the 2003–2020 General Plan. Therefore, future development and redevelopment facilitated by the Proposed Project would not directly or indirectly physically divide an established community, and impacts would be less than significant.

Threshold 4.10-2: Would the project cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? Several regionally and locally adopted land use plans, policies, and regulations that regulate potential effects of projects on the environment would be applicable to development that could occur with approval of the Proposed Project. These include SANDAG’s 2025 Regional Plan, the County of San Diego General Plan, San Diego County ALUCPs, the Regional Air Quality Strategy, the City’s Draft MSCP, and the Town Center Specific Plan. The following analysis considers all components of the Proposed Project: the proposed changes to the Land Use Element; the proposed goals, policies, and actions; and the proposed land use designation changes.

San Diego Association of Governments 2025 Regional Plan The SANDAG 2025 Regional Plan was adopted on December 12, 2025, by the SANDAG Board of Directors. The 2025 Regional Plan is a long-term planning document that is updated every 4 years to address the transportation, infrastructure, land use, housing, and environmental needs of the region. It provides a roadmap for how the region will develop over the next 25 years and how the San Diego Region will invest in transportation infrastructure. The Regional Plan contains three documents, the Regional Transportation Plan, Sustainable Communities Strategy, and the Regional Comprehensive Plan. Table 4.10-3 outlines the Proposed Project’s consistency with goals outlined in the SANDAG 2025 Regional Plan. As shown, the Proposed Project is consistent with the vision and goals outlined in the SANDAG 2025 Regional Plan, and impacts would be less than significant.

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Table 4.10-3. 2025 SANDAG Regional Plan Consistency Evaluation Vision and Goals Consistency Evaluation
Goal 1 Convenient and reliable
movement of people and
goods
Would not conflict. The Proposed Project is closely tied to the City’s Mobility Element, as transportation
infrastructure is necessary to support the City’s planned land use patterns.

Refer to Policies LU-7.1, LU-7.2, LU-7.3, LU-7.4, LU-7.5, LU-7.6, LU-7.6, and LU-10.1.

Goal 2 Equitable access to
essential needs and
opportunities
Would not conflict. The Proposed Project would
encourage population growth in the downtown area
close to mobility hubs and several transportation
options, to provide residents access to alternative
transportation options.

Refer to Policies LU-1.1, LU-1.2, LU-1.3, LU-1.4, LU-1.5, LU-2.2, LU-5.4, LU-6.3, and LU-6.7.

Goal 3 Healthy communities and
environment for everyone
Would not conflict. The Proposed Project includes Goal
LU-7: balanced communities with complementary land
uses to maximize well-being and minimize negative
impacts. This is consistent with the intent of Goal 3 of the 2025 Regional Plan.

Refer to Policies LU-7.1, LU-7.2, LU-7.3, LU-7.4, LU-7.5, and LU-7.6.

Goal 4 Safe transportation network
for all uses
Would not conflict. The Proposed Project is closely tied to the City’s Mobility Element, as transportation
infrastructure is necessary to support the City’s planned land use patterns.

Refer to Policies LU-7.1, LU-7.2, LU-7.3, LU-7.4, LU-7.5, and LU-7.6.

Source: SANDAG 2025.

Notes: SANDAG = San Diego Association of Governments; City = City of Santee.

County of San Diego General Plan
As stated in Section 4.10.2, Relevant Plans, Policies, and Ordinances, the San Diego County General Plan does not have direct land use authority in Santee; however, it is important to understand and coordinate land use efforts to provide compatible land use patterns and development. Additionally, County policy decisions may have effects on local jurisdictions and will be important to consider during the Proposed Project.

The County of San Diego General Plan is based on a set of guiding principles designed to protect the County’s unique and diverse natural resources and maintain the character of its rural and semi-rural communities. It reflects an environmentally sustainable approach to planning that balances the need for adequate infrastructure, housing, and economic vitality, while maintaining and preserving each unique community within San Diego County, agricultural areas, and extensive open space. The Proposed Project’s consistency with the County of San Diego General Plan is provided in Table 4.10-4, which identifies the goals and policies proposed by the Project that align with the County of San Diego General Plan. As shown, the Proposed Project would be consistent with the County of San Diego General Plan and would not interfere with the vision or goals; therefore, impacts related to conflicts with the County of San Diego General Plan would be less than significant.

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Table 4.10-4. County of San Diego General Plan Consistency Evaluation Vision and Guiding Principles (GP) Consistency Evaluation Vision The Vision is derived from the strategic
initiatives of the County’s General
Management System (GMS), which include:

Kids: Improve opportunities for children
The Environment: Manage resources to ensure
environmental preservation
Safe and Livable Communities: Promote safe
and livable communities
Would not conflict. The Proposed Project
includes updates to the land use map, land
use overlays, and goals and policies. The
Proposed Project supports the vision of the
County of San Diego General Plan. Refer to
Chapter 3, Project Description.

GP 1 Support a reasonable share of projected
regional population growth.

Would not conflict. Refer to Goal LU-8,
Policies LU-8.1 through LU-8.7.

GP 2 Promote health and sustainability by locating
new growth near existing and planned
infrastructure, services, and jobs in compact
pattern of development.

Would not conflict. Refer to Goal LU-4,
Policies LU-4.1 through LU-4.6, which
encourage co-location of job-generating land
uses with new housing developments and
along major corridors.

GP 3 Reinforce the vitality, local economy, and
individual character of existing communities
when planning new housing, employment, and
recreational opportunities.

Would not conflict. Refer to Goal LU-1,
Policies LU-1.1 through LU-1.5, which
encourages a diverse and well-balanced mix
of land uses.

GP 4 Promote environmental stewardship that
protects the range of natural resources and
habitats that uniquely define the County’s
character and ecological importance.

Would not conflict. Refer to Policies LU-7.4,
LU-7.5, and LU-7.6, which encourage
continued preservation and expansion of
natural resources.

GP 5 Ensure that development accounts for physical
constraints and the natural hazards of the
land.

Would not conflict. Refer to Policies LU-7.4,
LU-7.5, and LU-7.6, which encourage
continued preservation of natural resources,
such as the Mission Trails Regional Park and
the San Diego River, during future
development.

GP 6 Provide and support a multi-modal
transportation network that enhances
connectivity and supports community
development patterns and, when appropriate,
plan for development which supports public
transportation.

Would not conflict. Refer to Goal LU-6,
Policies LU-6.1 through LU-6.7, Policy LU-8.1,
and Policy LU-8.2. Policy LU-6.1 requires that
each development be checked for
consistency with the Mobility Element and
the Active Santee Plan for pedestrian and
bicycle accessibility before approval.

GP 7 Maintain environmentally sustainable
communities and reduce greenhouse gas
emissions that contribute to climate change.

Would not conflict. The Proposed Project
allows for more dense development along
multimodal corridors, allowing more
residents to live and work in close proximity
to public transit. This development pattern
would reduce vehicle miles traveled and
would reduce greenhouse gas emissions
from vehicles. Further, Policies LU-9.1, LU9.2 and LU-9.3 encourage smart growth patterns, which support this goal.

4.10 – LAND USE AND PLANNING
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.10-19
Table 4.10-4. County of San Diego General Plan Consistency Evaluation Vision and Guiding Principles (GP) Consistency Evaluation GP 8 Preserve agriculture as an integral component
of the region’s economy, character, and open
space network.

Would not conflict. The Proposed Project
would not change any land uses designated
for agricultural use, nor would it conflict with
the continued use of agricultural lands in
adjacent unincorporated areas.

GP 9 Minimize public costs of infrastructure and
services and correlate their timing with new
development.

Would not conflict. Refer to Goal LU-3,
Policies LU-3.1 through LU-3.6, which seek to
ensure public facility projects occur
efficiently and with minimized disruption.

GP 10 Recognize community stakeholder interests
while striving for consensus.

Would not conflict. Refer to Goal LU-3,
Policies LU-3.1 through LU-3.4, and Goal LU8, Policies LU-8.3 through LU-8.7, which address engagement with adjacent
jurisdictions, stakeholder agencies, and
organizations.

Chapter 3, Land Use Goals
Goal LU-1 Primacy of the Land Use Element. A land use
plan and development doctrine that sustain
the intent and integrity of the Community
Development Model and the boundaries
between Regional Categories.

Would not conflict. The goals and policies
within the Land Use Element Update include
goals and policies that address community
character as well as coordination between
local, county, regional, special purpose, and
state and federal agencies. Refer to Goal LU10, Policies LU-10.1 through LU-10.5 Goal LU-2 Maintenance of the County’s Rural Character.

Conservation and enhancement of the
unincorporated County’s varied communities,
rural setting, and character.

Would not conflict. The Proposed Project
would not change any land uses designated
for agricultural or rural residential use, nor
would it conflict with the continued use of
rural lands in adjacent unincorporated areas.

Goal LU-3 Diversity of Residential Neighborhoods. A land use plan that accommodates a range of
building and neighborhood types suitable for a
variety of lifestyles, ages, affordability levels,
and design options.

Would not conflict. Refer to Goal LU-1, Policy
LU-1.1, Goal LU-2, and Policies LU-2.1, LU2.3, and LU-2.5, which promote a mix of land use types, as well as residential types
serving all levels of affordability and abilities.

Goal LU-4 Inter-jurisdictional Coordination. Coordination with the plans and activities of other agencies
and tribal governments that relate to issues
such as land use, community character,
transportation, energy, other infrastructure,
public safety, and resource conservation and
management in the unincorporated County and
the region.

Would not conflict. Refer to Policies LU-8.4
through LU-8.7, which promote coordination
between the City and other jurisdictions and
agencies, including the Local Agency
Formation Commission and the County of
San Diego.

4.10 – LAND USE AND PLANNING
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.10-20
Table 4.10-4. County of San Diego General Plan Consistency Evaluation Vision and Guiding Principles (GP) Consistency Evaluation Goal LU-5 Climate Change and Land Use. A land use plan
and associated development techniques and
patterns that reduce emissions of local
greenhouse gases in accordance with state
initiatives, while promoting public health.

Would not conflict. The Proposed Project
allows for more dense development along
multimodal corridors, allowing more
residents to live and work in close proximity
to public transit. This development pattern
would reduce vehicle miles traveled and
greenhouse gas emissions from vehicles.

Further, Policies LU-9.1, LU-9.2, and LU-9.3
encourage smart growth patterns, which
support this goal.

Goal LU-6 Development—Environmental Balance. A built
environment in balance with the natural
environment, scarce resources, natural
hazards, and the unique local character of
individual communities.

Would not conflict. Refer to Policies LU-7.4,
LU-7.5, and LU-7.6, which encourage
continued preservation of natural resources,
such as the Mission Trails Regional Park and
the San Diego River, during future
development.

Goal LU-7 Agricultural Conservation. A land use plan that retains and protects farming and agriculture as
beneficial resources that contribute to the
County’s rural character.

Would not conflict. The City does not contain
areas zoned for agricultural use.

Goal LU-8 Aquifers and Groundwater Conservation.

Sustainable aquifers and functional
groundwater recharge areas.

Would not conflict. The Proposed Project
would not result in impacts to aquifers and
functional groundwater recharge areas.

Please see Section 4.9 of this PEIR for
analysis of the Project’s impact on hydrology
and water resources.

Goal LU-9 Distinct Villages and Community Cores. Welldefined, well-planned, and well-developed community cores, such as Villages and Town
Centers, that contribute to a community’s
identity and character.

Would not conflict. The Proposed Project
would include goals and policies, as well as
proposed land use changes that would guide
infill development to ensure compatibility
and consistency with the existing community
character. Refer to Goal LU-4, Policies LU-4.1
through LU-4.6, Policy 6.7, and Goal LU-9
and Policies LU-9.1 through LU-9.3.

Goal LU-10 Function of Semi-Rural and Rural Lands. SemiRural and Rural Lands that buffer communities, protect natural resources, foster
agriculture, and accommodate unique rural
communities.

Would not conflict. The Proposed Project
would not change any land uses designated
for agricultural or rural residential use, nor
would it conflict with the continued use of
rural lands in adjacent unincorporated areas.

Goal LU-11 Commercial, Office, and Industrial
Development. Commercial, office, and
industrial development that is appropriately
sited and designed to enhance the unique
character of each unincorporated community
and to minimize vehicle trip lengths.

Would not conflict. Refer to Goal LU-4,
Policies LU-4.1 through LU-4.3 and Policy

6.7, which encourage appropriate location
and development of commercial and office
land uses. See also Goal LU-5, Policies LU5.1 through LU-5.3, which guide industrial development designed to create high-quality
jobs and use underutilized industrial
properties.

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.10-21
Table 4.10-4. County of San Diego General Plan Consistency Evaluation Vision and Guiding Principles (GP) Consistency Evaluation Goal LU-12 Infrastructure and Services Supporting
Development. Adequate and sustainable
infrastructure, public facilities, and essential
services that meet community needs and are
provided concurrent with growth and
development.

Would not conflict. Refer to Goal LU-3,
Policies LU-3.1 through LU-3.6, which would
ensure safe and accessible community
services and facilities in Santee.

Goal LU-13 Adequate Water Quality, Supply, and
Protection. A balanced and regionally
integrated water management approach to
ensure the long-term viability of San Diego
County’s water quality and supply.

Would not conflict. Refer to Goal LU-3,
Policies LU-3.1 through LU-3.6, which would
ensure safe and accessible community
services and facilities in Santee.

Goal LU-14 Adequate Wastewater Facilities. Adequate
wastewater disposal that addresses potential
hazards to human health and the environment.

Would not conflict. Refer to Goal LU-3,
Policies LU-3.1, LU-3.2, LU-3.3, and LU-3.6,
which would ensure safe and accessible
community services and facilities in Santee.

Goal LU-15 Adequate Wireless Communication Facilities.

Wireless telecommunication facilities that
utilize state-of-the-art techniques to minimize
impacts to communities and the environment.

Would not conflict. Goal LU-3, Policies LU-3.1
through LU-3.6, which would ensure safe and
accessible community services and facilities
in Santee. See also Actions for Goal LU-3,
which include coordination with utility
undergrounding and new development, as
well as establishment of a development
checklist to ensure utility adequacy and
mitigation of land use conflicts.

Goal LU-16 Appropriately Sited Waste Management
Facilities. Solid waste management facilities
that are appropriately located and sited in a
manner that minimizes environmental impacts
and potential conflicts from incompatible land
uses, while facilitating recycling and resource
recovery activities.

Would not conflict. Refer to Policies LU-3.1,
LU-3.2, and LU-3.3, which would ensure safe
and accessible community services and
facilities in Santee.

Goal LU-17 Adequate Education. Quality schools that
enhance our communities and mitigate for
their impacts.

Would not conflict. Refer to Policies LU-3.1,
LU-3.3, and LU-4.5. which would guide
development of schools and higher
education programs.

Goal LU-18 Adequate Civic Uses. Civic uses that enhance community centers and places.

Would not conflict. Refer to Policies LU-3.1,
LU-3.2, LU-3.3, and LU-4.2, which guide the
City to consider public and private
partnership opportunities to facilitate
innovative development.

Source: County of San Diego 2021.

Note: City = City of Santee; PEIR = program environmental impact report.

4.10 – LAND USE AND PLANNING
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.10-22
San Diego County Regional Airport Authority Airport Land Use Compatibility Plans Gillespie Field Airport Land Use Compatibility Plan
Portions of the City are subject to regulation by the ALUCP for Gillespie Field. As shown in Figure 4.8-2b, the Proposed Project’s land use changes are located within the AIA of Gillespie Field. The AIA denotes an area where noise, safety, airspace protection, or overflight may significantly affect land uses. Specifically, all the parcels located within the proposed Community Corridor Overlay, as well as the parcels located within the proposed Community Hub Overlay on Cuyamaca Street, intersect with Gillespie Field Airport Safety Zones. The Gillespie Field ALUCP establishes six Airport Safety Zones for the purpose of evaluating safety compatibility of new/future land use actions. The Gillespie Field ALUCP limits development intensities in these zones by imposing floor area and lot coverage maximums, incorporating risk reduction measures in the design and construction of buildings, and/or restricting certain uses altogether. Generally, permissible uses and development intensities range from most restrictive in Safety Zone 1 to least restrictive in Safety Zone 6. For example, all residential and virtually all nonresidential uses are considered incompatible land uses in Safety Zone 1, while all land uses in Safety Zone 6 are considered to be either compatible or conditionally compatible with the airport. Each Safety Zone includes regulations on permitted density and intensity, as shown in Table 4.10-5, Gillespie Airport Safety Zones Land Use Compatibility.

Table 4.10-5. Gillespie Airport Safety Zones Land Use Compatibility Safety Zone*
Maximum Residential Density
Dwelling units per acre
Maximum Non-Residential Intensity
People per acre
1 0 0
2 Residential CC = 4 du/ac 70
3 Residential CC = 16 du/ac
Residential C = 4 du/ac
130
4 Residential CC = 20 du/ac
Residential C = 4 du/ac
130
5 Residential CC = 4 du/ac or less 200
6 No Limit No Limit
Source: SDCRAA 2010.

Notes: du/ac = dwelling units per acre.
* Residential compatibility is listed either as conditionally compatible (CC) or compatible (C).

The Proposed Project includes Section 3, Airport Land Use Compatibility, which addresses airport land use compatibility and states that land uses within Santee must be compatible with Gillespie Field Airport Review Areas.

The Proposed Project states that the City will review all development projects within the AIA to ensure consistency with the Gillespie Field ALUCP. For mixed-use development projects, they must meet both residential density and non-residential intensity criteria.

The proposed Goal LU-10 Implementation Actions include the direction for the City to establish a development review protocol for parcels within the Gillespie Field AIA. Further, Goal LU-10 and Policy LU-10.1 through Policy LU-10.6 (as listed above in Section 4.10.3.3) align the Proposed Project with the land use regulations of the Gillespie Field ALUCP to minimize exposure of residents to high levels of noise or risk of aircraft accidents. Specifically, Policy LU-10.2 requires the City to implement and maintain the Airport Limited Density Overlay, which is consistent with the Gillespie ALUCP, to restrict residential densities and development intensities in accordance with the AIA and Safety Zones. It should be noted that the methodology used to calculate the Realistic Buildout of the Proposed Project applied the

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.10-23
density limitations to the Project parcels that overlap with the Gillespie Field Safety Zones restricting density and intensity. As outlined in proposed Policy LU-10.3, individual projects would be required to obtain a Federal Aviation Administration (FAA) determination of No Hazard to Air Navigation and/or implement FAA conditions that would allow the FAA determination of No Hazard to Air Navigation where the proposed development meets the notification criteria as defined by Code of Federal Regulations Title 14, Part 77 (a process known as “Part 77”). In addition, future development would be required to comply with the California Green Building Code, Part 11, Title 24 of the California Code of Regulations, which requires building height, residential density, and commercial and employment intensity to be consistent with the ALUCP. Therefore, with the proposed goals, policies, and actions, the Proposed Project would not result in a conflict with the Gillespie Field ALUCP. Future development facilitated by the Project within the AIA of Gillespie Field would be required to comply with the development requirements and standards as established by the Gillespie Field ALUCP. Impacts would be less than significant.

Marine Corps Air Station Miramar Airport Land Use Compatibility Plan As shown in Figure 4.8-2b, a majority of the proposed parcels within the Community Hub Overlay fall within AIA Review Area 2 for MCAS Miramar. Neither the Community Corridor Overlay area nor APN 378-160-25-00 are within the AIA for MCAS Miramar. The MCAS Miramar ALUCP states that height limits on structures are the only restriction within AIA 2 (SDCRAA 2011):

Review Area 2 consists of locations beyond Review Area 1 but within the airspace protection and/or overflight areas depicted on the associated maps in this chapter. Limits on the heights of structures, particularly in areas of high terrain, are the only restrictions on land uses within Review Area 2. The additional function of this area is to define where various mechanisms to alert prospective property owners about the nearby airport are appropriate. Within Review Area 2, only land use actions for which the height of objects is an issue are subject to ALUC review.

Further, as stated in MCAS Miramar ALUCP under Policy 2.6.2(a)(2) (SDCRAA 2011):
(2) Within Review Area 2, only the following actions affecting land uses require ALUC review:
(i) Any object which has received a final notice of determination from the FAA that the project will constitute a hazard or obstruction to air navigation, to the extent applicable. (ii) Any proposed object in a High Terrain Zone having a height of greater than 35 feet above ground level.
(iii) Any project having the potential to create electrical or visual hazards to aircraft in flight, including: electrical interference with radio communications or navigational signals; lighting which could be mistaken for airport lighting; glare or bright lights (including laser lights) in the eyes of pilots of aircraft using the Airport; certain colors of neon lights— especially red and white— that can interfere with night vision goggles used by military pilots; and impaired visibility near the Airport. The local agency should coordinate with the Marine Corps in making this determination. (iv) Any project having the potential to cause an increase in the attraction of birds or other wildlife that can be hazardous to aircraft operations in the vicinity of the Airport. The local agency should coordinate with the airport proprietor in making this determination.

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.10-24
The Proposed Project includes Section 3.2, MCAS Miramar, which states that projects with heights that conflict with ALUCP Review Area 2 criteria are subject to Airport Land Use Commission review (specifically, structures that constitute a hazard or obstruction to air navigation). This determination is made using Title 14 Code of Federal Regulations, Chapter 1, Subchapter E, Part 77. No proposed land use changes are expected to result in structures that constitute such hazards. Nonetheless, the City would review all development projects within MCAS Miramar Review Area 2 to ensure consistency with the ALUCP. As such, reasonably foreseeable development resulting from the implementation of the Community Hub Overlay that falls within MCAS Miramar Review Area 2 would be reviewed by the City and would comply with the requirements of the ALUCP and coordinate with the Airport Land Use Commission for consistency review of the project. As previously stated, all future development would be required to comply with the California Green Building Code, Part 11, Title 24 of the California Code of Regulations, which requires building height, residential density, and commercial and employment intensity to be consistent with the ALUCP. Impacts would be less than significant.

General Plan Consistency
State law (California Public Utilities Code Section 21676[b]) requires that adoption or approval of a new general plan or amendment thereto that affects lands within the AIA for an airport and involves either noise or safety concerns in Review Area 1 or land use actions that have been determined to be a hazard by the FAA in accordance with Part 77 within Review Areas 1 and 2 must be referred to the San Diego County Regional Airport Authority for determination of consistency with ALUCPs. Because the Proposed Project would alter land uses that could allow for future development within the Safety Zones for the Gillespie Airport and Review Area 2 for MCAS Miramar, prior to adoption of the Project and this PEIR, the City would consult San Diego County Regional Airport Authority for a consistency determination with each ALUCP. Impacts would be less than significant.

Summary
In summary, the Proposed Project would require consistency review for both the approval of the Project as well as all applicable future development within Review Area 1 and Review Area 2 for Gillespie Field and MCAS Miramar, respectively. However, implementation of the Proposed Project would not conflict with the continued implementation of the land use policies of the Gillespie Field ALUCP or MCAS Miramar ALUCP. Therefore, impacts would be less than significant.

Regional Air Quality Strategy
The San Diego County Air Pollution Control District 2022 Regional Air Quality Strategy (RAQS) seeks to protect public health and the environment by improving air quality. The 2022 RAQS is an update to the plan required by state law to reduce ground-level ozone in San Diego County. Additionally, the 2022 RAQS complements regional actions addressing GHGs and climate change. The 2022 RAQS focuses on two complementary goals: protecting public health and protecting the climate (SDCAPCD 2022). Please see Section 4.2, Air Quality, for an assessment of consistency with RAQS.

Draft Santee Multiple Species Conservation Plan Subarea Plan The City’s Draft MSCP Subarea Plan is a regional and local regulation in San Diego County. The Subarea Plan provides a framework for promoting the protection and enhancement of natural resources, including listed species and species that may become listed during the permit term and their habitats, while streamlining the permitting process for planned development, infrastructure development, and infrastructure and facilities operations and maintenance activities. Please see Section 4.3, Biological Resources, for an assessment of consistency with the Draft MSCP Subarea Plan.

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.10-25
Town Center Specific Plan
The City adopted the Town Center Specific Plan in 1986 to guide development in its geographic core, transforming vacant land into a vibrant, people-oriented commercial, residential, and recreational area along the San Diego River.

Central to the plan is the Arts and Entertainment District, envisioned as a cultural hub connecting surrounding land uses. In 2025, the City completed a comprehensive Town Center Specific Plan update, incorporating community input and City Council workshops. Key updates include revised boundaries, five distinct neighborhoods, an updated land use matrix, objective design standards, a proposed transportation network, and streetscape enhancements.

The plan supports a transit- and pedestrian-oriented Town Center that will serve as Santee’s hub for housing, dining, civic uses, and cultural amenities.

The Community Hub and Community Corridor Overlays are intended to encourage pedestrian-oriented mixed-use development primarily along Mission Gorge Road and Mast Boulevard. The envisioned Community Hub and Community Corridor Overlay development along these major streets would build upon a transit- and pedestrianoriented Town Center with nodes and corridors of enhanced connectivity, new housing, and economic activity.

Additionally, three parcels within the Town Center Specific Plan, adjacent to Town Center Parkway, lie within the Community Hub Overlay. These parcels retain their base zoning district with the additional flexibility for mixed-use development, subject to the Supplemental Design Standards established in the Proposed Project. Therefore, the Proposed Project would not interfere with the vision or goals established by the Town Center Specific Plan, and impacts related to conflicts with the Town Center Specific Plan would be less than significant Measure N
As the Proposed Project provides for land use changes that increase the allowed residential density and nonresidential intensity of certain parcels, it is also subject to voter approval under Measure N. If voters approve the Proposed Project, subsequent development that is consistent with the amendment would not require another vote.

Therefore, the Proposed Project would not conflict with Measure N, and no impact would occur.

4.10.4 Mitigation Measures
No mitigation measures are required as impacts would be less than significant.

4.10.5 Level of Significance After Mitigation
Threshold 4.10-1 The Proposed Project would not physically divide an established community, and impacts would be less than significant and not cumulatively considerable.

Threshold 4.10-2 The Proposed Project would not 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, and impacts would be less than significant and not cumulatively considerable.

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4.11 – NOISE
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.11-1

4.11 Noise
This section of the draft program environmental impact report (PEIR) describes the existing noise conditions of the Project parcels and vicinity, 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).

4.11.1 Existing Conditions
Fundamentals of Noise and Vibration
Sound, Noise, and Acoustics
Sound is a process that consists of three components: the sound source, sound path, and sound receiver. All three components must be present for sound to exist. Without a source to produce sound, there is no sound. Similarly, without a medium to transmit sound pressure waves, there is no sound. Finally, sound must be received; a hearing organ, sensor, or object must be present to perceive, register, or be affected by sound or noise. In most situations, there are many different sound sources, paths, and receptors rather than just one of each. Acoustics is the field of science that deals with the production, propagation, reception, effects, and control of sound. Noise is defined as sound that is loud, unpleasant, unexpected, or undesired.

Sound Pressure Levels and Decibels
The amplitude of a sound determines its loudness. Loudness of sound increases with increasing amplitude. Sound pressure amplitude is measured in units of micronewton per square meter, also called micropascal. One micropascal is approximately one-hundred billionth (0.00000000001) of normal atmospheric pressure. The pressure of a very loud sound may be 200 million micropascals, or 10 million times the pressure of the weakest audible sound. Because expressing sound levels in terms of micropascal would be very cumbersome, sound pressure level in logarithmic units is used instead to describe the ratio of actual sound pressure to a reference pressure squared. These units are called Bels. To provide a finer resolution, a Bel is subdivided into 10 decibels (dB).

A-Weighted Sound Level
Sound pressure level alone is not a reliable indicator of loudness. The frequency, or pitch, of a sound also has a substantial effect on how humans will respond. Although the intensity (energy per unit area) of the sound is a purely physical quantity, the loudness, or human response, is determined by the characteristics of the human ear.

Human hearing is limited not only in the range of audible frequencies, but also in the way it perceives the sound in that range. In general, the healthy human ear is most sensitive to sounds between 1,000 and 5,000 hertz, and it perceives a sound within that range as more intense than a sound of higher or lower frequency with the same magnitude. To approximate the frequency response of the human ear, a series of sound level adjustments is usually applied to the sound measured by a sound level meter. The adjustments (referred to as a weighting network) are frequency dependent.

The A-scale weighting network approximates the frequency response of the average young ear when listening to ordinary sounds. When people make judgments about the relative loudness or annoyance of a sound, their judgments correlate well with the A-scale sound levels of those sounds. Other weighting networks have been

4.11 – NOISE
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.11-2
devised to address high noise levels or other special situations (e.g., B-scale, C-scale, D-scale), but these scales are rarely used in conjunction with most environmental noise. For a development like the Project, noise levels are reported in terms of A-weighted sound levels. All sound levels discussed in this report are A-weighted decibels (dBA).

Examples of typical noise levels for common indoor and outdoor activities are depicted in Table 4.11-1.

Table 4.11-1. Typical Sound Levels in the Environment and Industry Common Outdoor Activities Noise Level (dB) Common Indoor Activities — 110 Rock band
Jet flyover at 300 meters
(1,000 feet)
100 —
Gas lawn mower at 1 meter (3 feet) 90 —
Diesel truck at 15 meters (50 feet),
at 80 kilometers per hour
(50 miles per hour)
80 Food blender at 1 meter (3 feet); garbage
disposal at 1 meter (3 feet)
Noisy urban area, daytime; gas lawn
mower at 30 meters (100 feet)
70 Vacuum cleaner at 3 meters (10 feet)
Commercial area; heavy traffic at 90
meters (300 feet)
60 Normal speech at 1 meter (3 feet)
Quiet urban, daytime 50 Large business office; dishwasher next room Quiet urban, nighttime 40 Theater; large conference room (background) Quiet suburban, nighttime 30 Library
Quiet rural, nighttime 20 Bedroom at night; concert hall (background) — 10 Broadcast/recording studio
Lowest threshold of human hearing 0 Lowest threshold of human hearing Source: Caltrans 2020.

Note: dB = decibels.

Human Response to Changes in Noise Levels
The average healthy ear can barely perceive noise level changes of 3 dBA. A change of 5 dBA is readily perceptible, and a change of 10 dBA is perceived as twice (if a gain) or half (if a loss) as loud. A doubling of sound energy results in a 3-dBA increase in sound, which means that a doubling of sound energy (e.g., doubling the volume of traffic on a road) would result in a barely perceptible change in sound level.

Noise Descriptors
Units of measure have been developed to evaluate the long-term characteristics of sound. The energy-equivalent sound level (Leq) is also referred to as the time-average sound level. It is the equivalent steady-state or constant sound level that in a stated period of time would contain the same acoustical energy as the time-varying sound level during the same time period. For instance, the 1-hour A-weighted equivalent sound level, Leq(h), is the energy average of the A-weighted sound levels occurring during a 1-hour period and is the basis for the City’s “general sound level limits” standards.

People are generally more sensitive to and thus potentially more annoyed by noise occurring during the evening and nighttime hours. Hence, another noise descriptor used in community noise assessments—the community noise equivalent level (CNEL)—represents a time-weighted, 24-hour average noise level based on the A-weighted sound level. However, unlike an unmodified 24-hour Leq value, the CNEL descriptor accounts for increased noise sensitivity

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.11-3
during the evening (7 p.m. to 10 p.m.) and nighttime (10 p.m. to 7 a.m.) by adding 5 dBA and 10 dBA, respectively, to the average sound levels occurring during these defined hours within a 24-hour period. The day-night sound level (Ldn) is similar in derivation to that of CNEL, but ignores the latter 5 dB penalty applied to the three evening hours.

Sound Propagation
Sound propagation (how sound travels from a noise emission source to a receiver location) is influenced by multiple factors that include geometric spreading, ground absorption, atmospheric effects, and occlusion by natural terrain and/or features of the built environment.

Sound levels attenuate (or diminish) geometrically at a rate of approximately 6 dBA per doubling of distance from an outdoor point-type source due to the spherical spreading of sound energy with increasing distance traveled. The effects of atmospheric conditions such as humidity, temperature, and wind gradients are typically distancedependent and can also temporarily either increase or decrease sound levels measured or perceived at a receptor location. In general, the greater the distance the receiver is from the source of sound emission, the greater the potential for variation in sound levels at the receptor due to these atmospheric effects. Additional attenuation can result from sound path occlusion and diffraction due to intervention of natural (ridgelines, dense forests, etc.) and built features (such as solid walls, buildings and other structures).

Ground-Borne Vibration Fundamentals
Ground-borne vibration is fluctuating or oscillatory motion transmitted through the ground mass (i.e., soils, clays, and rock strata). The strength of ground-borne vibration attenuates rapidly over distance. Some soil types transmit vibration quite efficiently; other types (primarily sandy soils) do not. Several basic measurement units are commonly used to describe the intensity of ground vibration. The descriptors used by the Federal Transit Administration (FTA) are peak particle velocity (PPV), in units of inches per second (ips), and velocity decibel (VdB) that is based on a root-mean square of the vibration signal magnitude. The calculation to determine PPV at a given distance is as follows:

PPVdistance = PPVref*(25/D) 1.5
Where:

PPVdistance = the peak particle velocity in inches per second of the equipment adjusted for distance; PPVref = the reference vibration level in inches per second at 25 feet; and D = the distance from the equipment to the receiver.

Environmental Setting
Estimated Outdoor Ambient Noise Environment
The Project location comprises all land area within the City of Santee (City) municipal boundaries, referred to as the Plan Area (see Figure 2-1, Regional Location). The City of Santee encompasses approximately 17 square miles in eastern San Diego County and is bordered on the east by residential development in the unincorporated San Diego Communities of Lakeside and Eucalyptus Hills, by vacant land and active mining operations in Slaughterhouse Canyon to the northeast, and by the City of El Cajon and the Gillespie Field Airport to the south. The primary highway that runs through the City is State Route 52 (SR-52). Additionally, State Route 67 (SR-67) runs along the eastern edge of Santee, and State Route 125 (SR-125) meets SR-52 at the western edge of the City. Public transit in the City includes local bus routes and the Copper Line Trolley, which connects Santee to multiple areas in San Diego.

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.11-4
Consequently, the outdoor ambient noise environment within the Plan Area is already characterized by dominant roadway traffic, aircraft, and intermittent rail noise. Per Figure 7-2, Future Noise Levels, of the City’s General Plan Noise Element, most of the Project parcels (parcels where proposed Community Hub Overlay, Community Corridor Overlay, and land use designation R-14 are located) are located along the main transit corridors of Mission Gorge Road and Mast Boulevard, as well as Carlton Hills Boulevard and Cuyamaca Street, and are within the 60 to 70 dBA Ldn noise level contour range, though most are within the 65 dBA Ldn contour (City of Santee 2003). These levels are consistent with FTA guidance which estimates that land uses within 50 to 100 feet of a major roadway, or areas that feature a population density of 30,000 or more people per square mile, would be exposed to noise levels of 65 dBA Ldn. In some cases, particularly along Mission Gorge Road, some noise-sensitive land uses are within 50 feet of the roadway, and likely experience noise levels approximately equal to or greater than 70 dBA Ldn.

Noise-Sensitive Land Uses (Receptors)
The existing noise-sensitive land uses (NSLUs) within the Plan Area include Single Family, Multiple Family, and Mobile Home Parks. Additionally, the Project includes specific land use designation changes within the Plan Area which would be focused on specific opportunity areas (Figure 3-2, Proposed Land Use Changes) and would include the Community Hub Overlay, Community Corridor Overlay, and the proposed Medium-High Residential R-14 parcel..

The Community Hub Overlay would be applied 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 to create community mixed-use hubs, which would introduce new NSLUs to the area. The Community Corridor Overlay would be applied along Mission Gorge Road to create a mixed-use area along the City’s main multi-modal transit corridor, which would introduce new NSLUs. As a result, existing NSLUs are studied in the analyses herein, as well as future NSLUs that may be developed in the proposed mixed-use parcels.

The City’s General Plan Noise Element establishes an exterior ambient noise standard of 65 dBA Ldn for NSLUs.

4.11.2 Relevant Plans, Policies, and Ordinances
Federal
Federal Transit Administration
In its Transit Noise and Vibration Impact Assessment guidance manual, the FTA recommends a daytime construction noise level threshold of 80 dBA Leq over an 8-hour period (FTA 2018) when detailed construction noise assessments are performed to evaluate potential impacts to community residences surrounding a project. Although this FTA guidance is not a regulation, it can serve as a quantified standard in the absence of such noise limits at the state and local jurisdictional levels.

With respect to vibration, Table 4.11-2 presents FTA guidance thresholds for assessing building damage risk and human annoyance. Akin to the aforementioned guidance for airborne noise from construction activities, the values in Table 4.11-2 represent recommended assessment guidance when local regulations lack such standards.

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Table 4.11-2. Federal Transit Administration Vibration Threshold Guidance Vibration Receptor
Vibration Assessment Metric
Peak Particle Velocity (PPV,
in/sec)
Approximate Root Mean
Square VdB
Potential Damage to Structures by Building/Structural Category I. Reinforced-concrete, steel or timber (no
plaster)

0.5 102
II. Engineered concrete and masonry (no
plaster)

0.3 98
III. Non-engineered timber and masonry
buildings

0.2 94
IV. Buildings extremely susceptible to
vibration damage

0.12 90
Residential Building Occupant Human Response
Frequent events (more than 70 events per day) 72
Occasional events (30-70 events per day) 75
Infrequent events (fewer than 30 events per day) 80
Institutional Land Use (Primarily Daytime Use) Occupant Human Response Frequent events (more than 70 events per day) 75
Occasional events (30-70 events per day) 78
Infrequent events (fewer than 30 events per day) 83
Source: FTA 2018.

Notes: The root mean square (rms) vibration level in decibels (VdB) is calculated from the PPV using a crest factor of 4 and is with respect to 1 micro-inch per second.

State
California Department of Transportation
The California Department of Transportation (Caltrans) Transportation and Construction Vibration Guidance Manual (Caltrans 2020) offers guidance comparable to aforementioned FTA guidance presented in Table 4.11-2, but includes recommended thresholds (expressed as PPV) for building damage risk and occupant annoyance that distinguish between “transient” sources (e.g., detonation of explosive charges or a dropped ball during building demolition) and “continuous” or “frequently intermittent” vibration sources. The latter of these Caltrans vibration occurrence categories would be comparable to the “frequent” and “occasional” FTA event frequency categories appearing in Table 4.11-2.

Local
City of Santee General Plan Noise Element
The City’s General Plan Noise Element identifies compatible exterior noise levels for various land use types (City of Santee 2003). The maximum allowable noise exposure varies depending on the land use. The maximum acceptable exterior noise level for residential uses and other noise-sensitive uses (including schools, libraries, hospitals, daycare facilities, hotels, motels) is 65 dBA CNEL. Table 4.11-3 reproduces Figure 7-3 from the City’s General Plan Noise Element.

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Table 4.11-3. City of Santee Noise / Land Use Compatibility Guide Land Use Category
Exterior Noise Exposure (dBA Ldn)
55–60 60--65 65–70 70–75 75–80 > 80
Residential – Low
Density Single Family,
Duplex, Mobile Homes
Residential – Multi
Family
Transient Lodging –
Motels, Hotels
Schools, Libraries,
Churches, Hospitals,
Nursing Homes*
Auditoriums, Concert
Halls, Amphitheaters
Sports Arena, Outdoor
Spectator Sports
Playgrounds,
Neighborhood Parks
Golf Courses, Riding
Stables, Water
Recreation, Cemeteries
Office Buildings,
Business Commercial
and Professional
Industrial,
Manufacturing, Utilities,
Agriculture
Table Shading Key
Normally Acceptable Specified land use is satisfactory, based upon the assumption that any buildings involved are of normal conventional construction, without any special noise insulation requirements.

Conditionally Acceptable New construction or development should be undertaken only after a detailed analysis of the noise reduction requirements is made and needed noise insulation features included in the design. Conventional construction, but with closed windows and fresh air supply systems or air conditioning will normally suffice.

Normally Unacceptable New construction or development should generally be discouraged. If new construction or development does proceed, a detailed analysis of the noise reduction requirements must be made and needed noise insulation features included in the design.

Clearly Unacceptable New construction or development should generally not be undertaken.

Source: City of Santee 2003.

Note:
* Applies to noise-sensitive areas that serve a significant function for the use that could be adversely affected by noise, such as outside areas used primarily for instruction, meditation areas, rest and relaxation areas, and other areas where general peace and quiet are important.

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.11-7
Transportation-Related Noise Standards
The City’s Noise Element establishes a policy for exterior sensitive areas to be protected from high traffic noise levels. The Noise Element sets 65 dBA Ldn for exterior noise levels and 45 dBA Ldn for interior noise levels as the “normally acceptable” level.

For interior noise, the Noise Element also establishes 45 dBA Ldn as the maximum acceptable level for habitable rooms when exterior predicted noise levels due to traffic are 65 dBA Ldn or more. If windows and doors are required to be closed to meet this standard, then mechanical ventilation (i.e., air conditioning) shall be included in the project design.

Noise Element Objectives and Policies
The Noise Element contains a section on the noise abatement and control objectives and policies for the City.

Applicable objectives and policies are presented below:

Objective 1.0. Control noise from sources adjacent to residential, institutional and other noise-sensitive receptors.

Policy 1.1. The City shall support a coordinated program to protect and improve the acoustical environment of the City including development review for new public and private development and code compliance for existing development.

Policy 1.2. The City shall utilize noise studies and noise contour maps when evaluating development proposals during the discretionary review process.

Policy 1.3. The City shall enforce motor vehicle laws and standards as appropriate, related to traffic flow and speed, in an effort to reduce noise along roadways experiencing high noise levels.

Policy 1.4. The City shall promote alternative sound attenuation measures rather than traditional wall barriers wherever feasible; these may include glass or polycarbonate walls, berms, landscaping, and the siting of noise-sensitive uses on a parcel away from the roadway or other noise source.

Policy 1.5. The City shall review future projects with particular scrutiny regarding the reduction of unnecessary noise near noise-sensitive areas such as hospitals, schools, parks, etc.

Policy 1.6. The City shall continue to monitor noise throughout Santee and enforce the standards and regulations of the City's Noise Ordinance.

Policy 1.16. The City shall ensure that appropriate regulations and standards are incorporated into the City's development policies and ordinances, including the use of noise evaluations in Environmental Impact Reports and statements, which take all aspects of noise into consideration.

Policy 1.17. The City shall officially support the control of noise through legal regulations and cooperative government efforts.

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Objective 2.0. Ensure that future developments will be constructed to minimize interior and exterior noise levels.

Policy 2.1. The City shall adhere to planning guidelines and building codes which include noise control for the exterior and interior living space of all new residential developments within noise impacted areas.

Policy 2.2. The City should require new development to mitigate noise impacts to existing uses resulting from new development when: 1) such development adds traffic to existing City streets that necessitates the widening of the street; and 2) the additional traffic generated by the new development causes the noise standard or significance thresholds to be exceeded.

Policy 2.3. The City should not require new development to mitigate noise impacts to existing uses when the new development only adds traffic already anticipated by the City’s General Plan to an existing street, but does not necessitate widening of that street.

The Noise Element further states that when new development may result in the exposure of existing or future noisesensitive uses to noise levels in excess of 65 dBA Ldn, an acoustical study will be required. If the acoustical study shows that the noise levels at any noise-sensitive area will exceed 65 dBA Ldn, the development should not be approved unless the following findings are made:

Modifications to the development have been, or will be made, which will reduce the exterior noise levels in noise-sensitive areas to 65 dB Ldn or less, or
If, with current noise abatement technology, it is not feasible to reduce the exterior noise levels to 65 dBA Ldn or less, then modifications to the development have been, or will be made, which reduce the exterior noise level to the maximum extent feasible and the interior noise level to 45 dB Ldn or less. Particular attention shall be given to noise-sensitive spaces such as bedrooms.

For rooms in noise-sensitive areas which are occupied only for a part of the day (schools, libraries, or similar), the interior 1-hour average sound level during occupation, due to noise outside, should not exceed 45 dBA Leq.

Further, noise impacts shall be considered significant if any of the following occur as a result of the proposed development:

If, as a direct result of the proposed development, noise levels for any existing or planned development will exceed the noise levels considered compatible for that use as identified in Table 4.11-3.

If, as a direct result of the proposed development, noise levels which already exceed the levels considered compatible for that use are increased by 3 dB or more.

If mitigation is necessary, Section 8.0 of the Noise Element, Implementation, lists the following measures that may be incorporated into a proposed project as mitigation measures. The following measures are not required, and mitigation is not limited to this list:

The use of site design techniques, such as the provision of buffers to increase distances between the noise source and receiver, siting of buildings and parking areas, and the careful siting of noise-sensitive outdoor features to minimize noise impacts;
Provision of berms, landscaping, and other sound barriers, without the exclusive use of walls (e.g., a combination of a small wall and a berm in concert with the overall streetscape in the area could be appropriate);

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.11-9
Insulation of buildings against noise, including thicker-than-standard glazing and mechanical ventilation; Improving traffic circulation to “smooth” flow by such measures as interconnecting traffic signals; Considering the use of innovative construction technologies and materials in constructing or reconstructing streets;
Reducing speed limits in noise sensitive areas;
Setting time limits on certain noisy activities; and
Purchasing demonstrably quiet equipment for City use.

City of Santee Municipal Code
The City’s Noise Ordinance (Section 5.04) generally prohibits disturbing, excessive, or offensive noise that causes discomfort or annoyance to reasonable persons of normal sensitivity. Section 5.04.090 specifically restricts construction equipment operation to the hours of 7:00 a.m. through 7:00 p.m., Monday through Saturday (excluding holidays), unless expressly approved by the Director of Planning & Building. Construction equipment with a manufacturer’s noise rating of 85 dBA Lmax or greater may only operate at a specific location for 10 consecutive workdays; if operation will exceed 10 days, advance notice must be provided to property owners and residents within 300 feet. Because the City of Santee does not specify a numeric construction noise threshold, this analysis applies Federal Transit Administration (FTA) guidance, using an 8-hour Leq threshold of 80 dBA at the nearest noisesensitive receiver. Additionally, the City’s restriction on equipment rated at 85 dBA Lmax or greater is noted, with a 10-day operational limit at any one location.

4.11.3 Environmental Impacts

4.11.3.1 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.

Specifically, the Project would propose the application of the Community Hub Overlay and the Community Corridor Overlay, which would be applied to particular parcels in addition to existing zoning, as well as the redesignation of one parcel from Neighborhood Commercial to R-14 Residential. Therefore, this Draft PEIR does not assess the sitespecific construction and operation details of future development projects that may occur within the City. Instead, it assesses the impacts associated with the changes to existing land uses and the associated overall effects of the buildout of development in the City over a 20-year planning period, with a horizon year of 2045, where reasonably foreseeable physical changes to the environment could occur.

The following noise and vibration analysis applies to all proposed land use designation changes that are proposed as part of the Project.

4.11.3.2 Thresholds of Significance
The significance criteria used to evaluate the project’s impacts to noise are based on CEQA Guidelines Appendix G.

For the purposes of this project, a potentially significant noise impact would occur if the proposed project would:

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.

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Result in generation of excessive groundborne vibration or groundborne noise levels.

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, expose people residing or working in the project area to excessive noise levels.

In light of the Appendix G significance criteria, this analysis uses the following standards to evaluate potential noise and vibration impacts.
▪ Construction noise – Consistent with FTA guidance, Project construction noise would be considered significant if construction noise would expose noise-sensitive receptors to 80 dBA Leq over an 8-hour period during daytime hours (7:00 a.m. to 7:00 p.m.) (FTA 2018). ▪ Off-site project-attributed transportation noise – A noise impact due to Project-attributed transportation noise would be considered significant if predicted noise levels exceed the normally acceptable land use compatibility limits presented in Table 4.11-3. If existing transportation noise levels exceed the normally acceptable standard without Project implementation, an increase of more than 3 dBA would be considered significant.
▪ Off-site project-attributed stationary noise – The Noise Element of the City’s General Plan (City of Santee 2003) sets a limitation of 65 dBA Ldn for residential single-family and multi-family noise-sensitive land uses.

A noise impact would be considered significant if noise from typical operation of heating, ventilation, and air conditioning (HVAC) or other electro-mechanical systems associated with the Proposed Project exceed 65 dBA Ldn at noise-sensitive land uses near the Project. ▪ Construction vibration – Guidance from the FTA indicates that a vibration velocity level of 0.2 ips PPV would represent the threshold for building damage risk. FTA guidance indicates that residential building occupants exposed to “infrequent events” of ground-borne vibration exceeding 80 VdB would find it “unpleasant or “annoying.”

4.11.3.3 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 noise:

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)

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Goal LU-10: A City that protects health and safety within an Airport Influence Area by minimizing exposure to high levels of noise and risk of aircraft accidents.

Policy LU-10.1: Review all development proposed in the Gillespie Field Airport Influence Area, consistent with the Airport Land Use Compatibility Plan policies addressing noise, safety, airspace protection, and overflight.

Policy LU-10.5: Limit any residential development to infill in areas exposed to noise levels of 65 decibels community noise equivalency level (CNEL) up to 70 decibels CNEL.

Goal LU-10 Implementation
Action Lead Agency Timeframe
Adopt a Zoning Ordinance update to establish the Airport Compatibility Overlay, including applicable provisions of the Gillespie Field Airport Land Use Compatibility Plan.

Planning and
Building
Department
Immediate
(within 1 year)
Coordinate with the Airport Land Use Commission to establish development project review procedures to reduce the need for Airport Land Use Commission review of projects.

Planning and
Building
Department
Immediate
(within 1 year)

4.11.3.4 Impacts Analysis
Threshold 4.11-1: Would the project result in generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? The following impact analysis applies to all components of the Proposed Project, including all land use designation changes that may result in reasonably foreseeable future development or redevelopment (i.e., the proposed Community Hub Overlay, the Community Corridor Overlay, and the R14 parcel).

Short-Term Construction Noise
Since precise descriptions of construction activities for future site-specific projects under the Proposed Project are not available at this time, construction noise impact predictions are based on CalEEMod default rosters of conventional heavy construction equipment for each of six typical phases of construction activity, as described in Section 4.2, Air Quality, of this Draft PEIR. For future site-specific projects where CalEEMod default assumptions are not applicable, further detailed construction noise predictions may be required.

To estimate construction noise impacts, a methodology that emulates the FHWA Roadway Construction Noise Model (RCNM) was applied. Screening distances were iteratively predicted for relevant impact criteria, assuming that only one of each type of equipment per phase would operate concurrently and would be positioned near the property line of the nearest noise-sensitive receiver. Table 4.11-4 provides a list of the sound levels generated by various powered equipment that could be associated with construction of the Project, measured at a distance of 50 feet using a “slow” response time constant (1 second). Usually, construction equipment operates in alternating cycles of full power and low power, producing average noise levels over time that are less than the maximum noise level. The average sound level of construction activity also depends on the amount of time that the equipment operates and the intensity of construction activities during that time. Sound source information was obtained from the Noise Source Database developed under National Cooperative Highway Research Program 25-49 (NCHRP 25- 49), Development of a Highway Construction Noise Prediction Model (NASEM 2018).

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.11-12
Table 4.11-4. Sound Levels of Typical Construction Equipment Equipment
Maximum Sound Level (dBA Lmax) at
50 feet from Source
Equivalent Sound Level (dBA Leq)
at 50 feet from Source
Air Compressor 67 66
Aerial Lift (Man Lift) 73 72
Backhoe 84 76
Compactor (Plate) 75 N/A
Compactor (Roller) 83 N/A
Concrete Mixer 82 81
Concrete Saw 88 85
Crane, Mobile 76 74
Dozer 86 80
Forklift 88 N/A
Generator 68 67
Grader 79 N/A
Horizontal Bore Drill 88 87
Loader 81 72
Paving - Asphalt 83 N/A
Paving - Concrete 88 85
Pump 74 73
Scraper 92 N/A
Flatbed Truck 74 N/A
Welding Machine 72 71
Source: NASEM 2018.

Notes: dBA = A-weighted decibel; Lmax = maximum instantaneous noise level. N/A = Equipment without average (Leq) noise levels are non-stationary and best represented only by maximum instantaneous noise level (Lmax).

Construction activities associated with future, site specific projects under the Proposed Project would generate temporary noise from conventional heavy equipment and support operations during daytime hours. Consistent with the City of Santee Municipal Code (Section 5.04.090), construction equipment is limited to operation between 7:00 a.m. and 7:00 p.m., Monday through Saturday (excluding holidays), unless expressly approved by the Director of Planning & Building. Because the City does not prescribe a numeric construction noise limit, this analysis applies FTA guidance of 80 dBA Leq (8hour) at the nearest noise sensitive receiver (NSR) as the screening threshold for short term (daytime) activities. In addition, the City’s provision regarding equipment rated ≥85 dBA Lmax, which may operate at a specific location for no more than 10 consecutive workdays absent advanced notice to nearby properties has been considered for context on equipment selection and scheduling.

Screening distances were developed using CalEEMod default equipment rosters for six typical phases (and an additional line item for pile-driving) and an RCNM emulating approach that calculates energy equivalent sound levels (Leq) from maximum sound levels (Lmax), adjusted by acoustical usage factors. These screening distances represent the buffer within which the FTA 80 dBA Leq (8hour) threshold would be exceeded at an adjoining NSR during daytime short term construction. If a proposed activity occurs closer than the distance shown in Table 4.11-5, mitigation is required. Prediction model inputs and outputs can be found in Appendix G, Noise Supporting Documentation.

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.11-13
Table 4-11-5. Construction Noise: Screening Distance to Adjoining Receptor Within Which Significant Impact Occurs
Construction Phase
Daytime (7:00 a.m. to 7:00 p.m., except Sundays
and legal holidays) Screening Distance (feet)*
Demolition 85
Site Preparation/Grading 69
Grading 69
Building Construction 91
Paving 87
Architectural Coating 8
Pile Driving 236
Notes: dBA = A-weighted decibel.
* At or beyond which construction emission, as predicted herein, would not exceed Federal Transit Administration (FTA) guidance of 80 dBA 8-hour Leq.

For each site specific project, the nearest NSRs (e.g., existing residences, schools, hospitals) shall be identified and their distances to the planned construction footprint compared to Table 4.11-5. When any phase is planned within the applicable screening distance, the unmitigated short term construction noise would exceed the FTA 80 dBA Leq (8-hour) threshold at the NSR and mitigation must be implemented. When the planned activities are beyond the applicable screening distance, short term construction noise would not exceed the threshold and no mitigation is required for that phase.

Nighttime construction is not evaluated for short term conditions because it is generally restricted under City code; if nighttime work is proposed via City approval, a project-level study shall evaluate compliance with the City’s nuisance provisions and apply conservative thresholds, with additional screening distances determined case by case.

With adherence to City construction hours and implementation of the Construction Noise Mitigation (MM-NOI-1) where activities occur within the screening distances above, short-term construction noise impacts would be less than significant with mitigation. MM-NOI-1 requires submittal of a construction noise study to the City of Santee for review and approval prior to grading or building permits when phases are within screening distances, and incorporation of feasible administrative and engineering controls—such as temporary sound barriers (minimum STC 25) positioned to block line-of-sight, effective mufflers or enclosures, limiting non-essential engine idling to no more than 5 minutes within any hour, and activity sequencing/siting to maximize separation from NSRs. These measures are expected to reduce aggregate equipment noise sufficiently to meet the FTA 80 dBA Leq (8-hour) screening threshold at the nearest NSRs during daytime short-term construction.

The City’s 85 dBA Lmax/10day equipment provision will further inform equipment selection and scheduling; if equipment rated ≥85 dBA Lmax must operate beyond 10 consecutive workdays at a specific location, the City’s advance notice requirements to properties within 300 feet shall apply. Under this framework, and with MM-NOI-1 implemented wherever screening distances are encroached, short term construction impacts would be reduced to less than significant with mitigation.

Long-Term Traffic Noise Exposure
To estimate potential off-site traffic noise impacts attributable to the Proposed Project, the FHWA Highway Traffic Noise Prediction Model (RD-77-108) was applied using roadway-specific inputs documented in Appendix G, Noise Supporting Documentation. The analysis assumed temporal traffic distributions of 77% during daytime

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(7:00 a.m.– 7:00 p.m.), 10% during evening (7:00 p.m.–10:00 p.m.), and 13% during nighttime (10:00 p.m.–7:00 a.m.). Vehicle mix percentages for autos, medium trucks, and heavy trucks, as well as the day/evening/night distribution, were based on those used for the same roadway segments analyzed in the City of Santee Housing Element Rezone Program Implementation PEIR (City of Santee 2022).

Existing (2025), 2035, and 2050 Average Daily Traffic (ADT) volumes were obtained from the San Diego Association of Governments (SANDAG) Transportation Forecast Information Center (TFIC), which provides regionally accepted traffic forecasts (SANDAG 2015). Project-generated ADT volumes were derived using trip generation data from the Fanita Ranch Project and Santee Auto Center Project (Harris & Associates 2020; LLG 2023). Specifically, because the Fanita Ranch Project is comparable in scale to the Proposed Project land use changes, the ratio of ADT volumes on a given roadway segment for the Santee Auto Center Project to its total trip generation was calculated, then applied to the total trip generation of Fanita Ranch. This proportional approach provided segment-specific ADT estimates for the Project, which were then incorporated into the noise model along with posted speeds, truck mix, and temporal distribution assumptions.

All modeling assumes average pavement, level roadways (less than 1.5% grade), constant traffic flow, and does not account for shielding or finite roadway adjustments. Detailed input and output data for each segment and scenario are provided in Appendix G. Table 4.11-6 provides a summary of the results for the analysis of traffic noise for each roadway segment studied.

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Table 4.11-6. Predicted Traffic Noise Exposure Levels (dBA Ldn) Street From To Existing
Existing
+ Project
Noise
Level
Increase 2035
2035 +
Project
Noise
Level
Increase 2050
2050 +
Project
Noise
Level
Increase
Mission
Gorge Rd
SR-125 Fanita Dr 65.3 65.5 0.3 65.3 65.5 0.3 65.3 65.5 0.3 Fanita Dr Carlton Hills
Blvd

66.2 66.5 0.3 66.2 66.5 0.3 66.3 66.5 0.3
Driveway Driveway 68.5 69.0 0.5 68.7 69.1 0.5 68.6 69.1 0.5 Mission
Greens Rd
Tamberly
Way

67.7 69.8 2.1 67.9 69.9 2.0 67.8 69.9 2.0
Driveway Cottonwood
Ave

73.7 75.7 2.0 73.5 75.6 2.1 73.4 75.5 2.1
1st St Railroad Ave 65.6 67.3 1.7 65.9 67.5 1.6 65.8 67.5 1.6 Woodside
Ave
Magnolia Ave Coronado St 71.6 72.1 0.5 71.5 72.0 0.5 71.5 72.0 0.5 Carlton
Hills Blvd
Mission
Gorge Rd
Willowgrove
Ave

62.3 62.8 0.5 62.0 62.6 0.6 62.2 62.7 0.6
Willowgrove
Ave
Carlton Oaks
Dr

68.4 68.8 0.5 68.1 68.6 0.5 68.2 68.7 0.5
Cuyamaca
St
Town Center
Pkwy
River Park Dr 54.9 55.7 0.7 54.6 55.4 0.8 54.7 55.5 0.8 Riverwalk Dr Bingham Rd 60.1 61.1 1.0 59.1 60.4 1.3 57.4 59.2 1.8 Mast Blvd Cuyamaca St Magnolia
Park Dr

67.9 68.6 0.7 66.4 67.3 0.9 66.4 67.3 0.9
Magnolia
Park Dr
Bilteer Dr 68.6 69.3 0.7 67.1 68.1 1.0 67.0 68.0 1.0
Bilteer Dr Park Center
Dr

68.7 69.4 0.7 67.1 68.1 1.0 67.0 68.0 1.0
Park Center
Dr
Norma
Gardens Dr

66.9 67.5 0.7 66.7 67.3 0.7 66.6 67.3 0.7
Norma
Gardens Dr
Magnolia Ave 60.3 61.1 0.8 60.0 60.9 0.9 60.1 60.9 0.9
Magnolia
Ave
Palm Glen Dr Mast Blvd 68.5 69.2 0.7 67.7 68.6 0.8 67.8 68.7 0.8 Mast Blvd Peaceful Ct 67.9 68.2 0.3 67.7 68.1 0.3 67.8 68.5 0.7

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.11-16
Table 4.11-6. Predicted Traffic Noise Exposure Levels (dBA Ldn) Street From To Existing
Existing
+ Project
Noise
Level
Increase 2035
2035 +
Project
Noise
Level
Increase 2050
2050 +
Project
Noise
Level
Increase
Kerrigan St Del
Coronado Ln

62.1 63.3 1.2 61.7 63.0 1.2 61.8 63.0 1.2
Del
Coronado Ln
Alphonse St 48.2 57.5 9.3 48.2 57.5 9.3 48.2 57.5 9.3
Notes: Ldn = day-night noise level; dBA = A-weighted decibel.

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.11-17
As shown in Table 4.11-6, on street segments where the existing or future traffic noise levels are below the residential land use compatibility threshold of 65 dBA Ldn, the predicted traffic noise levels with the implementation of the Project would not exceed 65 dBA Ldn. For segments where existing or future no Project conditions already exceed 65 dBA Ldn, the Project results in increases ranging from 0.3 to 2.1 dBA, which is less than the 3 dBA threshold of significance. Although one segment on Magnolia Avenue between Del Coronado Lane and Alphonse Street would lead to an increase of 9.3 dBA under existing and future conditions with the Project, the resulting level remains below 65 dBA Ldn and therefore does not meet the criterion for significance. Based on these results, Project-attributed traffic noise impacts would be less than significant under all analysis scenarios.

With respect to transportation noise exposure resulting from rail, public transit within the City includes the Copper Line Trolley, which provides connections between Santee and multiple areas in San Diego. Rail operations along this corridor are not proposed to increase; however, new mixed-use developments located adjacent to the Copper Line Trolley alignment may be exposed to rail noise. Using FTA General Transit Noise Assessment methodology that emulates the CREATE model, rail noise exposure was predicted for future noise-sensitive residential developments that may be located as close as 50 feet from the trolley tracks (FTA 2006). The resulting noise level was estimated to be approximately 54 dBA Ldn, which is below the applicable residential land use compatibility threshold of 65 dBA Ldn. Therefore, long-term rail noise exposure associated with the Project would be less than significant. Detailed inputs and outputs of the CREATE model are shown in Appendix G.

Long-Term Stationary Operational Noise Exposure
The Proposed Project includes two overlay zones, the Community Hub Overlay and the Community Corridor Overlay, that would allow increased land use intensity and mixed-use development at a density beyond what is currently permitted as well as the redesignation of a parcel on Magnolia Avenue to residential. To evaluate potential stationary operational noise exposure associated with these overlays and the re-designated R-14 parcel at Magnolia Avenue and Alphonse Street, a representative mixed-use development scenario was modeled using DataKustik’s CadnaA software, which applies ISO 9613-2 algorithms for outdoor sound propagation (ISO 2024). The modeled sample scenario consisted of two five-story buildings (each featuring a total of 228,864 gross square feet) with four residential floors above a ground-floor commercial space, consistent with development anticipated under the Community Corridor Overlay, which represents the most dense development scenario, located near existing residential NSR positions. Stationary noise sources included rooftop HVAC equipment representative of combined chiller air-cooled condensers (ACC) and air-handling unit (AHU) return-air fans, with an overall sound power level (Lw) of 94.4 dBA Lw. Reference sound power levels that were used to define area sources of sound emission in the CadnaA computer model are detailed in Appendix G. The two 5-story buildings representative of mixed-use developments were rendered in the three-dimensional (3-D) model space. The following parameters are included in this CadnaA-supported stationary noise source assessment:
▪ Ground effect acoustical absorption coefficient equal to 0.5, which represents an average of acoustically reflective ground cover, such as pavement, with porous surfaces (landscaping, grassy easements, etc.); ▪ Reflection order of 1, which allows for a single reflection of sound paths on encountered structural surfaces; ▪ Calm meteorological conditions with 68°F and 50% relative humidity.

Predicted noise exposure levels attributable to a sample five-story mixed-use development within Community Corridor Overlay as a representative scenario are detailed in Table 4.11-7.

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.11-18
Table 4.11-7. Operational Noise Emission from Sample Mixed-Use Development Modeled
Receptor
Modeled Receptor Distance from
Operational Noise Source
Predicted Operation Noise (dBA) at Indicated
Modeled Receptor
Hourly Leq Ldn
R1 100 feet north along Willowgrove Ave 37 43
R2 75 feet north along Willowgrove Ave 42 48
R3 200 feet south along Mission Gorge Rd 36 42
R4 550 feet west along Gorge Ave 32 38
Note: See Figure 4.11-1 for modeled “R#” receptor locations and calculated 1-hr Leq noise levels.

Figure 4.11-1 illustrates the predicted aggregate sound pressure level (SPL) propagation solely from a 1-hour period of the operation of the proposed development’s rooftop HVAC. The color-coded annular bands of dBA 1-hour Leq levels are calculated across a field parallel with and five (5) feet above local grade, and the two proposed five-story mixed-use developments were rendered in the 3-D model space (see Appendix H, VMT Modeling).

As shown in Table 4.11-7, the highest resulting noise level was predicted to be approximately 48 dBA Ldn at an existing noise-sensitive receptor located about 75 feet from the sample mixed-use development, which is below the applicable residential land use compatibility threshold of 65 dBA Ldn.

This modeled scenario is considered representative of potential future mixed-use developments at the most dense allowable development strategy that would be permitted under the new overlay zones. Furthermore, because the R-14 parcel would only be developed with residential uses, the modeled mixed-use scenario provides a conservative estimate of potential stationary source operational noise levels, as commercial uses would increase HVAC load requirements compared to residential-only development. Based on these results, stationary operational noise exposure associated with the Proposed Project would be less than significant.

Threshold 4.11-2: Would the project result in generation of excessive groundborne vibration or groundborne noise levels?
Construction Vibration
Ground-borne vibration from construction equipment and activities can generate varying degrees of ground vibration. Vibration from construction activities rarely reaches levels that can damage structures but can achieve the perceptible ranges in occupied buildings close to the construction site. Table 4.11-8 lists vibration levels for various types of construction equipment.

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.11-19
Table 4.11-8. Vibration Source Levels for Construction Equipment Construction Equipment Type
Peak Particle Velocity (PPV) at
25 feet (in/sec) Approximate Lv
† at 25 feet
Pile Driver (impact) upper
range

1.518 112
typical 0.644 104
Pile Driver (sonic) upper
range

0.734 105
typical 0.170 93
Clam shovel drop (slurry wall) 0.202 94
Hydromill (slurry
wall)
in soil 0.008 66
in rock 0.017 75
Vibratory Roller 0.210 94
Hoe Ram 0.089 87
Large bulldozer 0.089 87
Caisson drilling 0.089 87
Loaded trucks 0.076 86
Jackhammer 0.035 79
Small bulldozer 0.003 58
Source: FTA 2018.

Notes:
† RMS velocity in decibels (VdB) re 1 micro-inch/second, and presumes crest factor of 4.

Generally, heavy construction equipment used for most projects (small bulldozers, loaded trucks, caisson drilling etc.) would have peak particle velocity (PPV) vibration levels of approximately 0.089 inches per second or less at a distance of 25 feet (FTA 2018). Vibratory rollers, used during the paving phases of some projects, would have vibration levels of approximately 0.210 inches per second. Should impact pile driving be necessary during the building foundations phase, typical PPV levels at 25 feet of 0.644 inches per second would be anticipated, with upper range levels of approximately 1.518 inches per second; thus, it is seen that vibration levels could vary widely depending upon the equipment types used.

Because the City does not have quantified groundborne vibration velocity criteria, as described in Section 4.11.2, Relevant Plans, Policies, and Ordinances, these values were used to iteratively predict impact screening distances for site-specific construction-attributed vibration (associated with developments implemented under the Project) with expressions found in FTA and Caltrans guidance per the equation as follows (FTA 2018):

PPVrcvr = PPVref * (25/D)^1.5
Lv = 20*LOG(PPV/[CF*Vref]) = 20*LOG(PPV/[4*0.000001]) In the above expression, PPVrcvr is the predicted vibration velocity at the receiver position, PPVref is the reference value at 25 feet from the vibration source and D is the actual horizontal distance to the receiver. The potential for annoyance to occupants within those buildings is evaluated with root-mean-square (RMS) vibration velocity decibels (VdB), which are calculated from PPV and application of a crest factor (CF), where Lv is the VdB re 1 micro-inch/second, and presumes crest factor of 4.

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.11-20
The resulting minimum distance required for impact pile-driving and two types of typically expected on-site conventional heavy construction equipment to not exceed the Federal Transit Administration (FTA) groundborne vibration threshold (i.e., 0.2 inches per second peak particle velocity [PPV] for residential structures) is provided in Table 4.11-9. As shown, substantial distances (ranging from approximately 15 feet to over 97 feet) may be necessary to avoid exceeding the FTA threshold of significance for groundborne vibration. Thus, potential impacts from construction vibration are considered significant where these minimum distances may not be feasible for one or more site-specific construction projects implemented under the Project.

Table 4.11-9. Distance Required for Groundborne Vibration Compliance Estimated Minimum Allowable Distance (feet) between Indicated Project Construction Equipment Type and an Adjoining Occupied Property to Comply with Perception Threshold1 Dozer2 Roller3 Impact Pile Driver4
15 feet 26 feet 97 feet
Notes:
1 0.2 inches per second peak particle velocity (PPV) at residential structures, assuming a conversion crest factor of 4 per FTA guidance. 2 Reference PPV of 0.089 inches per second.
3 Reference PPV of 0.21 inches per second.
4 Reference PPV of 1.518 inches per second.

Additionally, for residential building occupants at the screening distances required for compliance as shown in Table 4.11-9, groundborne vibration levels would be 94 VdB and therefore considered annoying.

Groundborne vibration levels would be within 80 VdB and not considered annoying for residential building occupants at distances of 42 feet for a dozer, 73 feet for a roller, or 155 feet for an impact pile driver. Thus, greater distances than shown in Table 4.11-9 would be necessary to avoid exceeding the FTA threshold of significance for vibration-induced human annoyance. Thus, potential impacts from construction vibration are considered significant where these minimum distances may not be feasible for one or more site-specific construction projects implemented under the Project.

MM-NOI-2 (Construction Vibration) would reduce vibration impacts associated with construction activities to the extent feasible. Future non-discretionary projects that would be implemented under the Proposed Project would be subject to the federal, state and local regulations mentioned above; however, these non-discretionary projects would not necessarily be subject to CEQA review, additional environmental assessments, or mitigation measures.

As such, even with implementation of existing regulations, applicable Santee Land Use Element Update goals and policies, and MM-NOI-2, Project impacts related to proximity of construction activities to sensitive uses would be significant and unavoidable.

Operational Vibration
Once operational, the future projects would not be expected to feature major on-site producers of groundborne vibration. Anticipated on-site mechanical systems like pumps, compressors, and fans are designed and manufactured to feature rotating or reciprocating components (e.g., impellers, rotors, and pistons) that are wellbalanced with isolated vibration within or external to the equipment casings. On this basis, potential vibration impacts due to Project operation would be less than significant. No mitigation is required.

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.11-21
Threshold 4.11-3: For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? The nearest public airport to the Project is Gillespie Field Airport, located approximately 0.6 miles south of the intersection of Mission Gorge Road and Cottonwood Avenue. According to the City’s General Plan Noise Element, the Proposed Project parcels and overlays are outside the 65 dBA CNEL contour for the airport (City of Santee 2003). On this basis, aviation noise exposure would be less than significant.

4.11.4 Mitigation Measures
The following mitigation measures specifically pertain to construction activities for future development projects under the Santee Land Use Element Update that may exceed the FTA guidance criteria for daytime construction noise levels (80 dBA 8-hour Leq) and groundborne vibration levels received at residential structures (0.2 ips PPV).

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

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

Temporary noise barriers may include suspended sound blankets, 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.

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

4.11 – NOISE
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.11-22
levels, and a predictive analysis of potential project vibration impacts using Federal Transit Administration (FTA) guidance. If construction-related vibration is determined to exceed the FTA threshold of 0.2 inches per second peak particle velocity (PPV) or 80 velocity decibels (VdB) at vibration-sensitive uses, project-specific (e.g., suggested techniques per FTA or California Department of Transportation guidance) measures shall be required to ensure compliance with vibration standards. All project-specific measures approved by the City shall be incorporated into appropriate construction-related plans (e.g., demolition plans, grading plans, and building plans) and implemented during project construction.

Examples of equipment vibration source-to-receptor distances within which impact evaluation should occur, based on FTA reference vibration information, include the following:
▪ Jackhammer – 23 feet
▪ Dozer, hoe-ram, drill rig, front-end loader, tractor, or backhoe – 42 feet ▪ Roller (for site ground compaction or paving) – 73 feet ▪ Impact pile-driving – 155 feet
This mitigation measure shall remain in effect unless superseded by a Citywide groundborne vibration ordinance that establishes construction vibration standards and ensures project compliance with FTA thresholds for development projects within the Plan Area. If constructionrelated 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.
▪ Limit the simultaneous operation of multiple pieces of equipment to minimize cumulative vibration.

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.11-23

4.11.5 Level of Significance After Mitigation
Threshold 4.11-1 Impacts related to noise as a result of the implementation of MM-NOI-1 would be less than significant.

Threshold 4.11-2 Even with implementation of MM-NOI-2, the minimum distances presented in Table 4.11-9 may not be feasible for one or more site-specific construction projects implemented under the Project; thus, Project impacts related to proximity of construction vibration to sensitive uses would be significant and unavoidable.

Threshold 4.11-3 No mitigation measures are required as impacts would be less than significant.

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.11-24

INTENTIONALLY LEFT BLANK
R4
R3
R1 R2
Date: 2/13/2026 User: cbattle Path: Z:\Projects\j1710001\MAPDOC\PEIR\PEIR.aprx Map: Predicted Stationary Source Operation Noise Layout: Figure 4.11-1 Predicted Stationary Source Operation Noise from Sample Mixed Use Development (5 Stories 4 Residential 1) 0 150 300 n
US Feet
Proposed Land Use
Community Corridor Overlay
Community Hub Overlay
Noise-Sensitive Receptor
Calculation Boundary
Sample 5-Storey Mixed Use
Development (qty. 2)
A-Weighted Sound Level
<30 dBA
>30 dBA
>35 dBA
>40 dBA
<all other values>
SOURCE: Dudek 2025
City of Santee Land Use Element PEIR
Predicted Stationary Source Operation Noise from Sample Mixed Use Development (5 Stories: 4 Residential, 1 Commercial) FIGURE 4.11-1

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INTENTIONALLY LEFT BLANK

4.12 – POPULATION AND HOUSING
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.12-1

4.12 Population and Housing
This section of the draft program environmental impact report (PEIR) reviews the existing population, housing, and employment conditions of the Plan Area; provides an assessment of the current and forecasted population and describes the forecasted population growth; identifies associated regulatory requirements; evaluates potential impacts on population, employment, and housing, including impacts related to population growth and displacement of housing or people; and identifies mitigation measures related to implementation of the City of Santee (City) Land Use Element Update (Project or Proposed Project).

4.12.1 Existing Conditions
For continuity, historical trends and projections for population, housing, and employment in this section are provided by the most recent data available from San Diego Association of Governments (SANDAG), the Series 15 Regional Growth Forecasts that are used as the foundational data in SANDAG’s 2025 Regional Plan (SANDAG 2024a, 2024b).

Regional Setting
As of 2022, San Diego County is home to approximately 3.29 million people (SANDAG 2024a). SANDAG projections indicate an additional 112,944 people will be living in San Diego County by 2050, a 3.4% increase in population (SANDAG 2025). As of 2022, San Diego County contains a total of approximately 1.4 million housing units, and an additional 202,819 housing units are projected by 2050, a 16.4% increase in housing (SANDAG 2025). As of 2022, a total of approximately 1.6 million wage and salary jobs1 are in San Diego County, and an additional 170,757 jobs are anticipated to be added within the County by 2050, a 10.6% increase. A breakdown of the County of San Diego population, employment, housing estimates from the Series 15 Regional Forecast (SANDAG 2024a) is provided in Table 4.12-1, County of San Diego Population, Employment, and Housing Projections.

Table 4.12-1. County of San Diego Population, Employment, and Housing Projections Category
Year Growth % Change
2022
(Actual) 2029 2040 2050 2022– 2050 2022–2050
Population 3,287,306 3,334,675 3,432,211 3,400,250 112,944 3.4% Housing
(dwelling
units)
1,235,642 1,320,010 1,410,615 1,438,461 202,819 16.4%
Jobsa 1,611,632 1,641,598 1,721,324 1,782,389 170,757 10.6% Source: SANDAG 2024a.

Note:
a Wage and salary jobs are generally covered by a state unemployment insurance program. This type of employment typically involves regular paychecks and adherence to labor regulations governing wages and working conditions (SANDAG 2024a). 1 Wage and salary jobs are generally covered by a state unemployment insurance program. This type of employment typically involves regular paychecks and adherence to labor regulations governing wages and working conditions (SANDAG 2024a).

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.12-2
Local Setting
As of 2022, Santee is home to 59,015 people (SANDAG 2024a). SANDAG projections indicate approximately 3,821 additional people will be living in Santee by 2050, a 6.5% increase in population (SANDAG 2024a). As of 2022, Santee contains a total of 21,427 housing units, and an additional 3,634 housing units are projected by 2050, a 17% increase in housing units (SANDAG 2024a). In 2022, a total of 17,838 wage and salary jobs are in Santee, and an additional 1,476 jobs are anticipated to be added within Santee by 2050, an 8.3% increase. A breakdown of the City’s population, employment, and housing estimates between 2022 and 2050 are provided in Table 4.12-2, City of Santee Population, Housing, and Job Estimates.

Table 4.12-2. City of Santee Population, Housing, and Job Estimates Category
Year Growth % Change
2022
(Actual) 2029 2040 2050 2022–2050 2022–2050
Population 59,015 59,474 62,849 62,836 3,821 6.5%
Housing
(dwelling
units)
21,427 22,452 24,400 25,061 3,634 17%
Jobsa 17,838 17,947 18,713 19,314 1,476 8.3%
Source: SANDAG 2024a.

Note:
a Wage and salary jobs are generally covered by a state unemployment insurance program. This type of employment typically involves regular paychecks and adherence to labor regulations governing wages and working conditions (SANDAG 2024).

As detailed in the City’s current Housing Element cycle (2021–2029), the City is required by the Regional Housing Needs Allocation (RHNA) to provide its share of regional future housing needs between 2020–2029 by adding 1,219 housing units to serve a variety of income levels. However, after subtracting units under construction or under review during preparation of the 2022 Housing Element Update, the City determined the remaining unmet need was 605 units, distributed over the extremely low-income and low-income categories. As noted in the Housing Element, “Santee maintains a diverse housing stock. In 2020, single-family homes comprised 65 percent of the housing stock, while multifamily units comprised 24 percent, and 11 percent of the housing stock consisted of mobile homes” (City of Santee 2022).

As shown on Table 4.12-3, Population, Housing, and Job Trends in City of Santee (2010–2020), the City’s population, housing, and job growth has increased since 2010 (United States Census Bureau 2025).

Table 4.12-3. Population, Housing, and Job Trends in City of Santee (2010–2020) Year Total Population Total Housing (dwelling Units) Total Jobs (Civilian Labor Force) a
2010 53,413 18,935 26,668
2015 54,834b 20,207 29,478
2020 57,999 21,248 28,572
Source: United States Census Bureau 2025.

Notes:
a Job data estimates the number of employed residents in Santee, not the number of wage and salary jobs available in Santee (United States Census Bureau 2025).
b City-Facts 2025.

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.12-3
Jobs-Housing Balance
A jobs-housing balance is a ratio that indicates the number of available jobs in the City compared to the number of available housing units. The ratio is one potential indicator of a community’s ability to reduce commuter traffic and overall vehicle miles traveled by maintaining a balance between employment and housing and in close proximity (e.g., within the City limits). A general measure of the balance of a community’s employment opportunities with the needs of its residents can be made through a “jobs-housing” balance test. A balanced community would have a match between employment and housing opportunities so that most of the residents could also work in the community. Using SANDAG data for 2022 (SANDAG 2024a), it is estimated that the Project area (as detailed above in Table 4.12-2) contains 17,838 jobs and 21,427 dwelling units. As such, the Project area has a 0.83 (17,838 divided by 21,427) job-to-housing ratio, which is considered a housing-rich community.

4.12.2 Relevant Plans, Policies, and Ordinances
Federal
Uniform Relocation Act
The Uniform Relocation Act was passed by the U.S. Congress in 1970 to establish minimum standards for federally funded residential projects requiring the acquisition of housing or the relocation of housing. The following general provisions were taken from the U.S. Department of Housing and Development (2025):
▪ Provide uniform, fair, and equitable treatment of persons whose real property is acquired or who are displaced in connection with federally funded projects. ▪ Ensure relocation assistance is provided to displaced persons to lessen the emotional and financial impact of displacement.
▪ Ensure that no individual or family is displaced unless decent, safe, and sanitary housing is available within the displaced person’s financial means.
▪ Help improve the housing conditions of displaced persons living in substandard housing. ▪ Encourage and expedite acquisition by agreement and without coercion.

In the event of residential relocation, the following provisions must be obeyed. ▪ Provide relocation advisory services to displaced tenants and owner occupants. ▪ Provide a minimum 90 days’ written notice to vacate prior to requiring possession. ▪ Reimburse for moving expenses.
▪ Provide payments for the added cost of renting or purchasing comparable replacement housing.

State
California Relocation Assistance Act
California Housing Element Law, Article 10.6 of the California Government Code, Section 65580 et seq., has been established to assure the availability of decent housing and a suitable living environment for all Californians and economic segments of the community. Recognizing the vital role local governments play in the supply and affordability of housing, the California Housing Element Law mandates local communities plan for enough housing

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.12-4
to meet projected growth in California. Each county and city is required to prepare and adopt a housing element demonstrating its planned contribution to the attainment of the state housing goal and regional housing needs. The housing element is one of seven state-mandated elements that every general plan must contain, and it is required to be updated every 5 to 8 years and determined to be legally adequate by the state.

The law acknowledges that, in order for the private market to adequately address housing needs and demand, local governments must adopt land use plans and regulatory systems that provide opportunities for, and do not unduly constrain, housing development. The housing element is accordingly required to identify the community’s housing needs; identify the community’s goals and objectives with regards to housing production, rehabilitation, and conservation to meet those needs; identify housing resources and constraints; project and quantify population, household, and employment trends; and define the policies and programs that the community will implement to achieve the stated housing goals and objectives. The California Housing Element Law also requires that the California Department of Housing and Community Development (HCD) review and certify local housing elements for compliance with state law and report its written findings to the local government.

Department of Housing and Community Development
State law requires that jurisdictions provide their fair share of regional housing needs. HCD is mandated to determine the statewide housing need. HCD, in cooperation with local governments and councils of governments, is charged with making a determination of the existing and projected housing need as a share of the statewide housing need of their city or region. The housing construction need is determined for four broad household income categories: very low (households making less than 50% of the median family income), low (50% to 80% of the median family income), moderate (80% to 120% of the median family income), and above moderate (more than 120% of the median family income). The intent of the future needs allocation by income groups is to relieve the undue concentration of very low and low-income households in a single jurisdiction and to help allocate resources in a fair and equitable manner.

The “fair share” allocation process begins with the California Department of Finance’s projection of statewide housing demand for an 8-year period, which is then apportioned by HCD among each of the state’s official regions, which are represented by councils of government. A local jurisdiction’s fair share of regional housing need is the number of additional dwelling units that will need to be constructed during a given 8-year planning period. Once a local government has received its final RHNA, it must revise its Housing Element to show how it plans to accommodate its portion of the region’s housing need.

Senate Bill 9, Housing Development Approvals
Senate Bill (SB) 9 amended land use provisions within the California Government Code to require ministerial approval of a housing development with no more than two primary units in a single-family zone, the subdivision of a parcel in a single-family zone into two parcels, or both. SB 9 facilitates the creation of up to four single-family housing units in the lot area typically used for one single-family home. SB 9 contains eligibility criteria addressing environmental site constraints (e.g., wetlands, wildfire risk), anti-displacement measures for renters and lowincome households, and the protection of historic structures and districts. Key provisions of the law require a local agency to modify or eliminate objective development standards on a project-by-project basis if they would prevent an otherwise eligible lot from being split or prevent the construction of up to two units of at least 800 square feet in size. As ministerial actions, SB 9 eligible housing projects would not be subject to discretionary review under the California Environmental Quality Act (CEQA).

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.12-5
Regional Housing Needs Allocation
The RHNA is mandated by state housing law as part of the periodic process of updating local general plan housing elements. The RHNA quantifies the need for housing within each jurisdiction during specified planning periods. HCD determines each region’s housing and affordability needs, and then each region’s planning body, known as a council of governments (e.g., SANDAG), develops methodology to allocate the housing needed to local governments.

SANDAG then distributes projected housing needs to individual cities (Government Code Section 65584.04). In turn, each city within the region, including the City of Santee, is required provide land use designations and zoning for this projected growth (Government Code Sections 65584.04, 65583, 65588).

Communities use the RHNA in land use planning, in prioritizing local resource allocation, and in deciding how to address identified existing and future housing needs resulting from population, employment, and household growth.

The RHNA does not necessarily encourage or promote growth, but rather allows communities to anticipate growth, so that collectively the region and subregion can grow in ways that enhance quality of life, improve access to jobs, promote transportation mobility, and address social equity and fair share housing needs.

Local
San Diego Association of Governments Regional Plan
In December 2021, SANDAG adopted the latest 2021 Regional Plan (Regional Plan), which combines the Regional Transportation Plan (RTP), Sustainable Communities Strategy (SCS), and Regional Comprehensive Plan. SANDAG is required by law to update its RTP every 4 years. The 2025 Regional Plan was adopted on December 12, 2025, by the SANDAG Board of Directors.

The Regional Plan updates growth forecasts and is based on the most recent planning assumptions considering currently adopted land use plans, including the City’s General Plan and other factors from the cities in the region and San Diego County. SANDAG’s Regional Plan will change in response to the ongoing land use planning of the City and other jurisdictions. For example, the City’s General Plan and other local general plans of cities, may change based on general plan amendments initiated by the jurisdiction or landowner applicants. The general plan amendments may result in increases in development densities by amending the regional category designations or zoning classifications. Accordingly, SANDAG’s RTP/SCS latest forecasts of future development in the San Diego region, including location, must be coordinated closely with each jurisdiction’s ongoing land use planning because that planning is not static, as recognized by the need for updates to SANDAG’s RTP/SCS every 4 years.

City of Santee 2021–2029 Housing Element
The City’s General Plan Housing Element was updated and adopted in 2022 and is “designed to provide the City with a coordinated and comprehensive strategy for promoting the production of safe, decent, and affordable housing within the community.… The housing element is an eight-year plan for the 2021–2029 period” (City of Santee 2022). The Housing Element includes the following objectives and policies relevant to the Project:

Objective 1.0. Conserve and improve the condition of the existing housing stock.

Policy 1.4. Continue to utilize the City’s code compliance program to bring substandard units into compliance with City codes and to improve the overall housing quality and neighborhood conditions in Santee.

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Objective 2.0. Preserve existing affordable housing options in Santee.

Policy 2.2. Encourage the retention of existing, viable mobile home parks, which are economically and physically sound.

Objective 3.0. Expand affordable housing options within Santee.

Policy 3.2. Implement the City’s Climate Action Plan. Promote design concepts that utilize technological advances in the application of alternative energy sources which make the use of the natural climate to increase energy efficiency and reduce housing costs.

Policy 3.3. Encourage the provision of housing affordable to extremely low income households when reviewing proposals for new affordable housing developments.

Objective 5.0. Encourage the provision of a wide range of housing by location, type of unit, and price to meet the existing and future needs of Santee residents to the maximum extent possible.

Policy 5.5. Ensure that all new housing development and redevelopment in Santee is properly phased in amount and geographic location so that City services and facilities can accommodate that growth.

Policy 5.6. Ensure that sites in the Residential Sites Inventory are available during the planning period by overriding the Gillespie Field ALUCP as appropriate.

Objective 6.0. Reduce or remove government constraints to housing production and opportunity where feasible and legally permissible.

Policy 6.2. Provide incentives and regulatory concessions for affordable and special needs housing through implementation of the density bonus ordinance and other mechanisms.

Policy 6.4. Balance the need to protect and preserve the natural environment with the need to provide additional housing and employment opportunities.

4.12.3 Environmental Impacts

4.12.3.1 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 future development projects that may occur within Santee. Instead, it assesses the impacts associated with the changes to existing land uses and the associated overall effects of the buildout of development in Santee over a 20-year planning period, with a horizon year of 2045, where reasonably foreseeable physical changes to the environment could occur.

Population and housing data was obtained from the SANDAG Series 15 2022–2050 Regional Growth Forecast (SANDAG 2024a, 2024b). This information was compared to the forecasted growth under the Project to determine the change in population and housing as a result of the Project. To determine if this change was significant, the

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analysis then assesses if the potential population and housing change would result in physical environmental effects related to the area not being capable of supporting such growth or if the Project would displace housing in a manner that would require replacement housing elsewhere.

For purposes of this analysis, “substantial” unplanned population growth is defined as growth from construction of new homes, businesses, roads, or other infrastructure that would result in population growth that significantly exceeds planned growth projections. For impacts to be considered significant under the thresholds below, the Project would also have to result in a significant environmental impact not already disclosed.

4.12.3.2 Thresholds of Significance
The significance criteria used to evaluate the Project’s impacts to population and housing are based on CEQA Guidelines Appendix G. For the purposes of this Project, a potentially significant impact to population and housing would occur if the Proposed Project would:

1. 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).

2. Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere.

4.12.3.3 Land Use Element Update Relevant Goals and Policies The following draft goals, policies, and implementation actions from the Proposed Project are relevant to population, employment, and housing:

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-1.3. Encourage a diverse mix of commercial uses, including shopping, dining, entertainment, and office, which provides a strong local employment base.

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-1 Implementation
Action Lead Agency Timeframe
Complete a review of the City’s zoning regulations to
identify any regulatory barriers to family-friendly
businesses, such as bookstores, play cafés, and kidoriented retail.

Planning and Building
Department
Short-term (1–2
years)
Create promotional and marketing materials to attract
family-friendly businesses to key areas such as Santee
Trolley Square.

City Manager’s Office
(Marketing)
Mid-term (3–5
years), Ongoing
Expand the City’s Active Projects dashboard to include
tracking development trends, land use mix, and
employment growth in designated corridors and hubs.

City Manager’s Office (IT
Department) with Planning and
Building Department
Ongoing
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 multimodal transit station and along major road corridors where transit and other convenience services are available.

Policy LU-2.3. Encourage new mixed-use, mixed-income development to provide housing units affordable to various income levels, including extremely low and low-income, in accordance with the objectives, policies, and programs of the Housing Element.

Policy LU-2.4. Ensure no net loss of affordable housing units through mixed-use development, in accordance with the objectives, policies, and programs of the Housing Element.

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-5. Industrial uses that provide high-quality employment opportunities and are compatible with adjacent land uses.

Policy LU-5.4. Promote clustering of complementary industries (e.g., light manufacturing, logistics, research and development) to create innovation districts that foster collaboration, supply chain efficiency, and job growth.

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Policy LU-5.5. Streamline permitting and provide incentives for redevelopment of obsolete industrial sites into modern facilities that support high-value production and research activities.

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-8. A coherent and efficient development pattern that provides for orderly, sustainable growth.

Policy LU-8.3. Actively pursue annexation of the land currently under the jurisdiction of the City of San Diego that is located along the San Diego River at the western city limits to the Mission Trails Regional Park and in the East Elliott area on the city’s western boundary.

Policy LU-8.4. Encourage the Local Agency Formation Commission to establish and adjust jurisdictional boundaries that reflect the City’s long-term vision for growth, land use, and service provision.

Policy LU-8.5. Actively monitor and comment on all significant development proposals adjacent to or near the city boundary that have the potential to cause impacts within Santee, such as biological resources, water quality, circulation, housing, and economic development.

Policy LU-8.6. Coordinate with regional agencies and organizations to provide input on and cooperatively address regional issues concerning governance and land use control, biological resources preservation, hydrology and water quality, circulation, housing, and economic development.

Policy LU-8.7. Continue to coordinate with the County of San Diego on development of County-owned parcels within Santee to incorporate affordable housing, public services, and other priorities.

Goal LU-8 Implementation
Action Lead Agency Timeframe
Initiate formal discussions with the City of San Diego and Local Agency Formation Commission to pursue annexation of East Elliott and San Diego River-adjacent lands, including preparation of fiscal and service impact analyses.

City Manager’s Office
with Planning and
Building Department
Mid-term (2–
4 years)
Participate in regional committees and/or groups to monitor development proposals in the Planning Area and collaborate with other agencies on land use, housing, and infrastructure priorities.

Planning and Building
Department
Ongoing

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4.12.3.4 Impacts Analysis
Threshold 4.12-1: Would the project induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)?
Implementation of the Proposed Project would result in updating goals and policies that would be applicable to the entire Plan Area, as well as updating the land use designations for certain parcels throughout the Plan Area. The Proposed Project is intended to guide citywide growth and development through implementation of land use and policy issues that are specific to the unique characteristics of the City over a 20-year planning period, with a horizon year of 2045. The Proposed Project would add the new Community Hub Overlay and the new Community Corridor Overlay and would change the land use designation of the parcel designated as Assessor’s Parcel Number 378- 160-25-00 from Neighborhood Commercial to Medium-High Residential (R-14), which would facilitate additional growth and development in the Plan Area.

As shown in Table 4.12-4, Proposed Residential Land Use Change, the existing conditions citywide show 21,427 dwelling units and a population of 59,015 people. Implementation of the Project would facilitate a realistic buildout of 5,687 new dwelling units by 2045. Based on the rate of 2.84 persons per household, implementation of the Project would result in a maximum population increase of up to approximately 16,151 people by 2045. Buildout of the Project would facilitate additional opportunities for housing development, which would indirectly result in an increase in population within Santee. In combination with anticipated growth by 2050, this would result in an estimated citywide total of up to 30,748 dwelling units and 78,987 residents. The Project-related growth projection of 5,687 units and 16,151 residents shown in Table 4.12-4 has been planned for as part of the Proposed Project and would not result in additional impacts beyond those disclosed in this PEIR.

Table 4.12-4. Proposed Residential Land Use Change

Existing
Conditions
Project
Parcels
Existing
Conditions
Citywidea
Realistic
Buildout of
Project
Parcelsb
SANDAG
Citywide
Projected
Growthc
Citywide
Buildoutd
Dwelling Units 1,091e 21,427 5,687 25,061 30,748
Population 3,098 59,015 16,151 62,836 78,987
Notes: SANDAG = San Diego Association of Governments.
a SANDAG Series 15 Regional Growth Forecast for year 2022 (SANDAG 2024a). b Realistic Buildout is 65% of maximum buildout of the Proposed Project. c SANDAG Series 15 Regional Growth Forecast 2050 Projections (SANDAG 2024a). d Citywide Buildout is Realistic Buildout plus Projected Growth. e Based on assessor parcel data (Dugal 2026).

SANDAG is the regional governing body responsible for forecasting population growth in San Diego County.

SANDAG’s Regional Plan provides comprehensive framework for future growth and development in San Diego County. The 2025 Regional Plan, adopted in December 2025, uses the SANDAG Series 15 Regional Growth Forecasts (SANDAG 2024a). Table 4.12-5, SANDAG City of Santee Population, Employment, and Housing Forecast, outlines SANDAG’s projected population, employment, and housing for the City in 2022, 2029, 2040, and 2050.

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Table 4.12-5. SANDAG City of Santee Population, Employment, and Housing Forecast 2022 2029 2040 2050
2022 to 2050
Change
Numeric Percent
Total Populationa 59,015 59,474 62,849 62,836 3,821 6.5% Total Housing Unitsa 21,427 22,452 24,400 25,061 3,634 17% Single Familyb 13,396 14,060 15,567 15,932 2,536 18.9%
Multiple Familyb 4,732 5,104 5,599 5,889 1,117 24.5%
Mobile Homeb 2,176 2,176 2,176 2,176 0 0.0%
Wage and Salary Employmenta 17,838 17,947 18,713 19,314 1,476 8.3% Notes: SANDAG = San Diego Association of Governments.
a SANDAG 2024a.
b SANDAG 2024b.

As shown in Tables 4.12-4 and 4.12-5, SANDAG forecasts that the City will have a population of 62,836 and 25,061 housing units by 2050. In comparison and as shown in Table 4.12-4 above, the Proposed Project would contribute to citywide buildout2 resulting in approximately 78,987 projected residents and approximately 30,748 projected housing units by 2045, which would exceed SANDAG’s 2050 forecast.

The Proposed Project represents a long-term land use planning effort that addresses population and housing through 2045, allowing regional planning associations such as SANDAG to incorporate updated data into future RTP/SCS cycles, which are required by law to be updated every 4 years. SANDAG updates its population and housing projections based on a variety of inputs, including local jurisdiction’s general plans. Every 4 years, SANDAG works closely with local, state, and federal government agencies, and community-based organizations to update the Regional Plan by collecting feedback, studying travel data, and forecasting how the region will grow and change over the next few decades (SANDAG 2024a). This process ensures that regional plans will reflect local planning forecasts. Therefore, while current regional forecasts do not reflect the Proposed Project’s growth, this PEIR demonstrates that the City has anticipated and analyzed these changes, and any inconsistencies with regional projections will be temporary and resolved through ongoing planning updates. In addition, the City has proactively planned for population growth through implementation of the Proposed Project and has comprehensively analyzed its potential impacts in this PEIR.

Goals and policies within the Proposed Project, including Goals LU-1, LU-2, LU-5, and LU-8, and associated policies described above (see Section 4.12.3.3, Land Use Element Update Relevant Goals and Policies), do not promote unplanned growth but rather direct where and how projected growth within the City would occur. These goals and policies support focused growth near transit/along commercial corridors and within the downtown area and increased housing opportunities through mixed-use and residential developments that provide a diversity of housing options. In addition, indirect impacts related to population growth (e.g., extension of roads and utilities) resulting from the Project are addressed throughout this PEIR. As discussed in Section 4.17, Utilities and Service Systems, of this PEIR, the areas where the land use changes are proposed are established areas of the City with existing infrastructure. As discussed in Section 4,15, Transportation, the required engineering and Mobility Element consistency review, along with application of the objective design and performance standards for ministerial projects, associated with development at Project parcels would avoid conflicts with applicable plans or policies related to transit, roadway, bicycle, and pedestrian facilities Further, potential vehicle miles traveled impacts would be reduced to less than significant with implementation of Mitigation Measure (MM) TRA-1 and MM-TRA-2. Indirect impacts of population growth (i.e., extension of roads or other infrastructure) are addressed 2 Citywide Buildout is Realistic Buildout (65% maximum buildout of the Proposed Project) plus Projected Growth (SANDAG 2050 projections).

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throughout this PEIR to ensure compliance with state and regional requirements and would be minimized because the Proposed Project would focus growth near existing infrastructure and transit, along commercial corridors, and within the downtown area.

State housing laws require SANDAG to develop and distribute projected housing needs to individual cities within San Diego County (Government Code Section 65584.04). In turn, each city within the region, including the City of Santee, is required to provide land use designations and zoning for this projected growth (Government Code Sections 65584.04, 65583, and 65588). The Proposed Project proactively plans for this growth, and the City has analyzed the associated impacts in this PEIR to ensure compliance with state and regional requirements. The Proposed Project would be implemented gradually over time and includes goals and policies intended to support the fair and equitable development of housing. Any temporary inconsistencies between the Proposed Project’s planned population growth and regional growth estimates are expected to resolve after one population forecasting cycle. As such, direct and indirect impacts related to substantial unplanned population growth would be less than significant.

Threshold 4.12-2: Would the project displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere?
The Proposed Project is a policy document that does not include or propose any site-specific development projects that could directly result in construction or operational impacts to the environment. The Proposed Project land uses, which would facilitate additional growth and development in specific parcels within the Plan Area, would be implemented through changes to the General Plan land use map. However, the Proposed Project does not propose specific development that would displace existing people or housing.

As previously mentioned, the proposed land use changes would be intended to facilitate redevelopment of underutilized parcels and foster a wide variety of commercial retail, office, and residential uses. As discussed above, the Proposed Project’s realistic buildout would result in a total of 5,687 dwelling units over a 20-year planning period (by 2045). As such, the Proposed Project would increase the capacity for housing stock in the Plan Area. The Proposed Project is not anticipated to permanently displace a substantial number of existing people or housing; however, future redevelopment of existing structures could displace some people and housing through demolition of existing residential structures. Future development or redevelopment, however, would occur gradually over time through 2045, and any displacement would be temporary and offset by the increased residential development opportunities that would occur in Santee with implementation of the Proposed Project. Notably, the Proposed Project does not anticipate any net loss of housing because of Project implementation; rather, the housing development opportunities facilitated by the Proposed Project would represent a net increase in housing. As such, impacts related to the substantial displacement of existing housing and people would be less than significant.

4.12.4 Mitigation Measures
No mitigation measures are required as impacts would be less than significant.

4.12.5 Level of Significance After Mitigation
Threshold 4.12-1 Potential impacts related to substantial unplanned population growth would be less than significant.

Threshold 4.12-2 Impacts related to the displacement of housing and people would be less than significant.

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4.13 Public Services
This section of the draft program environmental impact report (PEIR) describes the existing public services conditions of the Plan Area and vicinity, identifies associated regulatory requirements, and evaluates potential impacts related to implementation of the City of Santee (City) Land Use Element Update (Project or Proposed Project).

4.13.1 Existing Conditions
Fire Protection and Emergency Medical Services
Fire protection and emergency medical services are provided by the Santee Fire Department (SFD), as described in the City’s Safety and Environmental Justice Element (City of Santee 2025a):

The Santee Fire Department provides the community with fire and life safety education, fire inspection and prevention services, code enforcement, vegetation management, emergency medical services, and trauma support. The department is also the City’s lead for emergency preparedness, emergency management, and response to earthquakes, floods, explosion, fires, hazardous materials, rescue, and medical services in Santee.… The Santee Fire Department also provides fire protection, paramedic response, [and] transport services to Santee. The Insurance Services Office (ISO) last surveyed Santee in 2021, and Santee received a Class 1 rating based on the ISO rating system of 1 through 10 (with the highest rating being 1 and the lowest being 10). The City maintains a minimum daily staffing of 19 emergency response personnel, including the battalion chief.…
Response time is defined as the amount of time it takes for the units having received notification to their arrival at the scene. The National Fire Protection Association (NFPA) 1710 Standard for the Organization and Deployment of Fire Suppression Operations, Emergency Medical Operations, and Special Operations to the Public by Career Fire Departments establishes a 5-minute and 20- second benchmark response time goal for not less than 90 percent of dispatched incidents. The Santee Fire Department’s response times vary in Santee, but the first due response time for a structure fire is 7 minutes and 33 seconds. The first due response time for rescue and emergency medical services calls is 7 minutes and 27 seconds.

The City’s Safety and Environmental Justice Element also notes that “[t]he Santee Fire Department currently has two fire stations—Station 4 and Station 5. Fire Station 4 is at 8950 Cottonwood Avenue, and Fire Station 5 is at 9130 Carlton Oaks Drive” (City of Santee 2025a). One interim fire station, Station 20, which opened in October 2025, is located at 9534 Via Zapador, co-located at the City Operations Yard. SFD plans to construct a permanent building for Station 20 adjacent to the Operations Yard with space for three apparatus bays and 10 personnel. There are also long-range plans for an additional station in the northeastern portion of Santee and a comprehensive remodel of Station 4; however, these long-range plans are currently unfunded (City of Santee 2025b). SFD operates three paramedic assessment engine companies, one paramedic assessment truck company, two paramedic transport ambulances (24 hour units) and one shift battalion chief. SFD also operates basic life support (BLS) units, which are staffed by emergency medical technicians and cover lower-intensity medical calls. SFD has also entered into a joint exercise power agreement called the Santee-Lakeside Medical Services Authority with the Lakeside Fire Protection District. In addition, the Fire Administration Building is at

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10601 Magnolia Avenue (City Hall). The department is organized into three divisions: Administrative, Emergency Services, and Fire Prevention. The Emergency Services division is responsible for incident response operations, training and safety, emergency medical services, emergency preparedness, communications, and special operations, while the Fire Prevention division is responsible for plan review, business inspections, public education, defensible space inspections for real estate transactions, community programs, water supply, and pre-fire planning (City of Santee 2026).

Per the City’s Safety and Environmental Justice Element, “vegetation management is contracted to a third-party consultant who performs weed abatement inspections and is overseen by the Santee Code Compliance Office. Fire investigation is contracted with the San Diego County Sheriff’s Department Bomb/Arson Unit” (City of Santee 2025a).

Police Protection
Law enforcement services within the City are provided by the San Diego County Sheriff’s Department (SDCSD), which maintains a main station (8811 Cuyamaca Street). “Additionally, a Sheriff’s storefront is operated in the Santee Trolley Square Town Center at the northwestern corner of Mission Gorge Road and Cuyamaca Street. The storefront includes an active volunteer unit that provides community services including vacation checks and regular visits to homebound citizens” (City of Santee 2025a). SDCSD offers primary public safety services to approximately 910,638 San Diego County residents as of 2024 (County of San Diego 2024). SDCSD provides “contract law enforcement services for the cities of Del Mar, Encinitas, Imperial Beach, Lemon Grove, Poway, San Marcos, Santee, Solana Beach and Vista. In these cities, the Sheriff’s Office serves as their police department and provides a full range of law enforcement services including patrol, traffic and investigative services” (County of San Diego 2025).

As of 2024, SDCSD employs 4,206 full-time employees, 2,428 of which are sworn officers (County of San Diego 2024). SDCSD also operates seven detention facilities (County of San Diego 2025).

According to the City’s Safety and Environmental Justice Element, “[t]he Santee Sheriff’s Station has over 70 employees providing patrol and traffic services, criminal investigations, juvenile intervention, crime analysis, and crime prevention education. The ratio of officers to population in Santee is 1.23 per 1,000 residents. In 2022, Santee had a quicker priority call response time than the county average” (City of Santee 2025a). Priority calls are based on their urgency and potential impact. “For Santee, the average priority call response time was 9.2 minutes and the average response time for traffic was 9.59 minutes” (City of Santee 2025a). Response time for traffic refers to response time for traffic incidents.

The City’s Safety and Environmental Justice Element describes Santee’s crime rates and the Sheriff’s Department’s efforts as follows (City of Santee 2025a):

Santee has consistently had one of the lowest crime rates in the county, which according to the Federal Bureau of Investigation (FBI) index crime rate in 2022 was 11.85 per 1,000 population.

This fell within the lower range for crime rates throughout the county.

Larceny thefts and thefts from vehicles are now the largest reported crime problem in Santee, although Santee’s crime rate is well below the average for the county as a whole. In general, higher density residential areas tend to have more property-related crimes than single-family residential areas, with businesses being the main target for larceny crimes.

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The County Sheriff’s Department administers a Neighborhood Watch Program in Santee, aimed at reducing the number of burglaries which involves joint efforts of the County Sheriff’s Department and the community designed to enhance neighborhood security.

The County Sheriff’s Department also offers a video-sharking program known as “Safe Santee” that allows the public to share live video footage with the Sheriff’s Department to monitor real-time criminal activities.

The County Sheriff’s Department uses a Community Oriented Policing and Problem Solving (COPPS) approach to crime prevention. COPPS is an effective community policing with a positive impact on reducing crime, helping to reduce fear of crime, and enhancing the quality of life in the community by combining the efforts and resources of the police, local government, and community members.

The County Sheriff’s Department implements the Crime Prevention through Environmental Design (CPTED) program, which is described as follows (City of Santee 2025a):

This program emphasizes the application of preventative measures in new construction and existing spaces. To reduce potential incidents of crime, CPTED emphasizes the importance of the physical environment of a building or neighborhood related to four primary concepts—natural surveillance, territoriality, access control, and maintenance. Site design, landscaping, and lighting are major components of the four concepts. Decisions made by local governments including planners, designers, and law enforcement officials can influence resident and business conditions and behavior. The CPTED program is incorporated into Section 13.10.040M of the Santee Municipal Code, by establishing the minimum site and building standards, including defined entrances, landscaping, architectural design, lighting; natural surveillance through visibility and lighting; defined site boundaries and territorial reinforcement through landscaping and decorative fencing; designed wayfinding signage; and maintenance requirements.

Schools
There are two school districts that provide public education to Santee residents, the Santee School District (SSD) for kindergarten through 8th grade and the Grossmont Union High School District (GUHSD) for 9th through 12th grades. Nearby there are two higher education facilities, which are San Diego State University and Grossmont Community College.

According to the 2024 District Performance Overview for SSD, the current enrollment is 6,159 students (California School Dashboard 2024). Chet F. Harritt School, Carlton Oaks School, Carlton Hills School, PRIDE Academy, Rio Seco School, Pepper Drive School, Cajon Park School, Santee Success Academy, and Hill Creek School all serve kindergarten through 8th grade; Sycamore Canyon School serves grades kindergarten through 6th grade. The Alternative School provides an independent study program for students in kindergarten through 8th grade, which can be conducted virtually. SSD also operates the Santee Teen Center, which is an afternoon program for pre-teen and teen students. Over the last 10 years, enrollment has decreased at SSD schools, with 2015 enrollment at a total of 6,695 students, with a peak enrollment in 2018 of 6,826 students (Education Data Partnership 2025a).

GUHSD has a school capacity of 25,000 students (Burke, pers. comm., 2026). GUHSD currently serves approximately 21,694 students, with 5,218 in charter schools and 16,476 in non-charter schools, across 465 square miles in East San Diego County (California School Dashboard 2025; GUHSD 2019). In addition to Santee,

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GUHSD encompasses the cities of El Cajon, Lemon Grove, La Mesa, parts of San Diego, and the unincorporated communities of Alpine, Dulzura, Jamul, Lakeside, and Spring Valley (GUHSD 2019). There are two high schools operated by GUHSD that serve 9th to 12th grade students that are residents of Santee. Santana High School serves students in the eastern portion of Santee and has an enrollment of 1,712 students, and West Hills High School, with an enrollment of 1,624, serves students in the western portion of Santee (California School Dashboard 2025a, 2025b). GUHSD enrollment has decreased slightly in the last 10 years, with 21,860 total students in 2015 (4,640 in charter schools and 17,220 in non-charter schools) (Education Data Partnership 2025b).

Parks
The City’s Parks and Recreation Department operates 10 park facilities within Santee that are available to the residents. These include the Mast, Woodglen Vista, Shadow Hill, Town Center Community Park – East, Town Center Community Park – West, Sky Ranch, Big Rock, Deputy Ken Collier Neighborhood, Weston, and West Hills Parks. The City parks also include the Santee Sportsplex USA, a field complex that hosts regional and national sports tournaments, such as softball, baseball, and soccer. The City’s Parks and Recreation Master Plan sets the City’s goal for the provision of parks at 10 acres of parkland for every 1,000 people in Santee (City of Santee 2017). Refer to Section 4.14, Recreation, for a full list of parks and recreation facilities in the Plan Area.

Other Public Facilities
Libraries
The City receives its library services from the San Diego County Library (SDCL) system, which serves more than 1 million residents in San Diego County’s unincorporated communities. Library services are provided to the City by the Santee Branch, located at 9225 Carlton Hills Boulevard. The San Diego County General Plan Update EIR notes that “[i]n 1996, the [Board of Supervisors] adopted recommended Standards of Library Service,” and “[t]he minimum space service goal for the SDCL system is 0.5 square feet per capita” (County of San Diego 2011). There are additional libraries available in the nearby communities of Lakeside, San Carlos, and El Cajon.

The City’s General Plan EIR notes that the branches in the SDCL system are not the only library services available (City of Santee 2003):

In addition to these branches, the City of San Diego Public Library operates a Bookmobile that is used primarily to bring books to immobile people, educate elementary school children, and provide access to books when a particular branch is closed for some reason. Several cities within the County are also part of a countywide cooperative relationship known as the Serra Cooperative Library System. This cooperative library system allows residents of the various cities and the County of San Diego to use facilities of other public libraries in the same area.

For example, a resident of the City of Santee could use the City of San Diego Main Library or any branch library facilities through the Serra Cooperative Library System, and a resident of the City of San Diego could use the library facilities of the City of Santee. This system expands the accessibility of public library facilities to communities that are adjacent to each other.

The Friends of Santee Library, a non-profit organization working out of the SDCL, operates a used bookstore in which all proceeds benefit the Santee branch library programs, events, and the New Library Building Fund. The Friends of Santee Library created the New Library Building Fund in response to demand for a new, larger library in the City (Friends of Santee 2025).

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While most of the County libraries do not meet the SDCL service ratio goal of 0.5 square feet of library floor space per capita, “library service within the City is considered to be adequate due to the additional programs mentioned above” (City of Santee 2003).

4.13.2 Relevant Plans, Policies, and Ordinances
State
California Occupational Safety and Health Administration In accordance with California Code of Regulations Title 8 Sections 1270 (Fire Prevention) and 6773 (Fire Protection and Fire Equipment), the California Division of Occupational Safety and Health has established minimum standards for fire suppression and emergency medical services. The standards include, but are not limited to, guidelines on the handling of highly combustible materials; fire hose sizing requirements; restrictions on the use of compressed air; access roads; and the testing, maintenance, and use of all firefighting and emergency medical equipment.

California Fire Code (24 CCR 9)
The California Fire Code contains regulations consistent with nationally recognized accepted practices for safeguarding, to a reasonable degree, life and property from the following hazards: fire and explosion; hazardous conditions in the use or occupancy of buildings or premises; and dangerous conditions arising from the storage, handling, and use of hazardous materials and devices. It also contains provisions to assist emergency response personnel. The California Fire Code and the California Building Code use a hazard classification system to determine what protective measures are required to protect fire and life safety. These measures may include construction standards, separations from property lines, and specialized equipment.

California Government Code 66000
According to California Government Code 66000, a qualified agency, such as a local school district, may impose fees on developers to compensate for the impact that the project will have on existing facilities or services. The State of California legislature passed Senate Bill 50 in 1998, which inserted new language into the Government Code (Sections 65995.5–65995.7) that authorized school districts to impose fees on developers of new residential construction in excess of mitigation fees authorized by Government Code 66000. School districts must meet a list of specific criteria, including the completion and annual update of School Facility Needs Analysis, in order to be legally able to impose the additional fees.

Local
City of Santee General Plan 2003–2020
The City’s General Plan outlines policies related to public services in the Safety and Environmental Justice Element.

The goals and policies in the City’s General Plan for public services applicable to the Project are provided below (City of Santee 2025a).

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Safety and Environmental Justice Element
Safety Goals and Policies
Goal 1. Reduce impacts from and improve the City of Santee’s capacity to adapt to natural hazards.

Objective-3.0. Minimize injuries, loss of life, and property damage resulting from fire hazards.

Policy 3.25. The Santee Fire Department shall continue to be involved in the review of development applications to minimize fire hazards. Considerations shall be given to adequate emergency access, driveway widths, turning radii, future water supply needs, fire hydrant locations, needed fire flow requirements, street addressing, and signage.

Policy 3.29. Ensure that the planning and design of re-development in very high Fire Hazard Severity Zones minimizes the risks of wildfire and includes adequate provisions for vegetation management, emergency access, and firefighting while also complying with current fire codes.

Goal 2. Improve the City of Santee’s capacity to prevent and respond to criminal activities.

Objective 4.0. Minimize injuries, loss of life, and property damage and losses from criminal activities.

Policy 4.4. Continue to involve law enforcement personnel in the review of new development applications through participation in the Development Review process.

Policy 4.7. Ensure that critical facilities, hazardous facilities, and special occupancy structures are located and designed to be functional in an event of a disaster. These facilities and structures include fire and police stations, hospitals, communication centers, schools, churches, and other high occupancy structures.

Environmental Justice Goals and Policies
Goal 2. Promote access to public facilities and services.

Objective 3. Promote access to public transit by increasing frequency of buses and trolleys, decreasing travel duration for commuters, and updating system networks to connect riders to priority areas, such as shopping centers, schools, and parks and recreation facilities.

Policy 3.1. Implement the Santee Parks and Recreation Master Plan to increase access to diverse, high-quality parks, green space, recreation facilities, and natural environments for disadvantaged communities.

Objective 4. Improve the quality of public facilities and promote equitable access to community (public) spaces.

Policy 4.3. Continue to evaluate current agreements and work to improve joint-use agreements with schools for access to indoor facilities and use of fields to adopt a more cooperative approach to providing services to the community.

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Policy 4.4. Explore providing more community centers throughout Santee, especially in residential areas that lack a community center within walking distance from home, such as the southwestern areas of Santee.

Policy 4.5. Prioritize new investments in community-building facilities that will foster a sense of belonging among its residents.

City of Santee Municipal Code
Chapter 11.18 of the City’s Municipal Code adopts the 2019 California Fire Code, Part 9, Title 24, of the California Code of Regulations. The code includes but is not limited to regulations requiring all new development to install sprinkler systems; the minimum required unobstructed street widths for fire apparatus access; and requirements, which include preparation of a fire protection plan, for development in wildland–urban interface areas.

Chapter 12.30 (Development Impact Fees) of the City’s Municipal Code imposes development fees on all new projects, which are collected at the time of issuance of building permits by the City. The charges imposed by this regulation serve as a means to finance fire, police, library, parks, and other services. As such, the Proposed Project would be required to comply with this regulation.

4.13.3 Environmental Impacts

4.13.3.1 Methodology
The following public services analysis is based on an evaluation of the Project’s potential demand for new public services. Public services information was acquired through secondary source materials and regional and local planning documents, including the City’s General Plan, fire protection regulations, and evacuation plans. School district information was obtained from the school district websites, the California School Dashboard, and personal communication with staff of SSD and GUHSD.

4.13.3.2 Thresholds of Significance
The significance criteria used to evaluate the Project’s impacts to public services are based on CEQA Guidelines Appendix G. For the purposes of this Project, a potentially significant impact to public services would occur if the Proposed Project would:

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:
a. Fire protection.
b. Police protection.
c. Schools.
d. Parks.
e. Other public facilities.

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4.13.3.3 Land Use Element Update Relevant Goals and Policies There are no goals, policies and implementation actions from the City of Santee Land Use Element are relevant to public services.

4.13.3.4 Impacts Analysis
Threshold 4.13-1: 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:

Threshold 4.13-1(i): Fire protection?
Threshold 4.13-1(ii): Police protection?
Threshold 4.13-1(iii): Schools?
Threshold 4.13-1(iv) : Parks?
Threshold 4.13-1(v): Other public facilities?
The Project is intended to guide development and redevelopment through land use and policy issues that are specific to the unique characteristics of the City. No specific development is proposed as part of the Project that could directly impact public services; however, the Project would result in reasonably foreseeable development or redevelopment through implementing the land use designation updates at the Project parcels. As described in detail in Chapter 3, Project Description, the Project would implement two new land use designations, the Community Hub Overlay and the Community Corridor Overlay. In addition, the Proposed Project would redesignate one property, parcel APN 378-160-25-00, from Neighborhood Commercial to Medium-High Residential (R-14). The following analysis applies to future implementation related to all three land use change components. As described in Table 3- 2, Proposed Residential Land Use Change, in Chapter 3, buildout of the Project would result in an additional 5,687 dwelling units and 16,151 people compared to current projections. Proposed goals and policies of the Project do not include any specific requirements or recommendations regarding the provision of public services. Therefore, the implementation of the Proposed Project’s goals and policies would not result in direct impacts to the provision of public services or the need to expand existing public service facilities. The impact to public services, including fire protection, police protection, schools, parks, and other public facilities, related to the potential future development or redevelopment facilitated by the Proposed Project is described below.

Fire Protection
As detailed in Section 4.13.1, Existing Conditions, the Plan Area is serviced by SFD. SFD currently has two fire stations, Station 4 and Station 5 and one interim fire station, Station 20, which opened in October 2025 (Figure 4.13-1, Fire and Police Protection Facilities). As described in Table 3-2, in Chapter 3, buildout of the Project would result 5,687 dwelling units, which is expected to house 16,151 people. Therefore, the Proposed Project would increase the population in the City and would result in an increased demand for fire protection staff and services. Implementation of the Project would occur gradually through 2045. As future development or redevelopment projects are proposed associated with any of the land use changes under the Proposed Project, the

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City’s plan check process would include review by SFD to ensure physical development would allow adequate access by fire department apparatus as well as safe construction. In addition, all future development would be required to adhere to the City’s Municipal Code, specifically Chapter 11.18, which adopts the 2022 California Fire Code, Part 9, Title 24, of the California Code of Regulations. Compliance with these regulations and standard project review and approval procedures ensures future development would be built according to the latest requirements to reduce potential risk of fire ignition and provide safe access for SFD in case of fire events.

Additionally, Chapter 12.50 of the City’s Municipal Code requires payment of a Development Impact Fee (DIF) to ensure the costs of constructing public facilities are reasonably related to the impacts of new development.

Likewise, future project compliance with the City’s General Plan requires land developers to pay the cost of ensuring adequate public services and facilities. These requirements ensure that as future development under the Proposed Project adds additional dwelling units and additional population to the areas proposed for land use changes, the City and SFD can allocate appropriate funds, through the collection of DIFs, to the maintenance, expansion, or new construction of fire department facilities. Safety Policy 3.2 requires that all new developments meet established response time standards for fire and life safety services, and Safety Policy 3.27 requires the timing of additional fire station construction or renovation or new services be related to the rise of service demands. These policies support the continued planning and implementation of fire protection and emergency response services by SFD that adequately meet service goals, such as response time standards, for the residents of Santee. As discussed in Section 4.13.1 above, SFD maintains a long-range master plan that includes future fire station development to continue to meet the needs of the City, including a permanent Fire Station 20 where the current interim station is located, a new fire station in northeastern Santee, and a comprehensive remodel of Station 4. These future development projects that would expand or build new fire department facilities would not be directly associated with the development facilitated by the Proposed Project; however, the expanded facilities would provide needed fire protection and emergency response services to the population that would result from the reasonably foreseeable development under the Proposed Project. As such, SFD would also continue to add staff and equipment to the existing stations on an as-needed basis over time to accommodate increased demand.

Development or redevelopment facilitated by the Proposed Project would pay DIFs towards anticipated fire facility needs. The DIFs paid by development applicants would support funding for improvements to fire facilities, expanded operations, and new facilities. At the time future fire facilities are proposed, they would require a separate environmental review, and compliance with regulations in existence at that time would address potential environmental impacts related to the construction and operation of new fire facilities. Therefore, with the implementation of the Proposed Project land use designations, goals, and policies, along with compliance with federal, state, and local development standards and requirements, any construction of new or expanded fire facilities would result in a less-than-significant impact.

Police Protection
As detailed above in Section 4.13.1, police protection for Santee residents is provided by the County’s Sheriff’s Department (Figure 4.13-1). As described in Table 3-2 in Chapter 3, buildout of the Project would result in 5,687 dwelling units, which is expected to house 16,151 people. Therefore, the Proposed Project would increase the population in the City in addition to expected population growth, and could result in an increased demand for police protection staff and services, particularly in the areas proposed for the Community Hub Overlay, Community Corridor Overlay, and the proposed Medium-High Residential (R-14) parcel, where increased density would occur.

Implementation of the Proposed Project would occur gradually through 2045, although the rate of buildout would be determined by many factors, including the conditions of the housing market and the economy. Future project compliance with the City’s General Plan requires land developers to pay the cost of ensuring adequate public

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services and facilities. Safety Policy 3.2 requires that all new development meet established response time standards for fire and life safety services, and Safety Policy 4.4 requires the involvement of law enforcement personnel in the review of new development applications through participation in the Development Review process.

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

Additionally, the review of project applications by law enforcement personnel during the standard City plan check process would ensure that the Sheriff’s Department is comfortable with the level of safety associated with the proposed development. Therefore, at this programmatic level of review, impacts related to the need for and/or provision of new or physically altered police facilities would be less than significant. Thus, with the implementation of the Proposed Project goals and policies, compliance with development standards and state and local law, and continued coordination between the City and SDCSD, the implementation of the Proposed Project would not result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities for police protection. Impacts would be less than significant.

Schools
As detailed in Section 4.13.1, the Plan Area is served by SSD for kindergarten through 8th grade and GUHSD for 9th through 12th grades. See Figure 4.13-2, Schools, for the locations of the schools within Santee. As described in Table 3-2 in Chapter 3, buildout of the Project would result in 5,687 dwelling units, which is expected to house 16,151 people. Therefore, the Proposed Project could result in an increased student enrollment in Santee. The statewide average Student Yield Factor per dwelling unit is 0.5 for an Elementary School District, 0.2 for a High School District, and 0.7 for a Unified School District (Office of Public School Construction 2019). Based on the statewide Student Yield Factors, the Proposed Project would result in 2,844 students enrolled in SSD and 3,981 students enrolled in GUHSD at full buildout. However, implementation of the Proposed Project would be gradually implemented through 2045, so this number would not be realized all at once. As students are added to the respective school districts, district staff assess capacity of the nearby schools and the ability to serve the student population. Moreover, existing funding mechanisms would lessen potential impacts related to an increase in the student population. Development fees pursuant to Senate Bill 50 are found in Government Code Section 65995.

These fees would be required to be paid by future development prior to issuance of building permits and would be used to offset the impact of an additional student population. According to Senate Bill 50, payment of these fees constitutes adequate mitigation related to impacts to school facilities.

Coordination was conducted for this Project between the City and GUHSD. A representative from GUHSD indicated the additional residents allowed by the Project would be able to be accommodated by the GUHSD. The representative stated, “If all residencies in question materialize, it will certainly impact our school boundaries. There are two high schools that currently serve Santee. If we were to add 5k students from the Santee area, we would likely need to spread that population amongst 3-4 schools and alter the district school site boundaries to accommodate the growth. If city plans were approved and land made available, building a new GUHSD high school would need to be considered” (Burke, pers. comm., 2026). Given the response from GUHSD and the ongoing coordination between GUHSD and the City, future growth associated with the Project would be accommodated by the existing school facilities operated by the GUHSD. Future construction of GUHSD facilities would be considered speculative and not as a result of this Project. In addition, coordination for this Project was conducted between the

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City and SSD. SSD provided the current capacity of 6,268 students, the current enrollment of 5,922, and the multifamily dwelling unit student generation rate of 0.5. The SSD representative stated, “our capacity is based on our current administrative regulation 7112.1. Should that change, then our capacity would change as well” (Hamilton, pers. comm., 2026). Therefore, the payment of required statutory fees is deemed complete, and full mitigation for impacts to school facilities would ensure that the impact of the Proposed Project related to construction or expansion of schools would be less than significant.

Parks
The Proposed Project is a policy document and does not propose the construction of new development; rather, it proposes updates to land use goals, policies, and designations. Proposed changes to land use designations include the addition of the Community Hub Overlay and the Community Corridor Overlay, which allow mixed-use development as an overlay to existing zoning, as well as the redesignation of one property, parcel APN 378-160- 25-00, from Neighborhood Commercial to Medium-High Residential (R-14). Implementation of these land use designation changes would facilitate reasonably foreseeable future development or redevelopment within the City.

As shown in Figure 4.14-1, Parks and Recreational Facilities, the parks nearest to the proposed Community Hub Overlay and the Community Corridor Overlay include Mast Park and Town Center Community Park – West. The park closest to the R-14 redesignation site is Woodglen Vista Park.

All future development would be required to pay in-lieu fees consistent with the Quimby Act and City Municipal Code Section 12.40 to fund park maintenance and additional park facilities within the City to serve the population.

Payment of such fees would allow the City to continue to implement numerous General Plan policies in place to maintain park and recreation facilities within Santee, including Conservation Element Policies 11.1, 11.2, and 11.4 (promote dedicated open space, both active and passive, throughout the City); Recreation Element Policies 1.1 and

2.2 (increase parkland ratios and focus on recreational facilities to be constructed in mixed-use development); and numerous Trails Element policies, which all envision the continued development of bicycle, equestrian, and pedestrian trails throughout Santee.

Development facilitated by the Proposed Project would not directly result in sufficient demand to directly require construction or expansion of a parks and recreational facilities, since each future development would pay its fair share toward anticipated park needs. At the time a future parkland project is proposed, it would require a separate environmental review, and compliance with regulations in existence at that time would address potential environmental impacts related to the construction and operation of new park facilities. Therefore, impacts related to the need for and/or provision of new or physically altered parks and recreation facilities would be less than significant.

Other Public Facilities
Library services are provided by the SDCL system via the Santee Library. As mentioned previously, there is no specific development proposed as part of the Proposed Project that would have direct impacts on other public facilities, including libraries. However, implementation of the Proposed Project would facilitate future development, which would increase demand on these services. The Plan Area is included in the SDCL system, which has 33 branches. The Santee Library is the only SDCL branch that is located in the Plan Area. As described in Table 3-2 in Chapter 3, buildout of the Project would result in 5,687 dwelling units, which is expected to house 16,151 people.

Therefore, the Proposed Project would increase the population in Santee and would result in additional demand on public services, including libraries. If expanded or new facilities are required, the City and the SDCL system would continue to coordinate on potential location, size, and other details for future facilities. Expansion, redevelopment

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of existing facilities, or new development of facilities within infill locations may not result in substantial physical impacts on the environment. However, when future site-specific development projects are proposed, additional environmental review would occur prior to project approval. Therefore, the Proposed Project would not result in substantial impacts to the environment due to expansion or new facilities related to library services, and the impact would be less than significant.

4.13.4 Mitigation Measures
No mitigation measures are required as impacts would be less than significant.

4.13.5 Level of Significance After Mitigation
Threshold 4.13-1: The Proposed Project would have a less-than-significant impact on fire protection, police protection, schools, parks, and other public services, including library facilities. Impacts would not be cumulatively considerable.

Station 4
Station 5
City of Santee
Proposed Land Use
Community Corridor Overlay
Community Hub Overlay
OS
R-14
Public Services
Fire Administration Building
Fire Station
Temporary Fire Station
Santee Sherrif Station
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SOURCE: Google Maps 2025
City of Santee Land Use Element PEIR
Fire and Police Protection Facilities
FIGURE 4.13-1

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INTENTIONALLY LEFT BLANK
City of Santee
School
Proposed Land Use
Community Corridor Overlay
Community Hub Overlay
OS
R-14
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SOURCE: City of Santee 2025
City of Santee Land Use Element PEIR
Schools
FIGURE 4.13-1

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4.14 Recreation
This section of the draft program environmental impact report (PEIR) describes the existing recreation conditions of the Plan Area and vicinity, identifies associated regulatory requirements, and evaluates potential impacts on recreational facilities to determine whether substantial physical deterioration of a facility could occur or be accelerated related to implementation of the City of Santee (City) Land Use Element Update (Project or Proposed Project).

4.14.1 Existing Conditions

4.14.2 Parks and Recreational Facilities
The City updated its Parks and Recreation Master Plan in 2017 to provide an assessment of its parks and recreation system and to plan for future strong growth in the community (City of Santee 2017). The City offers a variety of parks and recreational services within the City’s boundaries. A wide range of active and passive public recreation opportunities are available in a network of regional parks, community parks, neighborhood parks, and mini-parks and are listed below in Table 4.14-1, Parks and Recreational Facilities in Santee, and shown in Figure 4.14-1, Parks and Recreational Facilities.

All parks and recreational facilities in Santee are shown on Figure 4.14-1. As identified in Table 4.14-1, the City contains approximately 616.24 acres of various recreational opportunities. This includes portions of regional parks located within City limits (Mission Trails and Goodan Ranch/Sycamore Canyon County Preserve); trails; parks (i.e., mini-parks, neighborhood parks, community parks) (City of Santee 2003, 2017, 2025b); recreational facilities (e.g., Santee Aquatics Center and Santee Lakes Recreation Preserve); and school playgrounds, ballfields, and courts (City of Santee 2017).

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Table 4.14-1. Parks and Recreational Facilities in Santee Park/Facility Name Park/Facility Type Location
Existing
Acreage
Parks
Big Rock Park Neighborhood Park 8125 Arlette Street 4.99 Deputy Ken Collier Park Neighborhood Park 9206 Via De Cristina 0.56 Mast Park Community Park 9125 Carlton Hills Boulevard 25.70 Shadow Hill Park Neighborhood Park 9161 Shadow Hill Road 5.02 Sky Ranch Park Neighborhood Park 5850 Cala Lily Street 1.04 Town Center-Community East Park Community Park 550 Park Center Drive 14.30 Town Center-Community West Park Community Park 9409 Cuyamaca Street 9.52 West Hills Park Neighborhood Park 8790 Mast Boulevard 12.60 Weston Park Neighborhood Park 9050 Trailmark Way 4.31
Woodglen Vista Park Neighborhood Park 10250 Woodglen Vista Drive 9.85 Total 87.89
Regional Parks (acres within City Limits)
Mission Trails Regional Park N/A 192
Goodan Ranch/Sycamore Canyon
Preserve
Regional Park N/A 80.25
Total 272.25
Trails
Foster Creek Trail Trail 9219 Mission Gorge Road 0.70
Marine Memorial Trails Trail 550 Park Center Drive 0.97 Mission Creek Trail Trail 9220 Cuyamaca Street 1.9
Mast Park West Trail Trail 9125 Carlton Hills Boulevard 3.66 Walker Preserve Trail Trail 9500 Magnolia Avenue 6.4
Weston Trail Trail 9604 Medina Drive 1.7
Total 15.33
Recreational Facility
Sportsplex USA Santee Recreational Facility 9951 Riverwalk Drive 16.40 Santee Lakes Recreational Preserve N/A 115
School playgrounds, ballfields, courts Recreational Facilities N/A 109.24 Total 240.77
Total Acreage 616.24
Source: City of Santee 2017, 2025a, 2025b.

Note: N/A = not applicable.

As stated above, portions of Mission Trails Regional Park and Goodan Ranch/Sycamore Canyon Preserve are located within City limits and provide additional park acreage and recreational opportunities just outside of City limits for residents. These parks are discussed in detail below.

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Mission Trails Regional Park
Mission Trails Regional Park encompasses 7,220 acres of both natural and developed recreational areas, including 192 acres located within Santee. Started in 1974, Mission Trails Regional Park has become one of the largest urban parks in the United States, with about 60 miles of trails, boating on Lake Murray, camping at Kumeyaay Lake, numerous informative and organized hikes, and a state-of-the-art Visitor and Interpretive Center (Mission Trails Regional Park Foundation 2025).

Goodan Ranch/Sycamore Canyon Preserve
Sycamore Canyon Preserve consists of 2,272 acres of coastal sage scrub and chaparral-covered hills, including the 325-acre Goodan Ranch, a mix of grassland, riparian, coastal sage oak woodland, and mixed chaparral. Other features include picnic tables, a rest area, an outdoor amphitheater, and a horse trough and hitching post. The preserve boasts more than 10 miles (180 acres) of trails leading to grand vistas and abundant wildlife (County of San Diego 2016).

4.14.3 Relevant Plans, Policies, and Ordinances
State
Public Park Preservation Act
The primary instrument for protecting and preserving parkland is the state Public Park Preservation Act. Under the California Public Resources Code, cities and counties may not acquire any real property that is used as a public park for any non-park use unless compensation or land, or both, are provided to replace the parkland acquired (PRC Section 5400–5409). The Public Park Preservation Act provides no net loss of parkland and facilities.

The Quimby Act
The Quimby Act (Government Code Section 66477), enacted in 1975, creates a framework that allows cities and counties to provide parks for growing communities. The Quimby Act authorizes jurisdictions to adopt ordinances that require parkland dedication or payment of in-lieu fees as a condition of approval of residential subdivisions.

The Quimby Act also specifies acceptable uses and expenditures of the funds, such as allowing developers to set aside land, donate conservation easements, or pay direct fees for park improvements. The Quimby Act sets a standard park space to population ratio of up to 3 acres of park space per 1,000 persons. Cities with a ratio higher than 3 acres per 1,000 can set a standard of up to 5 acres per 1,000 persons for new development. The calculation of the municipality’s park space to population ratio is based on a comparison of the population count of the last federal census to the amount of city- or town-owned parkland.

Local
City of Santee Parks and Recreation Master Plan Update
The City updated its Parks and Recreation Master Plan in 2017 to provide an assessment of its parks and recreation system and to plan for future strong growth in the community. At the time of the preparation of the plan, the City was expected to grow by 19% between 2015 and 2050. The plan was “designed to provide an understanding of the community’s needs, attitudes, interests, and priorities,” and the results were expected “to aid Santee in

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planning for policy making and management decision making. Areas of strengths and areas needing improvement [were] identified to advance the delivery of parks and recreation programs, facilities, and services. The plan [was] intended to provide a realistic view of the city’s parks and recreation system and to develop a vision for the system into the next decade” (City of Santee 2017). The plan identified that in order to meet the City’s park ratio of 5 acres per 1,000 residents, the City must add 161 acres of parkland by 2050, assuming a population of 66,313. The plan supplements the City’s current General Plan (City of Santee 2017).

Mission Trails Regional Park Master Plan
The Mission Trails Regional Park Master Plan Update was adopted by the City of San Diego in 2019 and amended in 2021 to “reflect the current status of the park’s development and the evolving requirements of environmental protection. [The] update also addresses the potential increase of the park to approximately 9,780 acres with the acquisition and potential acquisition of additional property within East Elliott and the inclusion of property within West Sycamore” (City of San Diego 2019). The Mission Trails Regional Park Master Plan Update complies with the “Multiple Species Conservation Program (MSCP) requirement for the development of a Natural Resources Management Plan (NRMP) that preserves and protects natural resources while encouraging public use and implementation” of the Mission Trails Regional Park Master Plan Update (City of San Diego 2019).

County of San Diego Sycamore Canyon/Goodan Ranch Preserve Public Access Plan The Sycamore Canyon/Goodan Ranch Preserve Public Access Plan “provides recommendations for the trail network (hiking, mountain biking, e-bikes and equestrian use), within the Sycamore Canyon and Goodan Ranch Preserve (Preserve). The [public access plan] provides an examination of opportunities and constraints relevant to existing and potential trails and roads, considers adjacent conditions and proposed trails that affect public access within the Preserve, evaluates alternatives for improvements to the trail network, and outlines recommendations based on the Preserve’s planning context” (County of San Diego 2023).

City of Santee 2003–2020 General Plan
The City’s 2003–2020 General Plan includes objectives and policies related to recreation in its Conservation Element and Recreation Element, as described below.

Conservation Element
As discussed in the Conservation Element of the Santee General Plan, the City provides four types of recreational accommodations for residents and visitors. The Conservation Element also contains goals, guidelines, and policies to guide the management of the community’s natural and human-made resources and requires that projects conserve and manage the natural resources and open space present on the project sites. Conservation objectives and policies that relate to the Proposed Project include the following (City of Santee 2003):

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 11.1. The City should promote the dedication of open space or parklands and the designation of private open space within all proposed residential developments.

Policy 11.2. The City should encourage, where feasible, the development of an interconnected system of open spaces throughout the City.

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Policy 11.3. The City should support State and Federal legislation which would provide funds for local parkland acquisition.

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.

Policy 11.5. The City shall encourage compact development plans when appropriate to maximize the preservation of open spaces.

Recreation Element
As discussed in the Recreation Element of the Santee General Plan, the City provides four types of recreational accommodations for residents and visitors. These include mini-parks, neighborhood parks, community parks, and regional parks. The Recreation Element defines these four types of parks as follows (City of Santee 2003):

Mini-parks are small areas, no larger than two acres and serve a population of about 500 to 1,000 people.

Neighborhood parks serve a larger population, from 2,000 to 5,000, and generally range in size from 2 to 20 acres. They often are located adjacent to elementary schools and should provide three types of recreation: open areas for passive recreation and relaxation, active sports areas, and a neighborhood center.

Community parks supplement the neighborhood parks by providing activities that require more space and specialized functions which serve a larger population (10–25,000) range in size from 20 to 200 acres, and include school playgrounds and ballfields, and the Santee Lakes recreation area.

Regional parks serve the entire County and, as such, are at least 200 acres in size.

The Recreation Element also contains goals, guidelines, and policies to guide the management of the parks and recreational system and requires that a project provide adequate active and passive forms of recreation. The Recreation Element recognizes the contributory role habitat preserves can play in meeting the recreational needs of citizens. For example, the San Diego River Park provides controlled public access along the San Diego River, and segments of the floodway are permanently protected by conservation easements (Walker Preserve, Lowes Preserve, Helix Mitigation Bank) (City of Santee 2003).

The Recreation Element also recognizes the City’s Draft Multiple Species Conservation Program Subarea Plan as contributing to passive recreational opportunities such as hiking, biking, and nature appreciation. This element specifically identifies the northwestern quadrant of the City as benefiting from future park facilities and access to planned trails within the City’s Draft Multiple Species Conservation Program Subarea Plan. The element anticipates that recreational use of the preserve will “be consistent with the habitat protection guidelines in the City’s Subarea Plan and Implementing Agreement” (City of Santee 2003).

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Objectives and policies of the Recreation Element that are relevant to the Project include the following:

Objective 1.0. Provide a minimum of 10 acres of park and recreational facilities for every 1,000 population in Santee. These 10 acres could include a combination of local parks, trails, school playgrounds, and other public facilities that meet part of the need for local recreational facilities.

Policy 1.1. The City shall increase the amount of park and recreational facility acreage in Santee to more closely conform to the local parkland standard.

Policy 1.2. The City shall continue to encourage the Santee School District and the Grossmont Union High School District to jointly develop and use school property for recreational purposes.

Policy 1.3. The City shall encourage the Padre Dam Municipal Water District to continue to jointly develop and use the Santee Lakes Regional Park for recreational purposes and to maintain a balance between local serving and regional serving recreational uses.

Policy 1.4. The City shall oppose any change in ownership of the Santee Lakes Regional Park property that would adversely affect the availability of recreational opportunities for Santee residents.

Policy 1.5. The City shall promote the compatibility of land uses adjacent to parks.

Policy 1.6. The City shall base the fees paid in lieu of dedication of parkland on the fair market value of land according to the formula established in the Park Lands Dedication Ordinance.

Policy 1.7. The City shall not permit the payment of in-lieu fees for developments of 50 lots or more, unless the City Council finds there are no suitable lands available for park land dedication.

Policy 1.8. The City should, when feasible, require developers to contribute land and develop on that land multi-purpose playing fields or recreational facilities.

Policy 1.9. The City should not count private recreational facilities, or open space in planned residential developments, as fulfilling the requirement for park dedications or in-lieu park fees.

Policy 1.10. The City shall use the Parks and Recreation Facilities Master Plan as a guide in evaluating development proposals on possible future park sites.

Objective 2.0. Provide adequate recreational acreage and facilities in all areas of the City.

Policy 2.1. The City shall continue to encourage the development of a San Diego River Park with passive recreation uses throughout the City as part of an overall master plan concept for the entire San Diego River.

Policy 2.2. The City shall encourage the inclusion of recreational facilities in all mixed land use developments, especially within the Town Center and the Fanita Ranch.

Policy 2.3. The City should not relinquish existing developed public parkland to non-public purposes.

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Policy 2.4. The City should locate and use mini-parks in the built-up areas of Santee where recreational facilities are needed and where available land is limited.

Policy 2.5. The City should require the inclusion of private recreation areas in all Planned Residential Developments.

Policy 2.6. The City shall aggressively pursue the development of additional publicly owned parks and recreation facilities which are distributed throughout the City to meet the needs of all residents.

Objective 3.0. Provide readily accessible recreational facilities to meet the needs of persons of all ages, physical conditions and socio-economic situations.

Policy 3.1. The City shall acquire sites and develop facilities to provide for special recreation needs.

Policy 3.2. The City shall encourage service clubs, civic groups, individual donors and others to help in the development of recreational facilities.

Policy 3.3. The City shall encourage private employee recreation in business and industrial areas in order to provide recreational opportunities for employees.

Policy 3.4. The City shall continually review recreation programming to ensure that recreation programs reach all segments of the community.

Trails Element
As discussed in the Trails Element of the Santee General Plan, the City plans to continue developing bicycle, equestrian, and pedestrian trails throughout the City to expand recreational and commuter use of this trails system.

The Trails Element also contains goals, guidelines, and policies to guide the development and management of the trails system and requires that the Proposed Project provide trails for both private and public use. Trails objectives and policies that relate to the Proposed Project include the following (City of Santee 2003):

Objective 1.0. Provide safe and viable regional and community trails within the City.

Policy 1.1. Priority should be placed on establishing multiple use trails (pedestrians, bicyclists, equestrians) wherever feasible.

Policy 1.2. All new subdivisions or planned developments whether residential, commercial, or industrial which include proposed trail locations shall dedicate easements which will provide safe and direct access to community or regional trails, and provide for trail maintenance.

Santee Municipal Code
Santee Municipal Code Chapter 12.40, Park Lands Dedication Ordinance, establishes the provision for dedication of land, payment of in-lieu fees, or a combination of both to provide park and recreation facilities to serve future residents of a subdivision development. Santee Municipal Code Section 12.40.070 requires the amount of land to be dedicated based on the average occupancy rate per residential unit type and the ratio of dedication equivalent

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to 5 acres per 1,000 population. In lieu of land, a fee may be paid. Santee Municipal Code Section 12.40.070(B) describes the in-lieu fee as follows:

The amount of a fee in lieu of land to be paid … is set by resolution of the City Council and is based on the City-wide average of land available for park purposes within the urbanized area of the City, plus the estimated cost for developing said land into usable parks. The fee is automatically adjusted for inflation on July 1 of each year. The inflation adjustment is two percent or based on the previous calendar year’s increase in the San Diego Consumer Price Index … as published by the Bureau of Labor Statistics, whichever is higher. The fees received under this chapter are deposited in the park in lieu fund and must be used for the purchase, development and/or rehabilitation of park and recreational facilities.

4.14.4 Environmental Impacts

4.14.4.1 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 as that would be speculative. Instead, this PEIR 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.

4.14.4.2 Thresholds of Significance
The significance criteria used to evaluate the Project’s impacts to recreation are based on CEQA Guidelines Appendix G. For the purposes of this Project, a potentially significant impact to recreation would occur if the Proposed Project would:

1. 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.

2. Include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment.

4.14.4.3 Land Use Element Update Relevant Goals and Policies The following draft goals, policies, and implementation actions from the Land Use Element Update are relevant to recreation:

Goal LU-7. Balanced communities with complementary land uses to maximize well-being and minimize negative impacts.

Policy LU-7.4. Continue to support the preservation and expansion of the Mission Trails Regional Park, consistent with the approved master plan.

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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
Goal LU-8: A coherent and efficient development pattern that provides for orderly, sustainable growth.

Policy LU-8.3: Actively pursue annexation of the land currently under the jurisdiction of the City of San Diego that is located along the San Diego River at the western city limits to the Mission Trails Regional Park and in the East Elliott area on the city’s western boundary.

Goal LU-8 Implementation
Action Lead Agency Timeframe
Initiate formal discussions with the City of San Diego and Local Agency Formation Commission to pursue annexation of East Elliott and San Diego River-adjacent lands, including preparation of fiscal and service impact analyses.

City Manager’s Office
with Planning and
Building Department
Mid-term (2–4
years)
Participate in regional committees and/or groups to monitor development proposals in the Planning Area and collaborate with other agencies on land use, housing, and infrastructure priorities.

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 mixeduse 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)

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4.14.4.4 Impacts Analysis
Threshold 4.14-1: Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? The Proposed Project is a policy document and does not propose the construction of new development or redevelopment; rather, it proposes updates to land use designations, goals, policies, and maps, which would facilitate future development or redevelopment. The Proposed Project would establish three updates to the existing land use designations; the addition of a new Community Hub Overlay, a new Community Corridor Overlay, and the land use designation of the parcel designated as Assessor’s Parcel Number 378-160-25-00 would change from Neighborhood Commercial to Medium-High Residential (R-14). Through establishment of these three land use changes, it was determined that realistic buildout of the Proposed Project would result in a total of 5,687 dwelling units by 2045 that would result in a population of approximately 16,151 people. In combination with anticipated growth by 2050, this would result in an estimated Citywide buildout of 30,748 dwelling units and 78,987 residents.

Therefore, the Proposed Project would result in an increase in the Santee population through 2045, which would increase the use of existing parks and recreational facilities and could contribute to accelerated physical deterioration of these facilities due to the increase in use. Accelerated deterioration of the facilities may require more maintenance, replacement, or redevelopment of the park amenities and infrastructure.

All future development, whether discretionary or by-right, would be required to pay in-lieu fees consistent with the Quimby Act and City Municipal Code Section 12.40 to fund additional park facilities within Santee. The Quimby Act sets a standard park space to population ratio of up to 3 acres of park space per 1,000 people. Santee Municipal Code Section 12.40.070 requires the amount of land to be dedicated based on the average occupancy rate per residential unit type and the ratio of dedication equivalent to 5 acres per 1,000 population. As stated by the Quimby Act, cities with a ratio higher than 3 acres per 1,000 can set a standard of up to 5 acres per 1,000 persons for new development. Therefore, the development or redevelopment facilitated by the Proposed Project would be required to meet the Quimby Act and City municipal code standard of 5 acres of park per 1,000 persons.

As stated above in Section 4.14.2, Parks and Recreational Facilities, in total, the City contains approximately 616.24 acres of developed park, open space, and recreational facilities. With the existing parkland in Santee and the projected Plan Area population built out of 78,987 people (Project plus planned growth by 2050), there would be a ratio of 7.8 acres of park land for every 1,000 residents in the Plan Area. This total includes parkland not owned by the City but serving City residents. Therefore, this ratio meets both the Quimby Act and City municipal code standard of 5 acres of parkland per 1,000 residents for new development.

Future development projects undergo City and environmental review at the time of application, including plan check review and/or project-specific CEQA evaluation. At that time, future development projects would be assessed for their impact on recreational services on a project-by-project basis and would be required to dedicate parkland or pay in-lieu fees consistent with the Quimby Act and City Municipal Code Section 12.40 to fund City dedication, development, and maintenance of existing recreational facilities. Although buildout of the Proposed Project would result in an increased population in the Plan Area and would increase the use of existing neighborhood and regional parks or other recreational facilities, the increased use of the existing parks would not inadvertently cause or accelerate substantial physical deterioration of the park facilities, as the City’s Public Services Division consistently maintains and improves the City’s parks. In addition, potential future development or redevelopment would comply with existing goals and policies in the Santee General Plan and Santee Parks and Recreation Master Plan Update, as described above, and would dedicate parkland or provide in-lieu fees

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that would fund City dedication, development, and maintenance of existing recreational facilities. With the addition of the City’s planned park development and expansions, the City would meet the Quimby Act and City Municipal Code Section 12.40.070 standard of 5 acres of park per 1,000 residents for new development.

Therefore, impacts would be less than significant.

Threshold 4.14-2: Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? The Proposed Project is a policy document and does not propose the construction of new development or redevelopment, but rather, it proposes land use changes intended to guide growth and development in Santee. The Proposed Project does not propose additional neighborhood or regional parks or other recreation facilities, as it would not update existing land use designations for Parks or Open Space that would facilitate the future development of parkland. Realistic buildout of the Proposed Project would result in a total of 5,687 new dwelling units by 2045 that would result in a population of approximately 16,151 people. With the existing and planned recreational facilities and the projected Plan Area population buildout of 78,987 (Project plus planned growth by 2050) in the City, there would be a ratio of 7.8 acres of park land for every 1,000 residents in the Plan Area.

Therefore, development facilitated by the Project would be anticipated to exceed the Quimby Act and City Municipal Code standard of 5 acres of park per 1,000 persons.

In addition, future development projects undergo City and environmental review at the time of application, including plan check review or project-specific CEQA evaluation. Under this separate review, future development projects would be assessed for their impact on recreational facilities on a project-by-project basis and would be required to dedicate land to parkland or provide an in-lieu fee that would fund City dedication, development, and maintenance of existing recreational facilities. Construction of any future parks would also be under a separate environmental review and approval. Therefore, the Proposed Project would have a less-than-significant impact regarding the construction or expansion of recreational facilities that could cause physical impacts to the environment.

4.14.5 Mitigation Measures
No mitigation measures are required as impacts would be less than significant.

4.14.6 Level of Significance After Mitigation
Threshold 4.14-1: Potential impacts related to the increase of existing neighborhood or regional parks such that substantial physical deterioration of the facility would occur or be accelerated would be less than significant.

Threshold 4.14-2: The construction or expansion of parks that might have an adverse physical effect on the environment would be less than significant.

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INTENTIONALLY LEFT BLANK
Sportsplex
USA Santee
YMCA & Santee
Aquatics Center
Shadow
Hill Park
West Hills
Park
Town Center
Community
Park - East
Sky Ranch
Park
Big Rock Park
Town Center
Community
Park - West
Deputy Ken
Collier Park
Mast Park
Woodglen
Vista Park
Weston Park
Weston Trail
Mission Trails
Regional Park
San Diego River Trail
Walker Preserve/
San Diego River Trail
San Diego River/
Mission Creek Trail
San Diego River
to Willow Pond
Rd Trail
Forester Creek Trail
Mast Park Trail
City of Santee
Proposed Land Use
Community Corridor Overlay
Community Hub Overlay
OS
R-14
Parks and Recreational Facilities
Trails
City-Owned Parks
Recreational Facilities
Regional Park
Date: 2/13/2026 User: cbattle Path: Z:\Projects\j1710001\MAPDOC\PEIR\PEIR.aprx Map: Parks and Recreational Facilities Layout: Figure 4.14-1 Parks and Recreational Facilities 0 0.5 1 n Miles
SOURCE: California Dept. of Conservation 2016
City of Santee Land Use Element PEIR
Parks and Recreational Facilities
FIGURE 4.14-1

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4.15 – TRANSPORTATION
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4.15 Transportation
This section of the draft program environmental impact report (PEIR) describes the existing transportation conditions of the Plan Area and the vicinity, identifies associated regulatory requirements, evaluates potential impacts, and identifies mitigation measures related to implementation of the City of Santee (City) Land Use Element Update (Proposed Project).

Pursuant to Senate Bill (SB) 743 [2013], vehicle miles traveled (VMT) was adopted as the metric to evaluate the significance of transportation impacts. These guidelines and thresholds apply to land use and transportation projects that are subject to California Environmental Quality Act (CEQA) analysis. The VMT analysis and this section have been prepared by Intersecting Metrics consistent with the Governor’s Office of Planning and Research1 Technical Advisory on Evaluating Transportation Impacts under CEQA (OPR 2018) and the City’s VMT Analysis Guidelines (City of Santee 2022). The VMT reduction calculations used in the Project’s VMT analysis are provided in Appendix H.

4.15.1 Existing Conditions
This section describes the existing roadway network, pedestrian and bicycle networks, and public transit within Santee and the study area, which is defined as the area proposed for land use changes as a result of the Proposed Project (i.e., the Project parcels).

Transportation Network
The existing roadway network in Santee consists of regional facilities, such as State Route (SR) 52, SR-67, and SR125, as well as numerous arterials and local streets. These regional corridors run adjacent to or traverse Santee, carrying significant levels of traffic while providing regional access to and from the City. As shown in Figure 4.15-1, Roadway Network, the study area is primarily encompassed by Mission Gorge Road between SR-125 and Magnolia Avenue, Woodside Avenue between Magnolia Avenue and SR-67, Carlton Hills Boulevard between Carlton Oaks Boulevard and Mission Gorge Road, Cuyamaca Street between Mast Boulevard and SR-52, Town Center Parkway between Cuyamaca Street and Riverview Parkway, Mast Boulevard between Cuyamaca Street and Magnolia Avenue, and Magnolia Avenue between Princess Joann Road and SR-67. These roadways are described below.

Freeways
SR-52 is a major east–west regional facility and provides access between Interstate 5 and SR-67. Within Santee, SR-52 generally has three lanes in each direction, for a total of six lanes.

SR-67 is a major north–south regional facility and provides access for the rural northeastern parts of the County of San Diego (County) to the major east–west freeway facilities in the central and southern County. Also known as the San Vincente Freeway, SR-67 starts in the City of El Cajon and ends in the rural unincorporated community of Ramona. Within Santee, SR-67 is generally two lanes in each direction for a total of four lanes.

SR-125 is a major north–south regional facility and provides access from Santee in the north to Otay Mesa Road in the City of Chula Vista, near the United States–Mexico border in the south. SR-125 becomes a toll road south of 1 Effective July 1, 2024, the Governor’s Office of Planning and Research was renamed the Governor’s Office of Land Use and Climate Innovation.

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SR-54 entering the City of Chula Vista. Within Santee, SR-125 has five northbound lanes and four southbound lanes, for a total of nine lanes.

Roadways
Mission Gorge Road is the principal east–west roadway in Santee. Within the study area, between SR-125 and Riverview Parkway, Mission Gorge Road is currently built to its ultimate classification as a divided six-lane Prime Arterial. From Riverview Parkway to Magnolia Avenue, it is classified as a four-lane Major Arterial; however, it is currently built as a six-lane roadway with a raised median. The posted speed limit varies between 35 miles per hour (mph) and 40 mph, and on-street parking is currently prohibited on both sides of the roadway. No bicycle facilities are provided; however, sidewalks are provided on both sides of the roadway.

Woodside Avenue is an east–west roadway that connects Mission Gorge Road in Santee to Chestnut Street in the community of Lakeside. Within the study area, immediately east of Magnolia Avenue and in Santee, Woodside Avenue is built to its ultimate classification as a four-lane Collector with Two-Way-Left-Turn Lane. Sidewalks and Class II bicycle lanes are currently provided on both sides of the roadway. Woodside Avenue has a posted speed limit of 45 mph with no on-street parking permitted.

Carlton Hills Boulevard is a north–south roadway that connects Swanton Drive in the north to Mission Gorge Boulevard in the south. Within the study area, between Carlton Oaks Drive and Mission Gorge Boulevard, Carlton Hills Boulevard is built to its ultimate classification as a Major Arterial with four-travel lanes. It has a posted speed limit of 35 mph with no on-street parking, except for a short segment (approximately 250 feet) on the west side of the roadway immediately south of Carlton Oaks Drive. Class II bicycle lanes and pedestrian sidewalks are currently provided on both sides of the roadway.

Cuyamaca Street is a north–south roadway that connects Fletcher Parkway in the City of El Cajon to its current terminus just north of Chaparral Drive.
▪ From its existing northern terminus to Town Center Parkway, Cuyamaca Street is classified as a Major Arterial. Between Town Center Parkway and the southern City limits, it is classified as a Prime Arterial. ▪ Between Mast Boulevard and Town Center Parkway, Cuyamaca Street is built to its ultimate classification as a divided four-lane Major Arterial with a posted speed limit of 35 mph. This segment has Class II bike lanes and sidewalks on both sides of the roadway, except on the eastern side of the roadway south of the bridge.
▪ Between Town Center Parkway and Prospect Avenue, Cuyamaca Street is built to its ultimate classification as a divided six-lane Prime Arterial with pedestrian sidewalks on both sides of the roadway and a posted speed limit of 35 mph.

On-street parking is generally prohibited on Cuyamaca Street. Finally, Cuyamaca Street is planned to be extended to the north as a Parkway per the City’s General Plan Mobility Element.

Town Center Parkway between Cuyamaca Street and Riverview Parkway is an east–west roadway that is classified as a Parkway with two travel lanes that are separated with a two-way left-turn lane (TWLTL). It has a posted speed limit of 25 mph, and no on-street parking is currently allowed. This segment of Town Center Parkway includes a Class III bicycle route with sharrow markings and sidewalks on both sides of the roadway.

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Magnolia Avenue is classified as a four-lane Major Arterial between Princess Joann Road and Mission Gorge Road.

This segment has a posted speed limit of 45 mph and is divided by a raised median or TWLTL. There are Class II bike lanes and sidewalks on both sides of the roadway, except between Chubb Lane and Mission Gorge Road, where sidewalks and bike lanes are non-contiguous on the eastern side. On-street parking is permitted intermittently along the roadway. Magnolia Avenue between Mission Gorge Road and SR-52 is currently built to its ultimate classification as a six-lane Prime Arterial. This segment is divided by a raised median and has a posted speed limit of 40 mph with no on-street parking permitted. It has pedestrian sidewalks on both sides of the roadway, but no bicycle facilities.

Mast Boulevard is an east–west roadway that runs from Equestrian Circle in the west to Los Ranchitos Road in the east. Within the study area between Cuyamaca Street and Magnolia Avenue, it is built to its ultimate classification as a four-lane Major Arterial with a raised median or TWLTL . The posted speed limit ranges between 35 to 40 mph, and on-street parking is provided intermittently on both sides of the roadway. Class II bicycle lanes and pedestrian sidewalks are currently provided on both sides of the roadway.

Public Transit
Transit service throughout Santee is provided by the Metropolitan Transit System and includes both bus and light rail trolley services as shown on Figure 4.15-2, Transit Network. There are currently three intracity bus routes serving the City. Intracity bus routes include routes 832, 833, and 834, which are described below:

Route 832 is a loop route running clockwise between Santee Town Center and the northern areas of the City via Cuyamaca Street, Woodglen Vista Drive, Magnolia Avenue, and Mission Gorge Road. Route 832 operates 7 days a week with service generally between 6:00 a.m. and 7:20 p.m. during the weekdays and between 8:20 a.m. and 4:20 p.m. during the weekend. Service is as frequent as every 45 minutes during peak periods and is at 1-hour intervals during off-peak periods and weekends.

Route 833 is a generally north–south route running between Santee Town Center and the El Cajon Transit Center, via Mission Gorge Road, Magnolia Avenue, Graves Avenue, Pepper Drive, Mollison Avenue, East Bradley Avenue, Fletcher Parkway, Arnele Avenue, and Marshall Avenue. Route 833 operates generally between 6:20 a.m. and 5:50 p.m. during the weekdays and between 8:50 a.m. and 4:50 p.m. during the weekends. Route 833 runs at approximately 45-minute intervals all day on weekdays and 1-hour intervals on weekends.

Route 834 is a loop route running between Santee Town Center and the western areas of the City. Route 834 runs along Town Center Parkway, Mission Gorge Road, West Hills Parkway, Mast Boulevard, and Carlton Hills Boulevard.

Route 834 operates generally between 6:35 a.m. and 6.45 p.m. during the weekdays at 1-hour intervals. There are no services during the weekend.

The City is also served by the San Diego Trolley Copper Line (Route 530), with one station located at the Santee Transit Center. The Copper Line runs between the Santee Transit Center and the El Cajon Transit Center. The line provides service from Santee and El Cajon and connects to the Orange and Green Lines at the El Cajon Transit Center. Headways are approximately 15 minutes every day from 5:00 a.m. to 11:00 p.m. As shown on Figure 4.15-3, Transit Priority Area, portions of the Proposed Project, including parcel clusters along Town Center Parkway and near Town Center on Mission Gorge Road, are located within 0.25 miles of a transit stop.

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Pedestrian and Bicycle Network
As noted in the City’s Mobility Element, “[p]edestrian facilities generally include sidewalks, curb ramps, and other amenities such as street trees for shading)” (City of Santee 2017). There are approximately 1,088,700 linear feet of sidewalks within Santee. As described in the previous section, all study roadways provide sidewalks on majority of the roadway segments.

Bicycle travel has become an integral part of transportation and circulation network planning and is a component of the City’s transportation system. The term “bikeway” is used to define lanes designated primarily for safe bicycle travel. There are four classifications of bikeways identified in the City’s Mobility Element (City of Santee 2017):
▪ Class I Bikeway (bike path or trail): Provides a completely separated right-of-way designated for the exclusive use of bicycles. Crossflows of pedestrians and vehicles are minimized. ▪ Class II Bikeway (bike lane): Provides a restricted right-of-way designated for the exclusive or semi-exclusive use of bicycles. Through travel by motor vehicles or pedestrians is prohibited, though parking and crossflows of pedestrian and motorist traffic are permitted. ▪ Class III Bikeway (bike route): Provides for a right-of-way designated by signage or permanent markings with shared use of pedestrians and/or motorists.
▪ Class IV Bikeway (cycle track): Provides a right-of-way designated exclusively for bicycle travel within the roadway and physically protected from vehicular traffic. Types of separation include, but are not limited to, grade separation, flexible posts, or on-street parking.

Bicycle facilities along portions of Mission Gorge Road, Carlton Hills Boulevard, Mast Boulevard, Riverview Parkway, portions of Cuyamaca Street, and portions of Magnolia Avenue provide local connection, as well as the Class I bicycle path along the San Diego River, which provides local and regional connection. As a part of the City’s General Plan Mobility Element, extended bike lanes are planned to connect with existing bicycle facilities on these streets to achieve enhanced connectivity in Santee. The majority of the roadways in the study area and the adjacent neighborhoods provide sidewalks that are separated from the street and designed along landscaped corridors.

4.15.2 Relevant Plans, Policies, and Ordinances
State
Senate Bill 375
SB 375, the Sustainable Communities and Climate Protection Act, was approved in 2008. SB 375 focuses on reducing greenhouse gas (GHG) emissions, as discussed further in Section 4.7, Greenhouse Gas Emissions. As a part of this effort, this act requires that regional housing needs be addressed in conjunction with regional transportation in order to integrate housing, land use, and transportation planning together. In the San Diego region, this unified regional planning effort is completed by the San Diego Association of Governments (SANDAG) via San Diego Forward. SB 375 also requires the Regional Housing Needs Allocation be completed every 8 years, and if a jurisdiction does not meet this requirement, penalties may be incurred.

State Transportation Improvement Program
The California State Transportation Improvement Program (STIP) is an intermodal program of transportation projects consistent with the statewide transportation plan and planning processes, metropolitan plans, and Title

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23 of the Code of Federal Regulations. The STIP was first prepared in 2006 and is added to every 2 years by the California Department of Transportation in cooperation with the metropolitan planning organizations and the regional transportation planning agencies. The most recent STIP Guidelines were adopted in August 2025. In San Diego County, the metropolitan planning organization and regional transportation planning agency is SANDAG. The STIP contains all capital and non-capital transportation projects or identified phases of transportation projects for funding under the Federal Transit Act and Title 23 of the U.S. Code, including federally funded projects. All projects funded through the STIP in San Diego County are included in the SANDAG Regional Transportation Improvement Program.

Senate Bill 743
SB 743 (2013) created a process to change the way projects analyze transportation impacts pursuant to CEQA.

Previously, environmental review of transportation impacts focused on the delay that vehicles experience at intersections and on roadway segments. That delay was measured using a metric known as level of service. Under SB 743, the focus of transportation analysis has shifted from driver delay to reduction of GHG emissions, creation of multimodal networks, and promotion of a mix of land uses since July 1, 2020. The Governor’s Office of Planning and Research has amended the CEQA Guidelines to provide an alternative to level of service for evaluating transportation impacts and adopted the metric of VMT. This alternative criteria promotes the reduction of GHG emissions, the development of multimodal transportation networks, and a diversity of land uses. According to the legislative intent contained in SB 743, these changes were necessary to balance the needs of congestion management more appropriately with statewide goals related to infill development, promotion of public health through active transportation, and reduction of GHG emissions.

Regional
2025 Regional Plan
The 2025 Regional Plan was adopted by the SANDAG Board of Directors on December 12, 2025. The Regional Plan combines and updates the region’s three regional planning documents: the Regional Comprehensive Plan (2004), the Sustainable Communities Strategy (2011), and the Regional Transportation Plan. It provides a road map for how the region will develop over the next 25 years and how we will invest in transportation infrastructure that provides more convenient and safe choices for getting around (SANDAG 2025). The plan outlines the investment of nearly $130 billion in year-of expenditure dollars in local, state, and federal dollars to build a comprehensive, interconnected transportation system.

Regional Transportation Improvement Program
The Regional Transportation Improvement Program (RTIP) is a multi-year program that includes all proposed major highway, arterial, transit, and non-motorized projects in the region. Improvements to nearly all the major highways in the San Diego region are included in the 2025 RTIP, adopted by the SANDAG Board of Directors on September 27, 2024. The 2025 RTIP covers fiscal years 2025 through 2029.

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Local
City of Santee Vehicle Miles Traveled Analysis Guidelines Consistent with SB 743, the Santee City Council approved a resolution adopting its VMT Analysis Guidelines on April 27, 2022. The guidelines contain thresholds of significance for purposes of analyzing transportation impacts under CEQA. The VMT Analysis Guidelines is intended “to provide consistency in significance determinations to integrate environmental review with other environmental program planning and regulation” (City of Santee 2022).

Active Santee Plan
The Active Santee Plan (ASP) (City of Santee 2021) was prepared as a comprehensive update of the Bicycle Master Plan (2009) of the City’s General Plan and a comprehensive pedestrian plan. The ASP provides a framework for development of the City’s bicycle network and pedestrian network. Many of the highest priority segments identified in the ASP have been implemented or are currently being constructed, including segments of the River Trail (City of Santee 2017).

The four overarching goals of the ASP identified as desired future outcomes for active transportation within the Santee include the following (City of Santee 2021):

1. A balanced, interconnected multimodal transportation network that allows for the efficient and safe movement of all people and goods, and that supports the current and future needs of Santee community members and travel generated by planned land uses.

2. Encourage alternative means of transportation on a regional and community scale for all trip types: work commute, school commute, errands and recreation.

3. Designate the location and the appropriate type of bikeways and paved bicycle trails that would have the greatest potential to serve the commuter and recreational needs of the community of Santee.

4. To create an environment that allows for school aged children to safely walk and ride their bicycles to school on convenient and connected networks.

Specific ASP objectives and policies that are relevant to the Project are described below (City of Santee 2021):

Objective 1.0. Ensure that the existing and future transportation system is accessible, safe, reliable, efficient, integrated, convenient, well connected and multi-modal.

Policy 1.1. The City shall provide integrated transportation and land use decisions that enhance smart growth development served by complete streets, which facilitate multimodal transportation opportunities.

Objective 2.0. Upgrade and maintain Santee’s transportation corridors to meet the safety needs of all roadway users – including youth and elderly and travelers of varying physical abilities – and to provide a wellconnected system throughout the City.

Policy 2.3. The City’s pedestrian and bicycle networks should connect to trailheads, in particular at such locations as the San Diego River Trail and at parks and open spaces.

Policy 2.4. Near commuter rail stations, provide access paths to these transit centers to encourage walking and cycling.

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Objective 3.0. Develop, maintain, and support a safe, comprehensive and integrated bikeway system that encourages bicycling.

Policy 3.2. The City shall require new development and redevelopment to provide connections to existing and proposed bicycle routes, where appropriate.

Objective 5.0. Promote bicycle usage.

Policy 5.2. Bicycle racks should be made available at all new or rehabilitated nonresidential developments.

Policy 5.3. The City shall consider every street in Santee as a street that bicyclists will use.

Policy 5.4. Develop a City-wide bicycle map.

Objective 7.0. Develop and maintain an accessible, safe, complete and convenient pedestrian system that encourages walking.

Policy 7.1. The City should require the incorporation of pedestrian-friendly design concepts where feasible including separated sidewalks and bikeways, landscaped parkways, traffic calming measures, safe intersection designs and access to transit facilities and services into both public and private developments.

Objective 8.0. Increased use of alternative modes of travel to schools to reduce peak hour vehicular trips, save energy, and improve air quality around schools.

Policy 8.2. The City should improve safety of walking and biking environment around schools to reduce school-related vehicle trips.

In addition to goals, objectives, and policies, the ASP includes recommendations consisting of a planned bicycle network, sidewalk infill, and trail accessibility enhancements. The City’s planned bicycle network includes three classifications: bicycle paths (Class I; “should be utilized as much as possible for regional and community trails, but not for those designated on small local streets where traffic volume is minimal”); bicycle lanes (Class II; “should be utilized as necessary links to bicycle paths or local routes where paths are not feasible”); and bicycle routes (Class III; “should be utilized for necessary links or as interim links prior to the implementation of bicycle lanes or paths. Implementation includes signage”) (City of Santee 2021).

City of Santee General Plan
Divided into nine elements, the General Plan is a statement of intent by the City as to the future development of the community. This is accomplished through objectives and policies that serve as a long-term policy guide for physical, economic, and environmental growth.

Mobility Element
As one of the mandated elements of the General Plan, the Mobility Element is described as follows (City of Santee 2017):

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This document serves as an update to the General Plan’s Circulation Element intended to provide a vision and framework for the development of the City’s transportation network though the year 2035, while assuming full buildout of the current General Plan land uses.… This update describes existing transportation systems in Santee and establishes a plan for a multi-modal transportation system.… This Element is intended to provide for a balanced mobility system that will support travel demands associated with land uses in the Land Use Element while maintaining a high quality of life for the residents of Santee and all roadway users.

The goal of the Mobility Element is a “balanced, interconnected multimodal transportation network that allows for the efficient and safe movement of all people and goods, and that supports the current and future needs of Santee community members and travel generated by planned land uses.” The relevant objectives and policies are as follows (City of Santee 2017):

Objective 1.0. Ensure that the existing and future transportation system is accessible, safe, reliable, efficient, integrated, convenient, well-connected and multimodal. The system will accommodate active transportation, and accommodate people of all ages and abilities, including pedestrians, disabled, bicyclists, users of mass transit, motorists, emergency responders, freight providers and adjacent land uses.

Policy 1.1. The City shall provide integrated transportation and land use decisions that enhance smart growth development served by complete streets, which facilitate multimodal transportation opportunities.

Policy 1.2. The City should design streets in a manner that is sensitive to the local context and recognizes that needs vary between mixed use, urban, suburban, and rural settings.

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 2.1. The City shall encourage an automobile Level of Service “D” on street segments and at intersections throughout the circulation network while also maintaining or improving the effectiveness of the non-automotive components of the circulation system (i.e. pedestrians, bicyclists, and public transit), especially in the Town Center area. The City may approve a lower automobile Level of Service if it finds that the effectiveness of non-automotive components of the circulation system would be maintained or improved as a result. In other cases, the City shall not approve any development that causes a drop in the level of service at a street segment or an intersection to LOS “E” or “F”, after feasible mitigation, without overriding social, economic, or other benefits.

Policy 2.2. The City should ensure adequate accessibility for all modes to the northern undeveloped area of the City by designating a functional network of public streets for future dedication either prior to, or concurrent with anticipated need.

Policy 2.7. The City should coordinate with Caltrans [the California Department of Transportation], SANDAG, MTS [Metropolitan Transit System], and other responsible agencies to identify, plan, and implement needed transportation improvements.

Objective 6.0. Increase the use of public transit systems.

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Policy 6.7. The City should provide incentives for transit-oriented development, such as a parking reduction consistent with regional standards, for more intense development and higher density residential uses along major transportation corridors or in areas accessible to transit use.

Objective 7.0. Develop, maintain, and support a safe, comprehensive and integrated bikeway system that encourages bicycling, as documented in the City’s Bicycle Master Plan.

Policy 7.4. The City should require new development and redevelopment to provide connections to existing and proposed bicycle routes, where appropriate.

Objective 8.0. Develop and maintain an accessible, safe, complete and convenient pedestrian system that encourages walking.

Policy 8.1: The City should require the incorporation of pedestrian-friendly design concepts where feasible including separated sidewalks and bikeways, landscaped parkways, traffic calming measures, safe intersection designs and access to transit facilities and services into both public and private developments.

Sustainable Santee Plan
The Sustainable Santee Plan: The City’s Roadmap to Greenhouse Gas Reductions identifies policies and programs designed to meet targets for reducing GHGs (City of Santee 2019). The transportation sector goal is to address vehicle efficiency and low-carbon fuels, as well as measures designed to reduce VMT. VMT-reduction measures include alternatives to passenger vehicle travel, land use policies that incentivize compact development, and incentives and disincentives aimed at changing individual behavior through transportation demand management practices.

4.15.3 Environmental Impacts

4.15.3.1 Methodology
The City established their transportation-based significance thresholds through their VMT Analysis Guidelines on April 27, 2022. The guidelines outline the analysis methods, significance thresholds, and screening criteria that the City uses to identify VMT-related impacts under CEQA Section 15064.3(b). Per the guidelines, a VMT assessment includes a project screening as a first step to see if a full VMT assessment would be required; if a project cannot be screened out, a full VMT analysis is required. The City’s guidelines include the following screening criteria, and a project that meets at least one the screening criteria would be presumed to have a less-than-significant VMT impact (City of Santee 2022):
▪ Projects Located in a Transit-Accessible Area: These are projects located within a 0.5-mile radius of an existing major transit stop or an existing stop along a high-quality transit corridor. 2 ▪ Small Projects: Projects generating 500 or fewer net new daily vehicle trips. ▪ Projects in a VMT-Efficient Area: Projects with an average VMT/capita or VMT/employee below the thresholds as compared to the baseline City/regional VMT per capita for the transportation analysis zone 2 Section 21064.3 of the California Public Resources Code defines “major transit stop” as a site containing an existing rail transit station, a ferry terminal served by either a bus or rail transit service, or 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. High quality transit corridor: a corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute periods.

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that the project is located within. VMT efficient areas could be accessed through SANDAG’s SB 743 VMT Webmaps.
▪ Locally Serving Retail: Projects that are less than 50,000 square feet. ▪ Locally Serving Public Facilities: Public facilities that serve the surrounding community or public facilities that are passive use.
▪ Redevelopment Projects with Lower Total VMT: Project’s total project VMT is less than the existing land use’s total VMT.
▪ Infill Affordable Housing: Project consists of development of 52% or more of affordable housing units in an infill location.

Analysis Tools
As noted in the City’s VMT Analysis Guidelines (City of Santee 2022) Section 2.2, transportation VMT analysis for CEQA should be calculated manually or by using the SANDAG Regional Travel Demand Model. The SANDAG Regional Travel Demand Model was used to calculate the VMT/capita for the Proposed Project’s residential units, and the Boundary Method was applied to calculate the net total VMT for the Proposed Project’s commercial uses. The Boundary Method3 calculates total VMT by multiplying the average daily traffic volume to the average trip length, which was obtained using SANDAG’s (Not So) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region (2002) and the 2022 National Household Travel Survey average trip length data for suburban shopping trips in the west coast region, respectively (City of Santee 2022).

Analysis Metrics
For land use development projects, the City’s VMT Analysis Guidelines (City of Santee 2022) requires that the following two metrics be analyzed to determine if the Proposed Project has a significant transportation related impact.

1. VMT/Capita: Includes all vehicle-based person trips grouped and summed to the home location of individuals who are drivers or passengers on each trip, both home-based and non-home-based. The VMT for each home is then summed for all homes in a particular census tract and divided by the population of that census tract to arrive at VMT/capita.

2. Total VMT: Is the sum of all vehicle trips generated by retail uses in the project multiplied by the National Household Travel Survey retail trip length.

The guidelines also identifies VMT/employee as a metric to be analyzed; however, the Proposed Project does not include land uses where VMT/employee is the metric used to determine significance.

To perform the VMT analysis, the Project parcels were grouped into clusters based on their geographic proximity to facilitate a more streamlined and comprehensible analysis. The VMT analysis was conducted at the Project parcel cluster level since not all parcel clusters will develop within the same timeframe, and there is no guarantee that some parcels might develop at all; thus, the direct impacts at each Project parcel cluster were evaluated individually. 3 The City’s VMT Analysis Guidelines recommends that the Boundary Method use roadway trip length multiplied by the roadway daily volume. However, this analysis used the National Household Travel Survey average trip length for shopping centers as it directly reflects commercial trip lengths, whereas roadway trip lengths includes all trip types that can vary from day to day.

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4.15.3.2 Thresholds of Significance
The significance criteria used to evaluate the Project’s impacts to transportation are based on CEQA Guidelines Appendix G. For the purposes of this Project, a potentially significant impact to transportation would occur if the Proposed Project would:

1. Conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities.

2. Conflict or be inconsistent with CEQA Guidelines § 15064.3, subdivision (b).

3. Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment).

4. Result in inadequate emergency access.

City of Santee Determination of Significance Under the California Environmental Quality Act To identify if the Proposed Project is consistent with CEQA Guidelines Section 15064.3(b), the significance thresholds from the City’s VMT Analysis Guidelines (City of Santee 2022) were utilized. Lead agencies have the discretion to establish their preferred significance thresholds to determine the level of VMT increase that would result in a significant environmental impact. Table 4.15-1, Significance Thresholds, summarizes the significance thresholds for the Proposed Project’s land uses, as outlined in City’s VMT Analysis Guidelines (City of Santee 2022), Section 2.3.2.

Table 4.15-1. Significance Thresholds
Land Use Metric Threshold
Residential VMT/capita 15% below the City Average VMT/capita Mixed Use VMT/capita,
VMT/employee, and/or
total VMT
Each project component is evaluated per the
appropriate metric based on land use type (e.g.,
residential, employment, and retail)
Regional Retail,
Recreation, or Public
Facilities
Total VMT A net increase in total regional VMT using the boundary method
Source: City of Santee 2022.

Note: VMT = vehicle miles traveled; City = City of Santee.

4.15.3.3 Land Use Element Update Relevant Goals and Policies [City, this section will be updated to reflect finalized edits made to LU Element Update policies, goals, implementation.] The proposed Land Use Element Update does not include goals or policies specifically relevant to transportation.

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4.15.3.4 Impacts Analysis
Threshold 4.15-1: Would the project conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? The Proposed Project is a policy document and it does not propose site-specific development or infrastructure projects; therefore, the Proposed Project would not result in any direct impacts on the environment through the construction of any roads, structures, or transportation facilities that could possibly divide an established community. Further, none of the proposed goals, policies, or actions (listed above in Section 4.15.3.3) require the construction of a road, facility, or other infrastructure that would physically divide a community. Upon approval, the Proposed Project would update allowable land uses, the land use map, and goals and policies to provide more housing options and guide development along major corridors. The land use changes include the establishment of the Community Hub Overlay and the Community Corridor Overlay and re-designation of the parcel designated as Assessor’s Parcel Number 378-160-25-00 from Neighborhood Commercial to Medium-High Residential (R-14). The following analysis applies to all land use designation changes, collectively called the Project parcels.

The Proposed Project includes evaluation of parcel clusters (the Project parcels grouped into clusters based on location) that would increase ultimate development intensity on selected sites. Additionally, development at Project parcel clusters may proceed within a ministerial approval in certain circumstances. Future development on these sites could have an effect on the circulation system, including transit, roadway, bicycle, and pedestrian facilities.

Future development that requires a discretionary review would be subject to a site-specific environmental review that considers consistency with all applicable plans including the City’s Mobility Element and ASP. Through the project-level discretionary review process, any planned multimodal facilities that are required to be implemented by the development will be identified.

Consistency review associated with future discretionary review would ensure impacts associated with policy consistency related to the circulation system would be less than significant. While potential future ministerial development projects would not require a subsequent environmental review, these projects would be subject to a ministerial review that would include consistency with the City’s Public Works Standards. The City’s Engineering Division review would ensure individual projects include appropriate frontage requirements to ensure consistency with the City’s Mobility Element and the ASP.

Refer to Figure 4.15-3 for the location of transit, including bus stops and the Copper Line trolley stop at the Santee Town Center, in relation to the Project parcel clusters. As shown, the Project would add density in locations adjacent to transit, providing consistency with City policies. Furthermore, all future site-specific projects would be reviewed to ensure they do not conflict with transit facilities. All development (discretionary and ministerial) would be subject to implementation of the City’s Public Works Standards, which include general design criteria related to circulation and parking.

In regard to Policy 2.1 of the City’s Mobility Element, the City utilizes Level of Service (LOS) as a performance metric to evaluate roadway and intersection operations in accordance with the City’s Municipal Code and applicable City engineering standards. While VMT is the metric used to assess transportation impacts under CEQA, LOS continues to serve as an important tool for evaluating local circulation, roadway capacity, and operational efficiency.

All discretionary development projects are subject to transportation analysis consistent with the requirements of the City’s Municipal Code. Projects shall evaluate potential impacts to roadway segments, intersections, and related transportation infrastructure using the City’s adopted LOS standards and thresholds. Where a project results in

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degradation of adopted LOS standards, the project applicant may be required to implement improvements, contribute to fair-share mitigation, or incorporate design modifications consistent with City requirements.

The continued use of LOS allows the City to monitor system performance, identify needed infrastructure improvements, and ensure that roadway operations remain consistent with community expectations for safety and mobility.

The required engineering and Mobility Element consistency review, along with application of the objective design and performance standards for ministerial projects, associated with development at Project parcel clusters would avoid conflicts with applicable plans or policies related to transit, roadway, bicycle, and pedestrian facilities.

Therefore, the Project would not conflict with a plan, ordinance, or policy addressing transit, roadway, bicycle, and pedestrian facilities, and impacts would be less than significant.

Threshold 4.15-2: Would the project conflict or be inconsistent with CEQA Guidelines § 15064.3, subdivision (b)? CEQA Guidelines Section 15064.3 requires that the determination of significance for transportation impacts be based on VMT instead of a congestion metric such as level of service. The change in the focus of transportation analysis is the result of SB 743, as detailed in Section 4.15.2, Relevant Plans, Policies, and Ordinances. The analysis evaluated the Proposed Project impacts based on the resident VMT/capita metric for the proposed residential uses, which includes all daily vehicle-based person trips originating from or ending at the home location of the individual (driver or passenger), and the total VMT for the commercial uses, which includes all-daily vehicle trips generated by the retail uses.

The Proposed Project is a land use planning document that enables the development of new residential units and additional commercial spaces within specific infill areas, including the proposed Community Hub Overlay, the Community Corridor Overlay, and the proposed R-14 parcel, as described in Chapter 3, Project Description. The development would be dispersed amongst the Project parcels primarily along Mission Gorge Road between SR-125 and Woodside Avenue, as well along Carlton Hills Boulevard, Mast Boulevard, and Town Center Parkway as described in Chapter 3 and shown in Figure 3-2. The VMT analysis was conducted at the Project parcel cluster level since not all parcel clusters will develop within the same timeframe, and there is no guarantee that some parcels might develop at all; thus, the direct impacts at each Project parcel cluster were evaluated individually.

Screening Criteria
As outlined in Section 4.15.3.1, a project can be screened out from conducting a VMT analysis if it is located within a 0.5-mile radius of an existing major transit stop or an existing stop along a high-quality transit corridor or has locally serving retail that is less than 50,000 square feet and, thus, may be presumed to have a less-than-significant impact. As shown in Figure 4.15-3, Project parcel clusters 9 to 15, 22, and 23 are located within a Transit Priority Area,
4 and, therefore, are screened out from conducting a VMT analysis. The high-quality transit stops near these parcels are at the Santee Transit Center in Santee Town Center, which provides services for the San Diego Trolley Copper Line and bus routes 832, 833, and 834. Additionally, Project parcel clusters 8, 11, 12, 13, 18, 21, 24, and 4 Per the City’s VMT Analysis Guidelines, a project qualifies under the “Projects Located Within a Transit Accessible Area” if it is located within a Transit Priority Area and does not include the following: has a Floor Area Ratio (FAR) of less than 0.75; includes more than the minimum parking for use by residents, customers, or employees of the project than required by the jurisdiction; is inconsistent with the City’s General Plan; replaces affordable residential units with moderate- or high-income residential units; does not have basic walking and biking access to transit (City of Santee 2022).

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25 will implement retail that is less than 50,000 square feet and, therefore, are considered locally serving and are screened out from conducting a VMT analysis.

Vehicle Miles Traveled Analysis
The VMT analysis for the Proposed Project’s residential units utilized the average resident VMT/capita for each census tract the Project’s parcel clusters are located in, and the SANDAG’s Series 14 Base Year (2016)5 model, and was adjusted to account for the VMT reduction associated with increased housing density using methodologies outlined in the California Air Pollution Control Officers Association GHG Handbook (Measure T-1) (CAPCOA 2024).

The VMT reduction calculations are provided in Appendix H. Table 4.15-2, Resident Vehicle Miles Traveled Results, presents the Proposed Project’s residential VMT efficiency metrics for Base Year (2016) conditions for the average resident VMT/capita for each Project parcel cluster. Figure 4.15-4 displays the Resident VMT impacts for each Project parcel cluster.
5 The City’s VMT Analysis Guidelines specifies that the VMT analysis should use the base year of the SANDAG Regional Travel Demand model, which in this case, the base year is 2016 for SANDAG’s ABM2+ / 2021 RP Travel Demand model.

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Table 4.15-2. Resident Vehicle Miles Traveled Results
Parcel
Cluster
Citywide
Base VMT/
Capita
Proposed Project Resident VMT/Capita
Significant
Impact?
Census
Tract
Base
Resident
VMT/Capita
(Parcel
Cluster)
VMT/
Capita
Reduction
Adjusted
VMT/
Capita1
% of City
Base
VMT/
Capita
1 20.75 166.05 22.9 -2.0% 22.44 108.1% Yes
2 20.75 166.16 18.7 -4.8% 17.79 85.7% Yes
3 20.75 166.14 20.1 -1.4% 19.82 95.5% Yes
4 20.75 166.14 20.1 -1.9% 19.72 95.0% Yes
5 20.75 166.14 20.1 -8.8% 18.34 88.4% Yes
6 20.75 166.16 18.7 -3.5% 18.04 86.9% Yes
7 20.75 166.16 18.7 -2.1% 18.3 88.2% Yes
8 20.75 166.16 18.7 -1.0% 18.52 89.2% Yes
9 Within a TPA – Screened Out from VMT Analysis (see Figure 4.15-3) 10 Within a TPA – Screened Out from VMT Analysis (see Figure 4.15-3) 11 Within a TPA – Screened Out from VMT Analysis (see Figure 4.15-3) 12 Within a TPA – Screened Out from VMT Analysis (see Figure 4.15-3) 13 Within a TPA – Screened Out from VMT Analysis (see Figure 4.15-3) 14 Within a TPA – Screened Out from VMT Analysis (see Figure 4.15-3) 15 Within a TPA – Screened Out from VMT Analysis (see Figure 4.15-3) 16 20.75 166.17 17.6 -0.5% 17.51 84.4% No
17 20.75 166.15 17.8 -3.5% 17.18 82.8% No
18 20.75 166.17 17.6 -1.0% 17.43 84.0% No
19 20.75 166.17 17.6 -4.9% 16.73 80.6% No
20 20.75 166.17 17.6 -3.1% 17.06 82.2% No
21 20.75 166.07 19.7 -0.5% 19.61 94.5% Yes
22 Within a TPA – Screened Out from VMT Analysis (see Figure 4.15-3) 23 Within a TPA – Screened Out from VMT Analysis (see Figure 4.15-3) 24 20.75 166.14 20.1 -0.6% 19.98 96.3% Yes
25 20.75 166.15 17.8 -1.0% 17.61 84.9% No
26 20.75 166.15 17.8 -6.2% 16.7 80.5% No
27 20.75 166.10 19.3 -3.4% 18.64 89.8% Yes
28 20.75 166.10 19.3 -2.4% 18.84 90.8% Yes
29 20.75 166.15 17.8 -4.8% 16.94 81.6% No
30 20.75 166.07 19.7 -2.1% 19.28 92.9% Yes
31 20.75 166.08 21.9 -3.3% 21.18 102.1% Yes
Notes: VMT = vehicle miles traveled; TPA = Transit Priority Area. 1 Reflects VMT reduction Measure T-1 outlined in the CAPCOA (2024) GHG Handbook.

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.15-16
Of the 31 Project parcel clusters, the following 14 parcel clusters (i.e., 45% of the total) are projected to exceed the City’s 85% threshold and would result in a significant impact:
▪ Parcel Cluster 1 – 108.1%
▪ Parcel Cluster 2 – 85.7%
▪ Parcel Cluster 3 – 95.5%
▪ Parcel Cluster 4 – 95.0%
▪ Parcel Cluster 5 – 88.4%
▪ Parcel Cluster 6 – 86.9%
▪ Parcel Cluster 7 – 88.2%
▪ Parcel Cluster 8 – 89.2%
▪ Parcel Cluster 21 – 94.5%
▪ Parcel Cluster 24 – 96.3%
▪ Parcel Cluster 27 – 89.8%
▪ Parcel Cluster 28 – 90.8%
▪ Parcel Cluster 30 – 92.9%
▪ Parcel Cluster31 – 102.1%
The VMT analysis for the Proposed Project’s commercial uses was derived for each parcel cluster by calculating each cluster’s net trip generation, using trip rates from SANDAG’s (Not so) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region (2002), and multiplying it by trip lengths obtained from the 2022 National Household Travel Survey data for suburban shopping trips on the west coast. It is important to note that the trip generation calculations conservatively precluded internal capture for the commercial trips, albeit the majority of the Project parcel cluster include both residential and commercial land uses. This assumption was made as the timing of the buildout of the commercial use is unknown and could occur on a separate time frame from the residential use. Table 4.15-3, Commercial Vehicle Miles Traveled Results, presents the Proposed Project’s net total VMT for each Project parcel cluster’s commercial uses.

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.15-17
Table 4.15-3. Commercial Vehicle Miles Traveled Results Parcel Cluster Net ADT Trip Length1 Net Total VMT Significant Impact? 1 3,492 5.7 19,904 Yes
2 7,620 5.7 43,434 Yes
3 2,775 5.7 15,818 Yes
4 2,108 5.7 12,016 Yes
5 -1,510 5.7 -8,607 No
6 -6,809 5.7 -38,811 No
7 7,688 5.7 43,822 Yes
8 Locally Serving Retail – Screened Out from VMT Analysis 9 Within a TPA – Screened Out from VMT Analysis (see Figure 4.15-3) 10 Within a TPA – Screened Out from VMT Analysis (see Figure 4.15-3) 11 Within a TPA and Locally Serving Retail – Screened Out from VMT Analysis 12 Within a TPA and Locally Serving Retail – Screened Out from VMT Analysis 13 Within a TPA and Locally Serving Retail – Screened Out from VMT Analysis 14 Within a TPA – Screened Out from VMT Analysis (see Figure 4.15-3) 15 Within a TPA – Screened Out from VMT Analysis (see Figure 4.15-3) 16 16,946 5.7 96,592 Yes
17 1,323 5.7 7,541 Yes
18 Locally Serving Retail – Screened Out from VMT Analysis 19 2,627 5.7 14,974 Yes
20 5,084 5.7 28,979 Yes
21 Locally Serving Retail – Screened Out from VMT Analysis 22 Within a TPA – Screened Out from VMT Analysis (see Figure 4.15-3) 23 Within a TPA – Screened Out from VMT Analysis (see Figure 4.15-3) 24 Locally Serving Retail – Screened Out from VMT Analysis 25 Locally Serving Retail – Screened Out from VMT Analysis 26 14,379 5.7 81,960 Yes
27 20,246 5.7 115,402 Yes
28 4,139 5.7 23,592 Yes
29 6,848 5.7 39,034 Yes
30 17,055 5.7 97,214 Yes
312 0 5.7 0 No
Notes: ADT = average daily traffic; VMT = vehicle miles traveled; TPA = Transit Priority Area. 1 Trip length is obtained from the National Household Travel Survey and represents the average trip length for commercial trips in suburban neighborhoods on the west coast of the United States. 2 No future commercial proposed at Project parcel cluster 31.

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.15-18
As shown in Table 4.15-3, 14 and Figure 4.15-5, Commercial VMT Impacts, Project parcel clusters are screened out from a VMT analysis for being located within a Transit Priority Area or developing locally serving retail, and 2 Project parcel clusters (clusters 5 and 6) will generate less VMT compared to existing conditions since less commercial is planned at those clusters under the Proposed Project. The following 14 Project parcel clusters (i.e., 45% of total) where the Proposed Project plans to increase commercial development would cause a net increase in total VMT and thus would result in a significant impact:
▪ Parcel Cluster 1
▪ Parcel Cluster 2
▪ Parcel Cluster 3
▪ Parcel Cluster 4
▪ Parcel Cluster 7
▪ Parcel Cluster 16
▪ Parcel Cluster 17
▪ Parcel Cluster 19
▪ Parcel Cluster 20
▪ Parcel Cluster 26
▪ Parcel Cluster 27
▪ Parcel Cluster 28
▪ Parcel Cluster 29
▪ Parcel Cluster 30
Vehicle Miles Traveled Impact Determination
As shown in Table 4.15-2, 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.

To reduce the Proposed Project’s VMT impacts, MM (Mitigation Measure) TRA-1 and MM-TRA-2 would be implemented. However, as noted, 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.

Threshold 4.15-3: Would the project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? The Proposed Project does not propose any changes to the existing transportation network. All future development under the Proposed Project would be subject to policies set forth in the City’s General Plan Mobility Element and designed in accordance with the City’s Public Works Standards. Additionally, the Engineering Division review of applicant projects would ensure future development projects are designed consistent with established standards that address potential design hazards, including sight distance, driveway placement and access, and signage and striping. During construction, traffic management plans will to be implemented to maintain access for all modes and users of the circulation system. The plans will include requirements for temporary traffic controls and traffic management for any construction work within the public right-of-way. Therefore, compliance with adopted standards and regulations would ensure that the Proposed Project will not increase hazards due to geometric design features or incompatible uses. Impacts would be less than significant.

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.15-19
Threshold 4.15-4: Would the project result in inadequate emergency access? The Project includes future development that would result in new residential dwelling units and new or expanded commercial uses. The construction of these future development projects could result in certain elements, such as driveways, access roads, barriers, parking lots, or other circulation-related features that could potentially affect emergency access. However, all future development projects that may occur with the Proposed Project would be subject to review by the City’s Fire Department, which reviews projects for sufficient emergency access for fire trucks and other emergency vehicles. Thus, all future development projects would be reviewed for certain elements, such as width of egress/ingress to ensure the driveways and other access points would be properly sized to allow emergency vehicle access and turn-around, if necessary. Therefore, compliance with the applicable regulations and review requirements during construction and operation would ensure that future development under the Proposed Project would not result in inadequate emergency access. Impacts related to inadequate emergency access would be less than significant.

4.15.4 Mitigation Measures
The following mitigation measures would reduce the potential VMT impact of the project for parcel clusters 1 to 8, 16, 17, 19 to 21, 24, and 26 to 31.

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 of Santee (City) shall require that future projects are compliant with Mobility Element Policies 9.1 through 9.5, which encourage the use of Transportation Demand Management (TDM) strategies, such as ride-sharing programs, flexible work schedule programs, and incentives for employees to use transit. Additionally, alternative transportation modes, such as walking, cycling, and public transit are encouraged to reduce peak hour vehicular trips, save energy, and improve air quality. Sample TDM measures that may be applied at the project-level are provided below:
▪ Increase mixed-use development
▪ Increase transit accessibility
▪ Provide pedestrian network improvement along project frontage ▪ Provide bicycle network improvement along project frontage ▪ Provide bicycle parking and bike lockers
▪ Implement subsidized or discounted transit passes
▪ Provide ride-sharing programs
▪ Implement commute trip reduction marketing
▪ Implement school pool program
▪ Implement bike-sharing or micromobility program
▪ Provide local shuttle to connect visitors to different attractions throughout Santee Additional measures can be found in the California Air Pollution Control Officers Association Quantifying Greenhouse Gas Mitigation Measures report (August 2010). Mitigation measures should also be consistent with the City’s Active Transportation Plan.

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.15-20
MM-TRA-2 Project-Level VMT Analysis. For projects requiring discretionary review, if the proposed development does not meet any of the screening criteria outlined in the City of Santee (City) VMT Analysis Guidelines (April 13, 2022) or subsequently updated version, the applicant shall conduct a project-level vehicle miles traveled (VMT) analysis and identify VMT impacts associated with the proposed development. The project applicant shall reduce project-induced VMT impacts through implementation of VMT-reducing infrastructure and/or strategies that would mitigate the project’s 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.

4.15.5 Level of Significance After Mitigation
Implementation of MM-TRA-1 and MM-TRA-2 as part of future project reviews would potentially reduce VMT.

However, the effectiveness of VMT-reducing measures is context-sensitive and would vary depending on project details, such as the location and access to transit. At a program level of review with no specific development proposals available for review, it is not guaranteed that each individual project would be able to fully mitigate the potential impacts. While mitigation measures MM-TRA-1 and MM-TRA-2 would minimize VMT impacts associated with future development, impacts would not be fully mitigated. Therefore, impacts associated with VMT would remain significant and unavoidable.
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4.16 – TRIBAL CULTURAL RESOURCES
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 4.16-1

4.16 Tribal Cultural Resources
This section of the draft program environmental impact report (PEIR) analyzes the potential for implementation of the City of Santee (City) Land Use Element Update (Proposed Project) to impact tribal cultural resources (TCRs). A discussion of the cultural resources in the Plan Area is included in this section to present the environmental baseline conditions. As defined in California Public Resources Code (PRC) Section 21074, TCRs can include (1) sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a tribe that are listed, or determined to be eligible for listing, in the national or state register of historical resources, or listed in a local register of historic resources; or (2) resources that the lead agency determines, in its discretion, are TCRs.

The analysis in this section is based, in part, on the following: the Cultural Resources Technical Report prepared for the Proposed Project by Dudek, included as Appendix E of this PEIR; the (non-confidential) Native American Heritage Commission (NAHC) Sacred Land Files Results and Assembly Bill (AB) 52 and Senate Bill (SB) 18 Notification Letters, included as Appendix I-1 of this Draft PEIR; and Confidential Tribal Communications Records (on file with the City and available for review by eligible individuals), included as Appendix I-2 of this Draft PEIR.

4.16.1 Existing Conditions

4.16.1.1 Environmental Setting
Tribal Cultural Context
The Kumeyaay have roots that extend thousands of years in what is now San Diego County, including the APE. The precontact cultural sequences are locally characterized by the material culture recovered during archaeological investigations as early as the 1920s and through early accounts of Native American life in the San Diego County region, recorded as a means to salvage scientific knowledge of native lifeways. Visceral information of Native American lifeways, however, comes from the Kumeyaay themselves in the form of stories and songs passed down through the generations, in their own words. According to ethnographies based on interviews with local tribal elders, there are hundreds of words that describe a given landform, showing a close connection with nature. There are also stories associated with the land.

Paleoindian (Pre-5500 BC)
Evidence for Paleoindian occupation in coastal Southern California is tenuous, especially considering the fact that the oldest dated archaeological assemblages look nothing like the Paleoindian artifacts from the Great Basin. One of the earliest dated archaeological assemblages in coastal Southern California (excluding the Channel Islands) derives from P-37-004669 (CA-SDI-4669), in La Jolla. A human burial from P-37-004669 was radiocarbon dated to 9,590–9,920 years before present (approximately 95% probability) (Hector 2007). The burial is part of a larger site complex that contained more than 29 human burials associated with an assemblage that fits the Archaic profile (i.e., large amounts of ground stone, battered cobbles, and expedient flake tools). In contrast, typical Paleoindian assemblages include large stemmed projectile points, high proportions of formal lithic tools, bifacial lithic reduction strategies, and relatively small proportions of ground stone tools. Prime examples of this pattern are sites that were studied by Emma Lou Davis (1978) on China Lake Naval Air Weapons Station near Ridgecrest, California. These sites contained fluted and unfluted stemmed points and large numbers of formal flake tools (e.g., shaped scrapers, blades). Other typical Paleoindian sites include the Komodo site (CA-MNO-679)—a multi-component fluted point site—and CA-MNO-680—a single component Great Basin stemmed point site (Basgall et al. 2002). At CA-MNO-679 and CA-MNO-680, ground stone tools were rare while finely made projectile points were common.

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Turning back to coastal Southern California, the fact that some of the earliest dated assemblages are dominated by processing tools runs counter to traditional notions of mobile hunter–gatherers traversing the landscape for highly valued prey. Evidence for the latter—that is, typical Paleoindian assemblages—may have been located along the coastal margin at one time, prior to glacial desiccation and a rapid rise in sea level during the early Holocene (pre-7500 BP) that submerged as much as 1.8 kilometers of the San Diego coastline. If this were true, however, it would also be expected that such sites would be located on older landforms near the current coastline. Some sites, such as P-37-000210 (CA-SDI-210) along Agua Hedionda Lagoon, contained stemmed points similar in form to Silver Lake and Lake Mojave projectile points (pre-8000 BP) that are commonly found at sites in California’s high desert (Basgall and Hall 1990). P-37-000210 yielded one corrected radiocarbon date of 9520–8520 BP (Warren et al. 2004). However, sites of this nature are extremely rare and cannot be separated from large numbers of milling tools that intermingle with old projectile point forms.

Warren et al. (2004) claimed that a biface manufacturing tradition present at the Harris site complex P-37-000149 (CA-SDI-149) is representative of typical Paleoindian occupation in the San Diego County region that possibly dates between 10,365 and 8200 BC (Warren et al. 2004: 26). Termed San Dieguito (Rogers 1945), assemblages at the Harris site are qualitatively distinct from most others in the San Diego County region because the site has large numbers of finely made bifaces (including projectile points), formal flake tools, a biface reduction trajectory, and relatively small amounts of processing tools (Warren 1964, 1968). Despite the unique assemblage composition, the definition of San Dieguito as a separate cultural tradition is hotly debated. Gallegos (1987) suggested that the San Dieguito pattern is simply an inland manifestation of a broader economic pattern. Gallegos’ interpretation of San Dieguito has been widely accepted in recent years, in part because of the difficulty in distinguishing San Dieguito components from other assemblage constituents. In other words, it is easier to ignore San Dieguito as a distinct socioeconomic pattern than it is to draw it out of mixed assemblages.

The large number of finished bifaces (i.e., projectile points and non-projectile blades), along with large numbers of formal flake tools at the Harris site complex, is very different than nearly all other assemblages throughout the San Diego County region, regardless of age. Warren et al. (2004) made this point, tabulating basic assemblage constituents for key early Holocene sites. Producing finely made bifaces and formal flake tools implies that relatively large amounts of time were spent for tool manufacture. Such a strategy contrasts with the expedient flake-based tools and cobble-core reduction strategy that typifies non-San Dieguito Archaic sites. It can be inferred from the uniquely high degree of San Dieguito assemblage formality that the Harris site complex represents a distinct economic strategy from non-San Dieguito assemblages.

If San Dieguito truly represents a distinct socioeconomic strategy from the non-San Dieguito Archaic processing regime, its rarity implies that it was not only short-lived, but that it was not as economically successful as the Archaic strategy. Such a conclusion would fit with other trends in Southern California deserts, wherein hunting-related tools are replaced by processing tools during the early Holocene (Basgall and Hall 1993).

Archaic (8000 BC–AD 500)
The more than 1,500-year overlap between the presumed age of Paleoindian occupations and the Archaic Period highlights the difficulty in defining a cultural chronology in the San Diego County region. If San Dieguito is the only recognized Paleoindian component in the San Diego County region, then the dominance of hunting tools implies that it derives from Great Basin adaptive strategies and is not necessarily a local adaptation. Warren et al. (2004) admitted as much, citing strong desert connections with San Dieguito. Thus, the Archaic pattern is the earliest local socioeconomic adaptation in the San Diego County region (Hale 2001, 2009).

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The Archaic pattern is relatively easy to define with assemblages that consist primarily of processing tools: milling stones, hand stones, battered cobbles, heavy crude scrapers, incipient flake-based tools, and cobble-core reduction. These assemblages occur in all environments across the San Diego County region, with little variability in tool composition. Low assemblage variability over time and space among Archaic sites has been equated with cultural conservatism (Byrd and Reddy 2002; Warren 1968; Warren et al. 2004). Despite enormous amounts of archaeological work at Archaic sites, little change in assemblage composition occurs until the bow and arrow is adopted at around AD 500, as well as ceramics at approximately the same time (Griset 1996; Hale 2009). Even then, assemblage formality remains low. After the bow is adopted, small arrow points appear in large quantities and already low amounts of formal flake tools are replaced by increasing amounts of expedient flake tools. Similarly, shaped milling stones and hand stones decrease in proportion relative to expedient, unshaped ground stone tools (Hale 2009). Thus, the terminus of the Archaic Period is equally as hard to define as its beginning because basic assemblage constituents and patterns of manufacturing investment remain stable, complemented only by the addition of the bow and ceramics.

Late Prehistoric (AD 500–1769)
The period of time following the Archaic and prior to Ethnohistoric times (AD 1769) is commonly referred to as the Late Prehistoric (Rogers 1945; Wallace 1955; Warren et al. 2004). However, several other subdivisions continue to be used to describe various shifts in assemblage composition, including the addition of ceramics and cremation practices. In northern San Diego County, the post-AD 1450 period is called the San Luis Rey Complex (True 1980).

Rogers (1929) also subdivided the last 1,000 years into the Yuman II and III cultures, based on the distribution of ceramics. Despite these regional complexes, each is defined by the addition of arrow points and ceramics and the widespread use of bedrock mortars. Vagaries in the appearance of the bow and arrow and ceramics make the temporal resolution of the San Luis Rey Complex difficult. For this reason, the term Late Prehistoric is well-suited to describe the last 1,500 years of prehistory in the San Diego region.

Temporal trends in socioeconomic adaptations during the Late Prehistoric Period are poorly understood. This is partly due to the fact that the fundamental Late Prehistoric assemblage is very similar to the Archaic pattern but includes arrow points and large quantities of fine debitage from producing arrow points, ceramics, and cremations.

The appearance of mortars and pestles is difficult to place in time because most mortars are on bedrock surfaces; bowl mortars are actually rare in the San Diego County region. Some argue that the Ethnohistoric intensive acorn economy extends as far back as AD 500 (Bean and Shipek 1978). However, there is no substantial evidence that reliance on acorns, and the accompanying use of mortars and pestles, occurred prior to AD 1400. True (1980) argued that acorn processing and ceramic use in the northern San Diego region did not occur until the San Luis Rey pattern emerged after approximately AD 1450.

Ethnohistoric (Post-AD 1769)
The history of the Native American communities prior to the mid-1700s has largely been reconstructed through later mission-period and early ethnographic accounts. The first records of the Native American inhabitants of the San Diego region come predominantly from European merchants, missionaries, military personnel, and explorers.

These brief, and generally peripheral, accounts were prepared with the intent of furthering respective colonial and economic aims and were combined with observations of the landscape. They were not intended to be unbiased accounts regarding the cultural structures and community practices of the newly encountered cultural groups. The establishment of the missions in the San Diego region brought more extensive documentation of Native American communities, though these groups did not become the focus of formal and in-depth ethnographic study until the early twentieth century (Boscana 1846; Fages 1937; Geiger and Meighan 1976; Harrington 1934; Laylander

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2000). The principal intent of these researchers was to record the precontact, culturally specific practices, ideologies, and languages that had survived the destabilizing effects of missionization and colonialism. This research, often understood as “salvage ethnography,” was driven by the understanding that traditional knowledge was being lost due to the impacts of modernization and cultural assimilation. Alfred Kroeber applied his “memory culture” approach (Lightfoot 2005: 32) by recording languages and oral histories within the San Diego region.

Kroeber’s 1925 assessment of the impacts of Spanish missionization on local Native American populations supported Kumeyaay traditional cultural continuity (Kroeber 1925: 711):

San Diego was the first mission founded in upper California; but the geographical limits of its influence were the narrowest of any, and its effects on the natives comparatively light. There seem to be two reasons for this: first, the stubbornly resisting temper of the natives; and second, a failure of the rigorous concentration policy enforced elsewhere.

In some ways this interpretation led to the belief that many California Native American groups simply escaped the harmful effects of contact and colonization all together. This, of course, is untrue. Ethnographic research by Dubois, Kroeber, Harrington, Spier, and others during the early twentieth century seemed to indicate that traditional cultural practices and beliefs survived among local Native American communities. These accounts supported, and were supported by, previous governmental decisions that made San Diego County the location of more federally recognized tribes than anywhere else in the United States: 18 tribes on 18 reservations that cover more than 116,000 acres (CSP 2009).

The traditional cultural boundaries between the Luiseño and Kumeyaay Native American tribal groups have been well defined by anthropologist Florence C. Shipek (1993 summarized by County of San Diego 2007: 6):

In 1769, the Kumeyaay national territory started at the coast about 100 miles south of the Mexican border (below Santo Tomas), thence north to the coast at the drainage divide south of the San Luis Rey River including its tributaries. Using the U.S. Geological Survey topographic maps, the boundary with the Luiseño then follows that divide inland. The boundary continues on the divide separating Valley Center from Escondido and then up along Bear Ridge to the 2240 contour line and then north across the divide between Valley Center and Woods Valley up to the 1880-foot peak, then curving around east along the divide above Woods Valley.

Based on ethnographic information, it is believed that at least 88 different languages were spoken from Baja California Sur to the southern Oregon state border at the time of Spanish contact (Johnson and Lorenz 2006: 34).

The distribution of recorded Native American languages has been dispersed as a geographic mosaic across California through six primary language families (Golla 2007: 71). The Native American inhabitants of the region spoke using either the Ipai or Tipai language subgroups of the Yuman language group. Ipai and Tipai are spoken respectively by the northern and southern Kumeyaay communities, with the San Diego River acting as the boundary between the two. As Ipai and Tipai are mutually intelligible, they are often treated as dialects of a larger Kumeyaay tribal group rather than as distinctive languages, though this has been debated (Luomala 1978; Laylander 2010).

Victor Golla has contended that one can interpret the amount of variability within specific language groups as being associated with the relative “time depth” of the speaking populations (Golla 2007: 80). A large amount of variation within the language of a group represents a greater time depth than a group’s language with less internal diversity. One method that Golla has employed is by drawing comparisons with historically documented changes in Germanic and Romantic language groups. Golla has observed that the “absolute chronology of the internal diversification within a language family” can be correlated with archaeological dates (2007: 71). This type of interpretation is modeled on concepts of genetic drift and gene flows that are associated with migration and population isolation in the biological sciences.

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Golla suggested that there are two language families associated with Native American groups who traditionally lived throughout the San Diego County region. The northern San Diego tribes have traditionally spoken Takic languages that may be assigned to the larger Uto–Aztecan family (Golla 2007: 74). These groups include the Luiseño, Cupeño, and Cahuilla. Golla has interpreted the amount of internal diversity within these language-speaking communities to reflect a time depth of approximately 2,000 years. Other researchers have contended that Takic may have diverged from Uto–Aztecan circa 2600 BC–AD 1, which was later followed by the diversification within the Takic-speaking San Diego tribes, occurring approximately 1500 BC–AD 1000 (Laylander 2010). The majority of Native American tribal groups in the southern San Diego region have traditionally spoken Yuman languages, a subgroup of the Hokan Phylum. Golla has suggested that the time depth of Hokan is approximately 8,000 years (Golla 2007: 74). The Kumeyaay tribal communities share a common language group with the Cocopah, Quechan, Maricopa, Mojave, and others to east, and the Kiliwa to the south. The time depth for both the Ipai (north of the San Diego River, from Escondido to Lake Henshaw) and the Tipai (south of the San Diego River, from the Laguna Mountains through Ensenada) is approximated to be 2,000 years at the most. Laylander has contended that previous research indicates a divergence between Ipai and Tipai to have occurred approximately AD 600–1200 (Laylander 1985).

Despite the distinct linguistic differences between the Takic-speaking tribes to the north, the Ipai-speaking communities in central San Diego, and the Tipai southern Kumeyaay, attempts to illustrate the distinctions between these groups based solely on cultural material alone have had only limited success (Pigniolo 2004; True 1966).

The Kumeyaay generally lived in smaller family subgroups that would inhabit two or more locations over the course of the year. While less common, there is sufficient evidence that there were also permanently occupied villages and that some members may have remained at these locations throughout the year (Owen 1965; Shipek 1982, 1985; Spier 1923). Each autonomous triblet was internally socially stratified, commonly including higher-status individuals such as a tribal head (Kwaaypay), shaman (Kuseyaay), and general members with various responsibilities and skills (Shipek 1982).

Higher-status individuals tended to have greater rights to land resources, and owned more goods, such as shell money and beads, decorative items, and clothing. To some degree, titles were passed along family lines; however, tangible goods were generally ceremonially burned or destroyed following the deaths of their owners (Luomala 1978). Remains were cremated over a pyre and then relocated to a cremation ceramic vessel that was placed in a removed or hidden location. A broken metate was commonly placed at the location of the cremated remains, with the intent of providing aid and further use after death. At maturity, tribal members often left to other bands in order to find a partner. The families formed networks of communication and exchange around such partnerships.

Areas or regions, identified by known physical landmarks, could be recognized as band-specific territories that might be violently defended against use by other members of the Kumeyaay. Other areas or resources, such as water sources and other locations that were rich in natural resources, were generally understood as communal land to be shared amongst all the Kumeyaay (Loumala 1978). The coastal Kumeyaay exchanged a number of local goods, such as seafood, coastal plants, and various types of shell for items including acorns, agave, mesquite beans, gourds, and other more interior plants of use (Luomala 1978). Shellfish would have been procured from three primary environments, including the sandy open coast, bay and lagoon, and rocky open coast. The availability of these marine resources changed with the rising sea levels, siltation of lagoon and bay environments, changing climatic conditions, and intensity of use by humans and animals (Gallegos and Kyle 1988; Pigniolo 2005; Warren and Pavesic 1963). Shellfish from sandy environments included Donax, Saxidomas, Tivela, and others. Rocky coast shellfish dietary contributions consisted of Pseudochama, Megastraea, Saxidomus, Protothaca, Megathura, and others. Lastly, the bay environment would have provided Argopecten, Chione, Ostrea, Neverita, Macoma, Tagelus, and others. While marine resources were obviously consumed, terrestrial animals and other resources likely provided a large portion of sustenance. Game animals consisted of rabbits, hares (Leporidae), birds, ground squirrels, woodrats (Neotoma), deer, bears, mountain lions (Puma concolor), bobcats (Lynx rufus), coyotes (Canus latrans), and others. In lesser numbers, reptiles and amphibians may have been consumed.

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A number of local plants were used for food and medicine. These were exploited seasonally and were both traded between regional groups and gathered as a single triblet moved between habitation areas. Some of the more common of these that might have been procured locally or as higher elevation varieties would have included California buckwheat (Eriogonum fasciculatum), Agave, Yucca, lemonade berry (Rhus integrifolia), sugar brush (Rhus ovata), California sagebrush (Artemisia californica), yerba santa (Eriodictyon), sage (Salvia), Ephedra, prickly pear (Opuntia), mulefat (Baccharis salicifolia), chamise (Adenostoma fasciculatum), elderberry (Sambucus nigra), oak (Quercus), willow (Salix), and Juncus grass among many others (Wilken 2012).

Historic Period (post-AD 1542)
Francisco Ulloa, exploring the Pacific coast under orders from Hernán Cortes, is reported to have stopped at the San Luis Rey River in 1540, marking the first contact between Europeans and the Luiseño, although the accuracy of his exploration is disputed (Garrahy and Weber 1971). Juan Rodriguez Cabrillo, who is widely considered the first European to explore Alta California, sailed the coast through Luiseño territory in 1542 but is not reported to have landed. Epidemic diseases may also have been introduced into the region at an early date, either by direct contacts with the infrequent European visitors or through waves of diffusion emanating from native peoples farther to the east or south (Preston 2002). It is possible, but as yet unproven, that the precipitous demographic decline of native peoples had already begun prior to the arrival of Gaspar de Portolá and Junípero Serra in 1769.

In 1798, Mission San Luis Rey, named for the King of France, was established 4 miles up along the San Luis Rey River. At its height, San Luis Rey became one of the most populous and successful of the missions. In 1824, it had a Native American neophyte population of 3,000, and the extensive mission lands supported 1,500 horses, 2,800 sheep, and 22,000 cattle (Pourade 1961: 139). Under Spanish control, the missions set out to convert local populations to Christianity and to expand the influence of the Spanish empire. To support intensified missionization, asistencias (sub-missions) and ranchos were established throughout the territory in the vicinity of Native American villages. Eighteen years after the establishment of Mission San Luis Rey, the mission asistencia of Pala was established 20 miles upriver.

Throughout this period, the Spanish established multiple missions and allowed only baptized Native Americans to legally own property. These disturbances to Native American communities only increased through Mexican Independence in 1821 and the succeeding secularization of the missions. Following the establishment of the Mexican republic, the government seized many of the lands belonging to Native Americans, providing them as parts of larger Land Grants to affluent Mexican citizens and rancheros. In 1835, the missions took on the role of parish churches (Carrico 2008: 41). While some rancherias and pueblos such as Las Flores (Uchme), San Pasqual, and San Dieguito remained under the control of their native inhabitants following secularization, over the succeeding four and a half decades, these were eventually lost to Mexican and Anglo-American owners as well.

Mexico’s separation from the Spanish empire in 1821 and the secularization of the California missions in the 1830s caused further disruptions to native populations. The 1833 Secularization Act passed by the Mexican Congress ordered half of all mission lands to be transferred to the Native Americans, and the other half to remain in trust and managed by an appointed administrator. These orders were never implemented due to several factors that conspired to prevent the Native Americans from regaining their patrimony. By 1835, the missions, including Mission San Luis Rey, were secularized. Mission San Luis Rey lands were parceled into six ranchos: Santa Margarita, Las Flores, Buena Vista, Agua Hedionda, Monserrate, and Guajome. The remaining lands of San Luis Rey were sold in 1846 to José Cota and José A. Pico by Pío Pico, Governor of California, and the Luiseño converts who had lived around the mission were removed to nearby Pala. Some former mission neophytes were absorbed into the work forces on the ranchos, while others drifted toward the urban centers at San Diego and Los Angeles or moved to the

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eastern portions of the county where they were able to join still largely autonomous native communities. United States conquest and annexation, together with the gold rush in Northern California, brought many additional outsiders into the region. Development during the following decades was fitful, undergoing cycles of boom and bust.

With rising populations in the nineteenth century throughout the Southern California region, there were increased demands for important commodities, including agricultural goods. Land grants issued within the Valley Center area (1841–1848) included the ranchos of Pauma, Rincon del Diablo, Cuca or El Potrero, and Guejito. Other land grants in the surrounding area included Bernardo, San Marcos, Buena Vista, and Monserrate. Of these, Rancho Guejito is the last to remain intact.

In 1851, a group of Cahuilla and Cupeño Native Americans attacked American settlers in Warner’s Hot Spring, hoping to unite tribes and drive out the Americans (Bibb 1991). Led by Pablo Apis, the Luiseño of Temecula went to Mission San Luis Rey and remained out of the conflict (Bibb 1991). In 1852, the Treaty of Temecula (Treaty of Peace and Friendship) was signed, providing certain lands, horses, cattle, and other supplies to the Luiseño, Cahuilla, and Serrano in exchange for government control of the rest of their lands (Bibb 1991; Van Horn 1974).

This treaty, and 17 others in California, was rejected by the U.S. Senate later that year.

California was officially ceded to the United States in 1848, which led to the continued appropriation of Native American lands by ranchers, prospectors, and an increasing number of settlers. The U.S. government did little to dissuade these trespasses. From 1850, with the passage of California’s Indian Act, until legislative reforms in the late 1880s, state laws promoted conditions that amounted to indentured servitude for much of the Native American population in San Diego (Carrico 2008: 56). These laws supported overt racism and inequitable treatment.

4.16.1.2 Records Search
For the purpose of cultural record search, the Project parcels, comprising approximately 254.8 acres within Santee in eastern San Diego County, are defined as the Project area of potential effects (APE). The goal of the cultural resources technical report is to identify potential cultural resource constraints for the Project by analyzing the cultural resource sensitivity throughout the APE. This report meets the format and content guidelines for the City.

The search of the South Coastal Information Center records identified four archaeological resources within the APE. The prehistoric sites intersecting the APE include bedrock milling stations (P-37-026520 and P-37-026521), a quarry and artifact scatter (CA-SDI-005030), and a multicomponent site consisting of bedrock milling and remnants of a historic period school (CA-SDI-22955). Site CA-SDI-22955 intersecting the APE has been previously evaluated and recommended not eligible for listing on the California Register of Historical Resources, National Register of Historic Places, or significant under CEQA, and the remaining resources intersecting the APE have not been evaluated.

The results of the NAHC SLF search for the Project and surrounding area are positive; however, the NAHC did not provide details on what the resource(s) are or where they are located. Letters were sent to all tribes included on the NAHC list notifying them of the Project and inquiring whether the tribal representatives have any knowledge of cultural resources or places that may be impacted by the Project.

Dudek has analyzed the Proposed Project and reviewed the cultural sensitivity of the APE to identify areas with increased potential to impact cultural resources during future project implementation. Since much of the APE has undergone extensive earth-moving disturbances and consists largely of artificial fill or engineered earth, much of the APE is considered to have a Low Archaeological Sensitivity (Confidential Figure 3 in Confidential Appendix B of

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Appendix E). Future developments under the Project located within Low Archaeological Sensitivity areas will have a low potential to impact archaeological resources. Assessment of impacts to Tribal Cultural Resources requires consultation between the City and regionally affiliated tribal representatives.

Ground-disturbing activities within or adjacent to previously identified cultural resources have a heightened potential of impacting cultural resources. Similarly, lightly developed areas of the APE have a heightened potential for undisturbed cultural resources, especially near water sources (i.e., San Diego River). As such, future projects implemented under the Project within these Moderate Archaeological Sensitivity areas may impact buried significant cultural resources.

Cultural resource inventories will be required prior to implementation of future projects within the Project APE.

Dudek recommends that part of those inventories include a qualified archaeologist’s review of the Cultural Sensitivity Map (Confidential Figure 3 in Confidential Appendix B of Appendix E). In addition to Project-specific measures to mitigate potential impacts to cultural resources, Dudek recommends cultural resources monitoring of any project implemented under the Project involving excavations within Moderate Archaeological Sensitivity areas.

Records Search
An examination of existing cultural resource maps, records, and reports was conducted by Dudek to determine the cultural sensitivity of the APE. Dudek conducted a records search at the South Coastal Information Center (SCIC) at San Diego State University on October 8, 2025. The search encompassed the entire APE and a 0.25-mile buffer (Confidential Appendix A of Appendix E). The purpose of the records search is to identify any previously recorded resources that may be located within the APE and to identify previous studies in the vicinity. In addition to a review of previously prepared site records and reports, the records search also reviewed historical maps of the APE, ethnographies, the NRHP, the CRHR, the California Historic Property Data File, and the lists of California State Historical Landmarks, California Points of Historical Interest, and Archaeological Determinations of Eligibility.

Aerial Photograph Analysis
Dudek conducted an examination of the APE on historical aerial photographs and satellite images. This analysis showed the current level of development and enabled a review of the development history of the APE. The level of development contributes to the cultural sensitivity of the APE. Areas that are undeveloped or located near water resources are considered to be culturally sensitive. Completely developed areas do not have cultural resources on the surface; however, there may be cultural resource deposits below the surface. Dudek consulted historical aerial photographs from Historicaerials.com to determine the level of development before and after the recordation of the resource. In some cases, these aerial maps show that the resource has been completely destroyed or overlain by developments.

Dudek analyzed cultural resources records search data obtained from SCIC, historical aerial photographs, and land features and waterways to identify known cultural resources and determine the probability of encountering buried cultural deposits throughout the APE. This analysis was used to inform the Cultural Sensitivity Map (Confidential Figure 3 in Confidential Appendix B of Appendix E).

Native American Heritage Commission Search and Tribal Consultation Dudek requested an NAHC search of their SLF on July 7, 2025, for the APE. The SLF consists of a database of known Native American resources. These resources may not be included in the SCIC database. The City also sent out notifications as part of the AB 52 and SB 18 consultation process. Consultation letters were sent by the City to

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the tribes listed in Table 4.16-1, AB 52 Native American Tribal Outreach Results, below, on September 19, 2025.

This outreach is to gain tribal perspective and inform the Project with cultural resources knowledge passed down generationally with local Native American communities. TCRs encompass a broad and diverse range of elements that reflect the heritage, identity, and lifeways of Native American Tribes. The significance of TCRs is derived from the Tribe's history, language, beliefs, and practices—often passed down through generations and understood through oral tradition and experiential knowledge. This significance may not be apparent or accessible through conventional archaeological or historical methods.

Table 4.16-1. AB 52 Native American Tribal Outreach Results Native American Tribal Representatives Consultation Record Art Bunce (Attorney), Barona Group of the Capitan
Grande
No response received to date.

Marcus Cuero (Chairperson), Ben Dyche (Vice
Chairperson), Daniel Tsosie (THPO), Campo Bando
of Diegueno Mission Indians
No response received to date.

Eduardo Mercado (Principle, Grey Wolf
Monitoring); Ewiiaapaay Band of Kumeyaay
Indians
No response received to date.

Clint Linton (Director of Cultural Resources; Iipay
Nation of Santa Ysabel
No response received to date.

Rebecca Osuna (Chairperson); Inaja-Cosmit Band
of Mission Indians
No response received to date.

Erica Pinto (Chairperson), Lisa Cumper (Tribal
Historic Preservation Officer); Jamul Indian Village
No response received to date.

Eric La Chappa (Chairman); La Posta Band of
Diegueno Mission Indians
No response received to date.

Angela Elliot Santos (Chairperson); Manzanita
Band of Kumeyaay Nation
No response received to date.

Michael Linton (Chairperson); Mesa Grande Band
od Diegueno Mission Indians
No response received to date.

Allen Lawson (Chairperson); San Pasqual Band of
Diegueno Mission Indians
No response received to date.

Bernice Paipa (Cultural Resource Specialist), Cody
Martinez (Chairman); Sycuan Band of the
Kumeyaay Nation
No response received to date.

Ray Teran (Resource Management Director),
Ernest Pingleton (THPO); Viejas Band of
Kumeyaay Indians
Consultation was requested by Viejas Band of Kumeyaay
Indians on September 23, 2025. The City continued to
follow up and received a voicemail from Ray Teran,
Resource Management Director on February 20, 2026,
which stated that as long as there is no direct ground
disturbance proposed, the Viejas Band of Kumeyaay
Indians no longer wished to consult on the Proposed
Project.

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4.16.2 Relevant Plans, Policies, and Ordinances
State
California Register of Historical Resources (California Public Resources Code Section 5020 et seq.)
In California, the term “cultural resource” includes but is not limited to “any object, building, structure, site, area, place, record, or manuscript which is historically or archaeologically significant, or is significant in the architectural, engineering, scientific, economic, agricultural, educational, social, political, military, or cultural annals of California” (PRC Section 5020.1[j]). In 1992, the California legislature established the California Register of Historical Resources (CRHR) “to be used by state and local agencies, private groups, and citizens to identify the state’s cultural resources and to indicate what properties are to be protected, to the extent prudent and feasible, from substantial adverse change” (PRC Section 5024.1[a]). A resource is eligible for listing in the CRHR if the State Cultural Resources Commission determines that it is a significant resource and that it meets any of the following National Register of Historic Places (NRHP) criteria (PRC Section 5024.1[c]):

1. Associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage

2. Associated with the lives of persons important in our past

3. Embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual, or possesses high artistic values

4. Has yielded, or may be likely to yield, information important in prehistory or history Resources less than 50 years old are not considered for listing in the CRHR but may be considered if it can be demonstrated that sufficient time has passed to understand the historical importance of the resource (see 14 CCR, Section 4852[d][2]).

The CRHR protects cultural resources by requiring evaluations of the significance of prehistoric and historic resources. The criteria for the CRHR are nearly identical to those for the NRHP, and properties listed or formally designated as eligible for listing on the NRHP are automatically listed on the CRHR, as are the state landmarks and points of interest. The CRHR also includes properties designated under local ordinances or identified through local cultural resource surveys. The State Historic Preservation Officer (SHPO) maintains the CRHR.

Native American Historic Cultural Sites (California Public Resources Code Section 5097 et seq.) The Native American Historic Resources Protection Act (PRC Section 5097, et seq.) addresses the disposition of Native American burials in archaeological sites and protects such remains from disturbance, vandalism, or inadvertent destruction; establishes procedures to be implemented if Native American skeletal remains are discovered during construction of a project; and establishes the NAHC to resolve disputes regarding the disposition of such remains. In addition, the Native American Historic Resources Protection Act makes it a misdemeanor punishable by up to 1 year in jail to deface or destroy an Indian historic or cultural site that is listed or may be eligible for listing in the CRHR.

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California Native American Graves Protection and Repatriation Act The California Native American Graves Protection and Repatriation Act (California Repatriation Act), enacted in 2001, requires all state agencies and museums that receive state funding and that have possession or control over collections of human remains or cultural items, as defined, to complete an inventory and summary of these remains and items on or before January 1, 2003, with certain exceptions. The California Repatriation Act also provides a process for the identification and repatriation of these items to the appropriate tribes.

California Health and Safety Code Section 7050.5 and Public Resources Code Section 5097.98
CEQA Guidelines Section 15064.5 assigns special importance to human remains and specifies procedures to be used when Native American remains are discovered. As described below, the procedures are detailed in California Health and Safety Code Section 7050.5 and PRC Section 5097.98.

California law protects Native American burials, skeletal remains, and associated grave goods, regardless of their antiquity, and provides for the sensitive treatment and disposition of those remains. Health and Safety Code Section 7050.5 requires that if human remains are discovered in any place other than a dedicated cemetery, no further disturbance or excavation of the site or nearby area reasonably suspected to contain human remains shall occur until the County coroner has examined the remains (California Health and Safety Code Section 7050.5[b]).

PRC Section 5097.98 also outlines the process to be followed in the event that remains are discovered. If the coroner determines or has reason to believe the remains are those of a Native American, the coroner must contact the NAHC within 24 hours (California Health and Safety Code Section 7050.5[c]). In accordance with PRC Section 5097.98(a), the NAHC will notify the Most Likely Descendant (MLD). With the permission of the landowner, the MLD may inspect the site of discovery. Within 48 hours of being granted access to the site, the MLD may recommend means of treatment or disposition, with appropriate dignity, of the human remains and associated grave goods.

California PRC Sections 21083.2(b)-(c) and CEQA Guidelines Section 15126.4: These statutes and regulations provide information regarding the mitigation framework for archaeological and historic resources, including options of preservation-in-place mitigation measures; identifies preservation-in-place as the preferred manner of mitigating impacts to significant archaeological sites.

Assembly Bill 52
In 2014, CEQA was amended through Assembly Bill (AB) 52 to apply to “tribal culture resources” (TCR) as well.

Specifically, California PRC Section 21074 provides guidance for defining tribal cultural resources as either of the following:

1. Sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American tribe that are either of the following: (A) Included or determined to be eligible for inclusion in the California Register of Cultural Resources. (B) Included in a local register of cultural resources as defined in subdivision (k) of Section 5020.1.

2. 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 Section 5024.1. In applying the criteria set forth in subdivision (c) of Section 5024.1 for the purposes of this paragraph, the lead agency shall consider the significance of the resource to a California Native American tribe.

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AB 52 requires that the lead agency begin consultation with a California native tribe that is traditionally and culturally affiliated with the geographic area of a proposed project within 14 days of determining that an application for the project is complete if the project may have a substantial adverse change in the significance of a TCR. The lead agency is only required to notify tribes per AB 52 if the tribe has previously requested that the lead agency send it AB 52 notifications for CEQA projects. AB 52 applies to Notices of Preparation filed on or after July 1, 2015.

It is the practice of the City to conduct all tribal consultations consistent with the government-to-government consultation specified in AB 52.

Senate Bill 18
Senate Bill (SB) 18 amended Section 65351 of the Government Code and dictates the following:

During the preparation or amendment of the general plan, the planning agency shall provide opportunities for the involvement of citizens California Native American Indian tribes, public agencies, public utility companies, and civic, education, and other community groups, through public hearings and any other means the city or county deems appropriate.

This requires that lead agencies contact California Native American tribes regionally associated with the project area as indicated by the NAHC’s Tribal Consultation List. Upon receipt of public notices, California Native American tribes have 90 days to indicate whether they desire consultation.

Local
City of Santee General Plan
Divided into nine elements, the Santee General Plan is a statement of intent by the City as to the future development of the community. This is accomplished through objectives and policies that serve as a long-term policy guide for physical, economic, and environmental growth. The Conservation Element of the Santee General Plan discusses water resources, land resources, archaeological and cultural resources, biological resources, and open space.

Section 4.3 of the Conservation Element discusses archaeological, cultural, and historic resources known to be within Santee. The goal of the Conservation Element is to conserve open space, natural, and cultural resources.

The following objective and policies contained in the Conservation Element of the Santee General Plan are relevant to the analysis found in this section (City of Santee 2003):

Objective 8.0. Preserve significant cultural resources.

Policy 8.1. The City shall require either the preservation of significant historic or prehistoric sites, or the professional retrieval of artifacts prior to the development of a site, consistent with the provisions of the California Environmental Quality Act. Preservation may include various measures including avoidance, preservation in place, incorporation into open space, or covering or capping. The type of preservation would depend upon the nature and significance of the archaeological resource and the practical requirements of the proposed land use.

Policy 8.2. The City should require curation of any recovered artifacts as a condition of any cultural resources mitigation program.

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4.16.3 Environmental Impacts

4.16.3.1 Methodology
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, which would allow for additional 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 Project parcels. Instead, it assesses the impacts associated with changes to existing land uses and the associated overall effects of buildout of the Proposed Land Use Element through 2045, where reasonably foreseeable physical changes to the environment could occur.

4.16.3.2 Thresholds of Significance
The significance criteria used to evaluate the Project’s impacts to tribal cultural resources are based on CEQA Guidelines Appendix G. For the purposes of this Project, a potentially significant impact to tribal cultural resources would occur if the Proposed Project would:

1. Cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
a. Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k). b. A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1.

In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe.

4.13.3.3 Land Use Element Update Relevant Goals and Policies The Proposed Land Use Element Update does not include any goals, policies, or implementation actions that are relevant to TCRs.

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4.16.3.4 Impacts Analysis
Threshold 4.16-1: Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:

Threshold 4.16-1(a): Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code Section 5020.1(k)? Threshold 4.16-1(b): A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1? In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe.

As discussed in Section 4.4, Cultural Resources, the 2025 search of the SCIC records identified 4 resources intersecting the APE and an additional 19 resources within 0.25 miles of the APE. The prehistoric sites intersecting the APE include bedrock milling stations (P-37-026520 and P-37-026521), a quarry and artifact scatter (CA-SDI005030), and a multicomponent site consisting of bedrock milling and remnants of a historic period school (CASDI-22955). Site CA-SDI-22955 intersecting the APE has been previously evaluated and recommended not eligible for listing on the California Register of Historical Resources (CRHR) or National Register of Historic Places (NRHP) or as significant under the California Environmental Quality Act (CEQA), and the remaining resources within the APE have not been evaluated. Therefore, these resources do not meet the threshold of a TCR as defined by PRC Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of cope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is eligible for listing in the CRHR, or in a local register of historical resources as defined in PRC Section 5020.1(k). Additionally, a search of the NAHC SLF was conducted and the NAHC replied stating resources are listed in the SLF for this area but did not provide details on what the resource(s) are or where they are located in relation to the APE (Confidential Appendix E of Appendix E). Additionally, the City notified California Native American tribal representatives who are traditionally or culturally affiliated with the geographic area of the Proposed Project pursuant to AB 52 and SB 18. The Viejas Band of Kumeyaay Indians initially responded requesting consultation under AB 52 and SB 18 via email on September 23, 2025. On February 20, 2026, the Viejas Band of Kumeyaay Indians communicated that if the Proposed Project would not result in ground-disturbing activities, consultation was no longer needed. The City did not receive a response from any other Native American tribal representatives. As such, the City did not conduct consultation for the Proposed Project.

Implementation of the Proposed Project would result in changes to land use designations, which would facilitate potential future development or redevelopment. Some of the future projects that would be facilitated by the Proposed Project would involve earthwork to demolish, renovate, and construct on properties within the Project parcels. Such activities could require grading and/or construction in native soils, such as earthwork for ground preparation, construction of foundations and driveways, and installation trenching for utilities and landscaping. It is not expected that all of these activities would occur in engineered fill and/or previously disturbed soils, and this analysis anticipates that native/undisturbed soils would be impacted by future development activities. When applicable, future discretionary actions which could include reasonably foreseeable future potential development projects within the Project parcels that are subject to CEQA would be required to conduct site-specific environmental assessments, including impacts to TCRs. As part of the future project-level environmental review process for all

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discretionary projects, when required, the City will comply with all requirements of AB 52. Specifically, the City would send project notification letters to all interested California Native American tribes that are affiliated with the geographic area of those future project-specific sites. This early notification provides an opportunity for interested tribes to work with the City to help identify potential TCRs in the subject area, evaluate a project’s potential impacts to the resources, and recommend appropriate mitigation measures to protect those resources. In addition, the Proposed Project would implement Mitigation Measure (MM)-CUL-2 (refer to Section 4.4), which requires Native American monitoring during ground-disturbing activities. As such, future non-discretionary projects that would be implemented under the Proposed Project would be subject to the federal, state, and local regulations mentioned above. Required archaeological and Native American monitoring would ensure the avoidance and preservation of resources, data recovery, and repatriation or curation of artifacts. As such, with implementation of existing regulations and MM-CUL-2, potential impacts related to archaeological resources would be less than significant with mitigation incorporated.

Grading, excavation, or other ground-disturbing activities associated with all future development projects within the Proposed Project also has the potential to encounter human remains associated with Native American burials.

However, all future development projects would be subject to state and local regulations related to the discovery of human remains during ground-disturbing activities, such as California Health and Safety Code Section 7050.5, PRC Section 5097.98, and California Code of Regulations Section 15064.5(e), which outlines the procedures that must be followed when human remains are discovered. Specifically, all construction activities in the immediate vicinity of the discovery must cease, necessary steps must be taken to ensure the integrity of the immediate area, and the county coroner must be notified immediately. The coroner must determine whether the remains are Native American and if yes, the coroner must notify the NAHC within 24 hours, who would, in turn, notify the person the NAHC identifies as the MLD of the human remains. The MLD then has 48 hours to make recommendations regarding the disposition of the remains after notification from NAHC. Compliance with these regulations would ensure that all future development projects within the Proposed Project, both discretionary and ministerial, would halt construction and protect any human remains that are encountered during construction to allow the proper documentation, evaluation, and protection, and disposition of the discovery. Therefore, the Proposed Project’s potential impacts to unidentified human remains of Native American origins would be less than significant.

4.16.4 Mitigation Measures
The following mitigation measures would apply: MM-CUL-2 (refer to Section 4.4).

4.16.5 Level of Significance After Mitigation
Threshold 4.16-1 Future non-discretionary projects that would be implemented under the Proposed Project would be subject to the federal, state, and local regulations mentioned above. All applicantproposed projects requiring a grading permit, including non-discretionary projects that would not require additional CEQA analysis, are required to include archaeological and Native American monitoring during ground-disturbing activities as a condition of approval of the grading permit.

Required archaeological and Native American monitoring would ensure the avoidance and preservation of resources, data recovery, and repatriation or curation of artifacts. As such, with implementation of existing regulations and MM-CUL-2, potential impacts related to TCRs would be less than significant.

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4.17 Utilities and Service Systems
This section of the draft program environmental impact report (PEIR) describes the existing utilities conditions of the Plan Area and vicinity, 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).

4.17.1 Existing Conditions
Water
Water Supply and Conveyance
Domestic water service is provided to the Plan Area by the Padre Dam Municipal Water District (PDMWD). PDMWD’s service area is approximately 7280 square miles and is divided into two major geographic service areas: the Western Service Area and the Eastern Service Area. The Western Service Area encompasses Santee, a small portion of El Cajon, and a small portion of the unincorporated County community of Lakeside (PDMWD 2021).

The primary potable water supply source within the PDMWD’s service area is imported water from the San Diego County Water Authority (SDCWA) through three connections: the California State Water Project and the Colorado River by Metropolitan Water District of Southern California and SDCWA purchases of up to 50,000 acre-feet per year (AFY) from the Carlsbad Desalination Plant. The PDMWD’s water supplies also include recycled water and a very small amount of groundwater used to supplement the recycled system (PDMWD 2021).

Pursuant to the Urban Water Management Planning Act, PDMWD prepares an Urban Water Management Plan (UWMP) on a 5-year basis to evaluate current and projected water supplies and demands among other water planning issues. PDMWD’s UWMP includes plans for the provision of water (including drought scenarios) for its service area. The plan uses regional population, land use plans, and projections of future growth as the basis of planning for future water supply and demonstrating compliance with state water conservation goals and policies.

PDMWD comprehensively updates its UWMP on a 5-year basis to refine population projections and include all new land use patterns and development. In June 2021, PDMWD certified its 2020 UWMP, which covers the 2020-2045 planning period. The PDMWD also prepared a limited update to the 2015 Comprehensive Facilities Master Plan Update in tandem with the UWMP, which was approved in June 2022.

The PDMWD is currently updating the UWMP and a draft is anticipated to be released in 2026. The City continues to coordinate with PDWMP on the proposed land use changes to ensure they will be accounted for in the 2026 update. However, as no draft for the 2026 UWMP has been released at the time this analysis was prepared, data from the 2020 UWMP is used for this analysis.

The 2020 UWMP determined that PDMWD has sufficient water supply to meet current and projected water demands through the 2045 planning horizon during normal-, historic single-dry-, and historic multiple-dry-year periods, as shown in Table 4.17-1, Supply and Demand Comparison (Acre-Feet per Year). This table presents the supply and demand for the various drought scenarios for the projected planning periods in 5‐year increments.

Demands for dry years are shown with the effects of assumed urban demand reduction (conservation) measures that would be implemented during drought conditions. Note that supply totals do not exceed demand totals because the PDMWD will only order as much imported water from its wholesaler—the San Diego County Water Authority— that it requires to meet its demands.

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Table 4.17-1. Supply and Demand Comparison (Acre-Feet per Year) Supply and Demand 2025 2030 2035 2040 2045
Normal Year
Supply totals 13,674 14,818 15,855 16,705 17,176
Demand totals 13,674 14,818 15,855 16,705 17,176
Difference 0 0 0 0 0
Single-Dry Year
Supply totals 14,586 15,751 16,819 17,685 18,148
Demand totals 14,586 15,751 16,819 17,685 18,148
Difference 0 0 0 0 0
Multiple Dry Years Supply and Demand Comparison
First Year Supply totals 14,586 15,751 16,819 17,685 18,148 Demand
totals
14,586 15,751 16,819 17,685 18,148
Difference 0 0 0 0 0
Second
Year
Supply totals 14,732 15,909 16,987 17,862 18,329
Demand
totals
14,732 15,909 16,987 17,862 18,329
Difference 0 0 0 0 0
Third
Year
Supply totals 14,879 16,068 17,157 18,040 18,513
Demand
totals
14,879 16,068 17,157 18,040 18,513
Difference 0 0 0 0 0
Fourth
Year
Supply totals 15,028 16,228 17,329 18,221 18,698
Demand
totals
15,028 16,228 17,329 18,221 18,698
Difference 0 0 0 0 0
Fifth Year Supply totals 15,178 16,391 17,502 18,403 18,885 Demand
totals
15,178 16,391 17,502 18,403 18,885
Difference 0 0 0 0 0
Source: PDMWD 2021 (Table 7-3, 7-4, and 7-5).

Wastewater Treatment and Conveyance
PDMWD provides wastewater collection and treatment services to the City. The PDMWD Sewer System Management Plan (SSMP) is updated every 6 years and was last updated in July 2025. The SSMP describes the PDMWD’s sewer collection, conveyance, and treatment system. The PDMWD provides wastewater collection services through more than 15,700 connections to a population of approximately 72,822 (based on 2023 San Diego Association of Governments [SANDAG] estimates)17,301 sewer connections, including Santee, parts of El Cajon, and parts of the County of San Diego (PDMWD 2025). The wastewater collection system includes 175 miles of gravity sewer main and approximately 4.6 miles of pressure sewer mains (force mains). The PDMWD’s service area is comprised of approximately 90% residential customers with the balance of the users mainly commercial

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customers. In addition, the PDMWD operates four wastewater lift stations and one primary wastewater pumping station (PDMWD 2025).

In general, the wastewater collection system drains from the east to the west. Four diversion structures exist between the PDMWD’s wastewater collection system and the County’s Lakeside Interceptor, which allows the PDMWD to pass flow into the County’s Lakeside Interceptor and ultimately to the City of San Diego Metro Mission Gorge Interceptor system. Wastewater that is not diverted at the diversion structures ultimately converges upon the PDMWD’s Influent Pump Station (IPS) located at the PDMWD’s operation yard, located at 9120 Carlton Oaks Drive in central Santee. The IPS is set up to pump 2 million gallons per day (mgd) of flow to the PDMWD’s Ray Stoyer Water Reclamation Facility (WRF). The remaining flow, approximately 1.67 mgd, is directed to the City of San Diego Metro Mission Gorge Interceptor system, where it ultimately receives advanced primary treatment at the Point Loma Wastewater Treatment Plant. Therefore, the average daily wastewater flow for the PDMWD service area is 3.67 mgd. Of the 2 mgd sent to the Ray Stoyer WRF, 1 mgd is utilized at the Santee Lakes Recreation Preserve and 1 mgd is distributed through the recycled water system to customers for irrigation and commercial uses (PDMWD 2025).

Through the future East County Advanced Water Purification ( East County AWP) Program, the District will generate potable reuse water for local surface water augmentation. The East County AWP is owned by the East County AEP Joint Powers Authority which is comprised of PDMWD, County of San Diego, and City of El Cajon. The East County AWP Program is intended to deliver highly purified water to Lake Jennings, a reservoir owned and operated by the Helix Water District. As part of this program, the District will no longer operate Ray Storer WRF (PDMWD 2021). The Ray Storer WRF is scheduled to go offlinewas decommissioned in October 2025, and the new East County AWP WRF will have a capacity of 16 mgd and is scheduled to go online in late 2026fiscal year 2027. Between the closure of Ray Storer WRF and the opening of the new East County AWP WRF, wastewater would be diverted straight to the Mission Gorge Interceptor and the Point Loma WTP.

The District’s 2015 Comprehensive Facilities Master Plan (CFMP) and 2022 Master Plan Update (MP) provide an assessment of the capacity of the sewer system to evaluate the carrying capacity of the sewer lines against the projected peak flow from land use, population growth, and water conservation trends. The plans hydraulically analyze the sewer system comparing previously collected flow monitoring data and hydraulic modeling results against District design criteria to evaluate capacity-related project identification. Every 5 to 10 years, or as needed, District Engineering staff update the CFMP sewer capacity evaluation with the latest land use information, population growth projections, and water conservation trends, and reassess customer fees. The entire sewer collection system is evaluated using updated information, flow monitoring studies, and projections.

Solid Waste
The City’s franchise waste hauler, Waste Management, Inc., is responsible for the collection, removal, and disposal of solid waste for residential and commercial uses in the City. In addition, the hauler provides curbside recycling and yard waste collection, household hazardous waste disposal services, public education, and other services required to meet the waste management needs of the City. This includes the development of programs necessary to meet the state reduction goal established by Assembly Bill (AB) 939 (the California Integrated Waste Management Act of 1989).

Sycamore Landfill serves the Plan Area. The Sycamore Landfill is in Santee (at 8514 Mast Boulevard), is permitted to receive 5,000 tons of solid waste per day, has a maximum capacity of 147,908,000 cubic yards, and has a

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remaining disposal capacity of 99,477,838 cubic yards as of January 2024. The landfill has an approximate cease operation date of December 31, 2042 (CalRecycle 2025b).

Stormwater
The City’s drainage basins and storm drain conveyance system discharges both directly and indirectly to the San Diego River through the various creeks and channels such as Forester Creek and Sycamore Creek. These untreated discharges are then conveyed by the San Diego River westward to the Pacific Ocean, at Ocean Beach. The City establishes, maintains, and enforces adequate legal authority within its jurisdiction to control pollutant discharges into and from its storm drain system (City of Santee 2015). The City has approximately 1,400 storm drain inlets within residential areas, 114 inlets within commercially zoned areas, and 210 inlets within industrial zoned areas (City of Santee 2021).

Electricity
Electrical power for the City is provided by San Diego Gas & Electric (SDG&E). The City is currently served with electricity through both aboveground and underground transmission lines within City streets.

Natural Gas
The SDG&E provides natural gas to the San Diego region, including the City. The City is currently served with natural gas through underground gas mains within City streets.

Telecommunications Facilities
The existing telecommunication services in the vicinity of the Community Hub Overlay, Community Corridor Overlay, and APN 378-160-25-00 are supplied by various utility providers such as T-Mobile, Cox, and Verizon. The infrastructure is typically located underground in vaults and conduits and aboveground on overhead power lines with pole mounted cables and transformers. Antennas may also be mounted in towers or on roofs.

4.17.2 Relevant Plans, Policies, and Ordinances
Federal
Clean Water Act
The federal Clean Water Act (CWA) establishes the basic structure for regulating discharges of pollutants into the waters of the U.S. The CWA made it unlawful for any person to discharge any pollutant from a point source into navigable waters unless a permit was obtained under its provisions. The CWA assists in the development and implementation of waste treatment management plans and practices by requiring provisions for treatment of waste using best management practices (BMP) technology before there is any discharge of pollutants into receiving waters, as well as the confined disposal of pollution, so that it will not migrate to cause water or other environmental pollution. Additionally, CWA funds the construction of sewage treatment plants under the construction grants program.

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Resource Conservation and Recovery Act
The Resource Conservation and Recovery Act (Code of Federal Regulations, Title 40, Section 268, Subpart D), contains regulations for municipal solid waste landfills and requires states to implement their own permitting programs that include federal landfill criteria. The federal regulations address the location, operation, design, and closure of landfills, as well as groundwater monitoring requirements.

National Pollutant Discharge Elimination System Permit Program The National Pollutant Discharge Elimination System (NPDES) permit program was established in the CWA to regulate municipal and industrial discharges to surface waters of the United States. Discharge from any point source is unlawful unless the discharge is in compliance with an NPDES permit. The federal NPDES permit regulations have been established for broad categories of discharges, including point-source municipal waste discharges and nonpoint-source stormwater runoff. NPDES permits generally identify effluent and receiving water limits on allowable concentrations and/or mass emissions of pollutants contained in the discharge; prohibitions on discharges not specifically allowed under the permit; and provisions that describe required actions by the discharger, including industrial pretreatment, pollution prevention, self-monitoring, and other activities.

State
Urban Water Management Planning Act
In 1983, State AB 797 modified the CWC Division 6 by creating the UWMPA. Several amendments to the original UWMPA, which were introduced since 1983, have increased the data requirements and planning elements to be included in the UWMPs. Initial amendments to the UWMPA required that total projected water use be compared to water supply sources over the next 20 years, in 5-year increments. DWR guidelines also suggest projecting through a 25-year planning horizon to maintain a 20-year timeframe until the next UWMP update has been completed. Other amendments require that UWMPs include provisions for recycled water use, demand management measures (DMMs), and a WSCP. The UWMPA requires a WSCP that meets the specifications set forth therein. Recycled water was added in the reporting requirements for water usage and figures prominently in the requirements for evaluation of alternative water supplies, when future projections predict the need for additional water supplies. Each urban water purveyor must coordinate the preparation of the WSCP with other urban water purveyors in the area, to the extent practicable. Water suppliers must also describe their water DMMs that are being implemented or are scheduled for implementation.

California Code of Regulations, Titles 14 and 27
Title 14 (Natural Resources, Division 7) and Title 27 (Environmental Protection, Division 2 [Solid Waste]) of the California Code of Regulations govern the handling and disposal of solid waste and operation of landfills, transfer stations, and recycling facilities.

Assembly Bills 939 and 341: Solid Waste Reduction
The California Integrated Waste Management (CIWM) Act of 1989 (AB 939) (Public Resources Code Sections 41000–41460) was enacted as a result of a national crisis in landfill capacity, as well as a broad acceptance of a desired approach to solid waste management of reducing, reusing, and recycling. AB 939 mandated local jurisdictions to meet waste diversion goals of 25% by 1995 and 50% by 2020 and established an

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integrated framework for program implementation, solid waste planning, and solid waste facility and landfill compliance. AB 939 requires cities and counties to prepare, adopt, and submit to the California Department of Resources Recycling and Recovery (CalRecycle) a source reduction and recycling element to demonstrate how the jurisdiction will meet the diversion goals. Other elements included encouraging resource conservation and considering the effects of waste management operations. The diversion goals and program requirements are implemented through a disposal-based reporting system by local jurisdictions under CIWM board (CIWMB) regulatory oversight. Since the adoption of AB 939, landfill capacity is no longer considered a statewide crisis.

AB 939 has achieved substantial progress in waste diversion, program implementation, solid waste planning, and protection of public health, safety, and the environment from landfills operations and solid waste facilities.

In 2011, AB 341 was passed, making a legislative declaration that it is the policy goal of the state that not less than 75% of solid waste generated be source reduced, recycled, or composted by the year 2020. AB 341 requires that local agencies adopt strategies that will enable 75% diversion of all solid waste by 2020. This bill requires all commercial businesses and public entities that generate 4 cubic yards or more of waste per week to have a recycling program in place.

Senate Bill 1374: Construction and Demolition Waste Reduction Senate Bill (SB) 1374 requires that annual reports submitted by local jurisdictions to CIWMB include a summary of the progress made in the diversion of construction and demolition waste materials. In addition, SB 1374 requires the CIWMB to adopt a model ordinance suitable for adoption by any local agency that required 50% to 75% diversion of construction and demolition waste materials from landfills. Local jurisdictions are not required to adopt their own construction and demolition ordinances, nor are they required to adopt CIWMB’s model by default. The City does not have a construction and demolition waste reduction ordinance; however, per mandatory CALGREEN standards (see below), projects are required to divert 65% of their construction and demolition waste from landfills.

Assembly Bill 1826: Mandatory Commercial Organics Recycling In October 2014, Governor Brown signed AB 1826 Chesbro (Chapter 727, Statutes of 2014) requiring businesses to recycle their organic waste on and after April 1, 2016, depending on the amount of waste generated per week. (Organic waste is defined as food waste, green waste, landscape, and pruning waste, nonhazardous wood waste, and food-soiled paper waste that is mixed in with food waste.) This law also requires local jurisdictions across the state to implement an organic waste recycling program to divert organic waste generated by businesses, including multifamily residential dwellings that consist of five or more units. This law phases in the mandatory recycling of commercial organics over time. In particular, the minimum threshold of organic waste generation by businesses decreases over time, which means an increasingly greater proportion of the commercial sector will be required to recycle organic waste.

Senate Bill 610 and Senate Bill 221: Water Supply Assessments SB 610 and 221, amended into state law effective January 1, 2002, require the linkage between certain land use decisions made by cities and counties and water supply availability. The statutes require detailed information regarding water availability and reliability with respect to certain developments to be included in the administrative record to serve as an evidentiary basis for an approval action by the city or county on such projects. Under SB 610, a water supply assessment must be furnished to the local government for inclusion in any environmental documentation for certain types of projects, as defined in Water Code Section 10912 [a] and as subject to the California Environmental Quality Act (CEQA). A fundamental source document for compliance with SB 610 is the

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UWMP. The UWMP can be used by the water supplier to meet the standard for SB 610. SB 221 applies to the Subdivision Map Act, requiring applicants, per a tentative map, to verify that the public water supplier has sufficient water available to serve the proposed development. Because the Project would be less than 650,000 square feet, a water supply assessment was not required.

Sanitary Sewer General Waste Discharge Requirements
On May 2, 2006, the State Water Resources Control Board (SWRCB) adopted a General Waste Discharge Requirement (Order No. 2006-0003) for all publicly owned sanitary sewer collection systems in California with more than 1 mile of sewer pipe. The order provides a consistent statewide approach to reducing sanitary sewer overflows by requiring public sewer system operators to take all feasible steps to control the volume of waste discharges into the system to prevent sanitary sewer waste from entering the storm sewer system, and to develop a Sewer System Management Plan. The General Waste Discharge Requirement also requires that storm sewer overflows be reported to the SWRCB using an online reporting system.

California Green Building Standards
In 2008, the California Building Standards Commission adopted the nation’s first green building standards. The California Green Building Standards Code, Part 11 of Title 24 of the California Code of Regulations, is commonly referred to as CALGreen and establishes minimum mandatory standards as well as voluntary standards pertaining to the planning and design of sustainable site development, energy efficiency, water conservation, material conservation, and interior air quality. The CALGreen standards took effect in January 2011 and instituted mandatory minimum environmental performance standards for all new construction of residential and non-residential buildings. CALGreen standards are updated periodically. The latest version became effective on January 1, 2026.

Mandatory CALGreen standards pertaining to water, wastewater, and solid waste include the following (24 CCR Part 11):
▪ Mandatory reduction in indoor water use through compliance with specified flow rates for plumbing fixtures and fittings.
▪ Mandatory reduction in outdoor water use through compliance with a local water-efficient landscaping ordinance or the California Department of Water Resources’ Model Water Efficient Landscape Ordinance. ▪ Diversion of 65% of construction and demolition waste from landfills.

Porter-Cologne Water Quality Control Act
In 1969, the California Legislature enacted the Porter-Cologne Water Quality Control Act (“Porter-Cologne Act”) to preserve, enhance and restore the quality of the State's water resources. The Porter-Cologne Act established the SWRCB and the nine individual Regional Water Quality Control Boards (RWQCBs) as the principal state agencies with the responsibility for controlling water quality in California. Under the Porter-Cologne Act, water quality policy is established, water quality standards are enforced for both surface and groundwater, and the discharges of pollutants from point and non-point sources are regulated. The Porter-Cologne Act authorizes the SWRCB to establish water quality principles and guidelines for long-range resource planning, including groundwater and surface water management programs and control and use of recycled water.

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California Health and Safety Code Section 115700
Under California Health and Safety Code Section 115700, a well is considered “abandoned” or permanently inactive if it has not been used for 1 year, unless the owner demonstrates intention to use the well again.

Section 115700 details procedures for the destruction or proper abandonment for permanently inactive wells.

Industrial General Permit
Industrial facilities such as manufacturers, landfills, mining, steam-generating electricity, hazardous waste facilities, transportation with vehicle maintenance, larger sewage and wastewater plants, recycling facilities, and oil and gas facilities are required to obtain coverage under the Statewide General Permit for Storm Water Discharges Associated with Industrial Activities, Order 2014-0057-DWQ (Industrial General Permit), which implements the federally required stormwater regulations in the state for stormwater associated with industrial activities.

Permittees are required to prepare a Stormwater Pollution Prevention Plan for operational activities and implement a long-term water quality sampling and monitoring program unless an exemption is granted.

Local
City of Santee Municipal Code
Chapter 9.06, Stormwater Management and Discharge Control, of the City’s Municipal Code establishes requirements for sanitary sewage facilities in structures, including pipe size. The City has adopted these to effectively prohibit non-stormwater discharges to the stormwater conveyance system, to eliminate illicit discharges and connections to the stormwater conveyance system, to reduce the discharge of pollutants from the stormwater conveyance systems to the maximum extent practicable to achieve applicable water quality objectives for surface waters in San Diego County. Additionally, to achieve compliance with Total Maximum Daily Load regulations. In order to obtain final occupancy approval, a project must be deemed compliant with the Clean Water Act, PorterCologne Act, and Regional MS4 Permit, to protect and enhance the water quality of the City’s watercourses, water bodies, and wetlands.

Chapter 11.40, Excavation and Grading, of the City’s Municipal Code, applies to the minimum requirements for grading, excavating, and filling of land and provides water quality protection provisions. Additionally, implements the issuance of permits and the enforcement of the chapter provisions.

Chapter 12.30, Development Impact Fees, of the City’s Municipal Code, contains several development impact fees.

These fees are intended to offset the impacts that new development has on public facilities. As such, these fees are imposed on new development. The drainage fee provides funds for the installation of needed drainage improvements identified in the City of Santee Citywide Drainage Study. Additionally, the Project applicant would pay any development impact fees that are required for the Project.

San Diego County Integrated Waste Management Plan
Pursuant to the Integrated Waste Management Act, the Countywide Integrated Waste Management Plan for San Diego County describes the goals, policies, and objectives of the county for coordinating efforts to divert, market, and dispose of solid waste during the planning period through the year 2017. Countywide policies for reducing waste and implementing the programs are identified in the individual jurisdiction Source Reduction and Recycling Elements and Household Hazardous Waste Elements and are intended to reduce costs, streamline administration of programs, and encourage a coordinated and planned approach to integrated waste management.

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To avoid duplication of effort, all of the jurisdictions in the county participate in the San Diego County Integrated Waste Management Local Task Force (LTF). The LTF coordinates mandated planning, oversees implementation of new or countywide integrated waste management programs, and conducts an active legislative program. Regulatory reform, changes to state diversion requirements, and reduction of the costs of compliance are considered by the LTF, as well as other solid waste issues of regional or countywide concerns.

Padre Dam Municipal Water District Urban Water Management Plan Pursuant to the California Urban Water Management Act (California Water Code Sections 10610–10656), urban water purveyors are required to prepare and update a UWMP every 5 years. UWMPs are prepared by California’s urban water suppliers to support long-term resource planning and ensure adequate water supplies. Every urban water supplier that either delivers more than 3,000 AFY of water annually or serves more than 3,000 connections are required to assess the reliability of its water sources over a 20-year period under normal-year, dry-year, and multipledry-year scenarios in a UWMP. UWMPs must be updated and submitted to the California Department of Water Resources every 5 years for review and approval. The Plan Area is within the area addressed by the PDMWD UWMP.

The PDMWD UWMP was last adopted in 2021 and is currently undergoing an update to be released in 2026. PDMWD will coordinate with the City on near-term and long-term projects along with a certain percentage buildout. The UWMP includes a public notice and review requirements where the City will be able to comment and verify that the plan area is sufficiently addressed.

Padre Dam Municipal Water District Master Plan
The PDMWD 2022 Master Plan Update is a limited update to the 2015 Comprehensive Facilities Master Plan that was prepared as a joint effort with the 2020 Urban Water Management Plan. The 2022 Master Plan Update addresses changes to demand and flow projections, refines and calibrates the hydraulic models, and adjusts the capital improvement plan to reflect projects completed, verifies projects previously identified, and incorporates new projects based on the system analysis performed. The capital improvement plan in the 2022 Master Plan Update extends through 2045 to maintain a 20-year planning horizon and to match the planning horizon of the adopted 2020 UWMP. A new comprehensive master plan is in development and expected to be completed by 2026.

4.17.3 Environmental Impacts

4.17.3.1 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 in Project parcels, 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.

4.17.3.2 Thresholds of Significance
The significance criteria used to evaluate the Project’s impacts to utilities and service systems are based on CEQA Guidelines Appendix G. For the purposes of this Project, a potentially significant impact to utilities and service systems would occur if the Proposed Project would:

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1. Require or result in the relocation or construction of new or expanded water, wastewater treatment, or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects.

2. Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry, and multiple dry years.

3. Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments.

4. 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.

5. Comply with federal, state, and local management and reduction statutes and regulations related to solid waste.

4.17.3.3 Land Use Element Update Relevant Goals and Policies The following draft goals, policies, and implementation actions from the Land Use Element Update are relevant to utilities and service systems:

Goal LU-3. Community services and facilities that are safe, accessible, and responsive to community needs.

Policy LU-3.4. Coordinate the scheduling of planned Capital Improvement Projects (CIPs) with other agencies, utilities, businesses, and residents to minimize disruptions of City streets and facilities.

Policy LU-3.5. Require utility lines to be placed underground, where feasible.

Policy LU-3.6. Review development projects to ensure that all necessary utilities are available to serve the project and that any land use incompatibility or impacts resulting from public utilities are mitigated to the maximum extent practicable.

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)

4.17.3.4 Impacts Analysis
Threshold 4.17-1: Would the project require or result in the relocation or construction of new or expanded water, waste water treatment, or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? The Proposed Project is a policy document that does not include or propose any site-specific development projects that could directly result in construction or operational impacts to the environment. The Proposed Project land uses,

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which would facilitate additional growth and development in Project parcels within the Plan Area through 2045, would be implemented through changes to the General Plan land use map. The Project parcels are located within established areas of the City with existing infrastructure for water, water treatment, stormwater drainage, electric power, natural gas, and telecommunication facilities.

As described in Section 4.12, Population and Housing, SANDAG Series 15 Growth Forecasts for 2050 indicate the City would have a population of approximately 62,836 and 25,061 housing units. In comparison, implementation of the Project would facilitate a realistic buildout of an additional 5,687 new dwelling units by 2045. Based on the rate of 2.84 persons per household, implementation of the Project would result in a population increase of up to approximately 16,151 people by 2045. Buildout of the Project would facilitate additional opportunities for housing development, which would indirectly result in an increase in population within the City. In combination with SANDAGs anticipated population growth in Santee, this would result in an estimated Citywide total of up to 30,748 dwelling units, and 78,987 residents by 2050, which would exceed SANDAG’s 2050 forecast. Therefore, it is reasonable to assume that the Proposed Project would increase the usage of existing water, wastewater treatment, stormwater drainage, electric power, natural gas, and telecommunications facilities in the City. Although the Proposed Project would facilitate new development or redevelopment that would increase the usage of the facilities, the proposed development or redevelopment would consist of infill development within developed sites, that are currently, and would continue to be, served by existing facilities for utilities and service systems. This applies to all components of the Proposed Project, including the Project parcels proposed for the Community Corridor Overlay, the Community Hub Overlay, and the land use designation and zone change of APN 378-160-25-00. The potential physical impacts associated with future utility infrastructure needs of the Proposed Project are described below.

Water Conveyance
Implementation of the Proposed Project would increase new development/redevelopment within Project parcels, increasing the demand on water utility infrastructure. Reasonably foreseeable development or redevelopment that would be facilitated by the Proposed Project would occur within areas of the City that are already served by existing water utility infrastructure. Water service in the City would continue to be provided by PDMWD, which also maintains the water conveyance system. While reasonably foreseeable future development projects within the Project parcels would require connection to existing water pipelines, localized water utility infrastructure improvements and relocations would be evaluated upon submittal of project-specific development plans. All future development projects undergo City and environmental review at the time of application, including plan check review or projectspecific CEQA evaluation. Under this separate review, future development projects would be assessed for their impact on water supply and water utility infrastructure on a project-by-project basis and would be required to pay fees that would fund PDMWD water utility infrastructure improvements, connection, and maintenance, and/or construction needed improvements for water utility infrastructure. All future project applications would also be required to comply with relevant federal, state, and local regulations and adhere to the mitigation framework presented in this PEIR, including Mitigation Measure (MM) AQ-1, MM-AQ-2, MM-BIO-1 through MM-BIO-17, MMCUL-1, MM-CUL-2, MM-GHG-1, MM-TRA-1, and MM-TRA-2, which would ensure that any physical impacts, such as air quality, traffic control, or ground disturbance associated with construction of pipeline connections to existing water infrastructure would be avoided or minimized. Additionally, future development projects would be required to comply with General Plan policies, including proposed Land Use Element Policy 3.6, which requires the review of development projects to ensure that all necessary utilities are available to serve the project. Therefore, impacts related to relocation or construction of new or expanded water infrastructure would be less than significant with mitigation incorporated.

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Wastewater Treatment
The PDMWD collects wastewater for the Western Service Area, which includes Santee as well as parts of El Cajon and Lakeside. Implementation of the Proposed Project would increase the demand for wastewater treatment services due to increased allowable density of mixed-use land uses within Project parcels. Reasonably foreseeable development or redevelopment that would be facilitated by the Proposed Project would occur within Project parcels in the City that are already served by existing wastewater treatment infrastructure. An increase in service population in the West Service Area of the PDMWD service area would result in an increase in use of the existing ISP, the future East County AWPWRF, and possibly the City of San Diego Metro Mission Gorge Interceptor.

The following projection of future wastewater generation due to the Proposed Project is based on the wastewater generation laid out in the PDMWD Master Plan Update. However, these projections are conservative as they do not account for anticipated reductions in water use and therefore wastewater generation due to achieving statewide water efficiency goals and addressing drought conditions. Based on the PDMWD Master Plan Update, there are two methods of determining wastewater generation for development projects: per capita (based on population) and land use-based.

The district-wide per capita wastewater generation is approximately 50 gallons per capita per day (gpcd). The land use-based wastewater generation factor is different based on the land use category; for mixed-use land uses, the factor is 520 gallons per day per acre (gpd/ac). Because the PDMWD Master Plan Update calculated a more accurate wastewater flow factor (WWFF) based on land uses in the 2022 update, that is the generation rate that was used to calculate the Proposed Project’s estimated wastewater projection. Table 4.17-2, Proposed Project Wastewater Flow Projection, shows the WWFF and estimated total annual daily wastewater flow (ADWF) for the Proposed Project.

Table 4.17-2. Proposed Project Wastewater Flow Projection Buildout Units Buildout Acres
Mixed-use
WWFF gpd/ac Total ADWF (mgd) Buildout Year
5,687 254.8 520 0.13 2045
Source: PDMWD 2022.

Note: Buildout acreage is the entire combined acreage of all Project parcels. Upon development, the entire parcel is not likely to be developed due to setbacks, utility easements, etc., so this acreage is a conservative estimate.

As shown in Table 4.17-2, the Proposed Project would result in a total average daily wastewater flow of 0.13 mgd by the buildout year of 2045. The PDMWD 2020 UWMP modeled the projected demand on wastewater facilities based on a projected increase in average daily wastewater flow from 3.67 mgd to 4.47 mgd, an increase of 0.8 mgd. The PDMWD 2020 UWMP capacity analysis showed an existing deficiency with the IPS Low Lift Pumps, which are one set of pumps at the IPS facility. The PDMWD 2020 UWMP identified that with the District’s planned diversion structures, the Low Lift Pumps would have sufficient capacity to convey the projected 2045 wastewater flows.

Further, once the East County AWP is online it will offload a significant amount of flow from the IPS and divert it to the East Mission Gorge Sewer Lift Station. The PDMWD 2020 UWMP capacity analysis did not identify other facilities, such as pipelines, lift stations, or other conveyance systems as deficient for 2045 projected wastewater flows. As such, the anticipated capacity of 0.8 mgd for the planning period of 2045 would accommodate total ADWF of 0.13 from the Proposed Project.

Planning for the 2025 UWMP was underway during the preparation of this PEIR. Coordination between the City and the PDMWD would continue throughout the planning process to ensure the projected increase in wastewater flow would be incorporated into the projections for the 2025 UWMP. By incorporating the projected population growth associated with the Proposed Project, the UWMP can be developed to accommodate the potential increase in demand on the existing wastewater treatment facilities through the planning horizon year.

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When individual development projects at the site are proposed, the City’s project entitlement process includes a required review by PDMWD at which time PDMWD can assess the project and confirm adequate facilities to treat the anticipated wastewater. If PDMWD determines the agency would not be able to serve the wastewater needs of the development project as proposed, PDMWD may include conditions that must be met by the development project in order to be approved.

All future development projects undergo City environmental review at the time of application, including plan check review and project-specific CEQA evaluation. Under this separate review, future development projects would be assessed for their impact on wastewater treatment infrastructure on a project-by-project basis and would be required to pay fees that would fund PDMWD wastewater infrastructure improvements, connection, and maintenance, and/or construct needed improvements for wastewater utility infrastructure. When a future development project is proposed, the City would require an availability letter from PDMWD; additionally, PDMWD has a standard condition that upon project approval a further study may be needed, however this study may occur after entitlement approval of the development project, but prior to construction. Future development projects would also be required to comply with relevant City regulations, including Chapter 9.06, Stormwater Management and Discharge Control; Chapter 11.40, Excavation and Grading; and Chapter 12.30, Development Impact Fees, as outlined in the City’s Municipal Code. Additionally, future development projects would be required to comply with General Plan policies, including Land Use Element Policy 3.6, which requires separate project-level review of development projects to ensure that all necessary utilities are available to serve the project. Therefore, impacts related to relocation or construction of new or expanded wastewater treatment infrastructure would be less than significant.

Wastewater Conveyance
Implementation of the Proposed Project would increase the demand for wastewater conveyance services due to increased allowable density of mixed-use land uses within Project parcels. Reasonably foreseeable development or redevelopment that would be facilitated by the Proposed Project would occur within Project parcels in Santee that are already served by existing wastewater conveyance infrastructure. An increase in service population in the West Service Area of the PDMWD service area would result in an increase in use of existing wastewater conveyance facilities. With respect to local conveyance systems and segments that may be required to carry additional wastewater loads resulting from increases in density and intensification of the Proposed Project land uses, individual projects to be developed within the Plan Area would be required to undergo project-level plan checks and CEQA review prior to issuance of a grading and/or building permit, pay associated sewer fees, and prepare a project-level sewer area study by a California Registered Civil Engineer, if determined to be a requirement by City Public Works during the plan check process, to identify any existing localized system deficiencies and ascertain if the local conveyance system could accommodate the proposed increase in wastewater loads.

As future development facilitated by the Proposed Project is designed and built over time, individual permit applicants will be required to pay sewer fees, consistent with the City of Santee Fee Schedule (City of Santee 2025), to connect to Public Works sewers. Payment of these fees fund capacity improvements to the local Public Workspublic sewer collection and conveyance system. Additionally, future development or redevelopment facilitated by the Project would involve infill development within existing urbanized areas; therefore, it is reasonable to assume that sewer collection system improvements would occur within existing street ROWs and would not result in new areas of disturbance. However, future development facilitated by the Project may require improvements to existing sewer facilities, such as upgraded mains or new wastewater laterals. When a future development project is proposed, the City would require an availability letter from PDMWD; additionally, PDMWD has a standard

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condition that upon project approval a further study may be needed, however this study may occur after entitlement approval of the development project, but prior to construction.

Any improvements to sewer facilities would likely be completed by either trenchless technology1 or open trenching, to the depth of the underground lines. Any trenching and excavation required for new connections and utility upgrades could result in potential short-term soil erosion, as excavated and temporarily stockpiled soils would be susceptible to rainfall. Impacts associated with construction of wastewater laterals and upgraded mains would be temporary and would be subject to project-level plan checks, review by PDWMD, CEQA review, and other applicable regulatory requirements. Each future development project would be assessed individually to ensure compliance with applicable City standards, including the City of Santee BMP Design Manual and NPDES construction requirements. Standard BMPs and pollutant control measures would be required to minimize pollutants, including erosion-induced siltation of downstream drainages and incidental spills of petroleum products from construction equipment. As a result, the Proposed Project would not cause significant environmental effects and impacts related to relocation or construction of new or expanded wastewater conveyance infrastructure would be less than significant.

Stormwater Drainage
Future development or redevelopment facilitated by the Project would occur within Project parcels that are urbanized and predominantly developed with impervious surfaces. Only two Project parcels are vacant or do not contain impervious surfaces, and the development of these parcels would be expected to increase impervious surfaces compared to the existing conditions. As such, future development completed in Project parcels is expected to generate a minimal overall increase in runoff. For development projects, the City of Santee BMP Design Manual provides stormwater management requirements to reduce the potential for increased runoff and associated downstream flooding. These requirements include source control BMPs, site design LID, pollutant controls, and hydromodification management (City of Santee 2016). Each future development project would be assessed individually to ensure compliance with applicable City standards, including the City of Santee BMP Design Manual, and NPDES construction requirements. With implementation of these requirements as well as required project-level plan checks and CEQA review for each individual future development facilitated by the Project, drainage improvements would be anticipated to decrease overall runoff in comparison to existing conditions and impacts related to relocation or construction of new or expanded stormwater drainage infrastructure would be less than significant.

Electricity
Electricity is provided to the City by SDG&E, which has extensive underground and overhead electric facilities located within and adjacent to the City. Growth accommodated by the Proposed Project would be subject to CCR Part 6 of Title 24, requiring energy efficient technologies be incorporated as part of new development, which would reduce electricity demand associated with the Proposed Project (see Section 4.5, Energy, of this Draft PEIR for further discussion of energy-saving requirements applicable to the Proposed Project).

Because future development facilitated by the Proposed Project would involve infill development within existing urbanized areas, it is reasonable to assume that electrical infrastructure improvements would occur within existing ROWs and therefore would not result in new areas of disturbance. Electrical upgrades for future development facilitated by the Project would likely be limited to connection to existing distribution lines. Project-level plan checks 1 “Trenchless technology” is a process of installing and rehabilitating underground utilities like water, sewer and gas pipelines, electricity and communication cables, and other underground facilities. This technique minimizes or eliminates the need for excavation of the open cut trenches.

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and CEQA review for each individual future development project would be required and Public Works would assess whether improvements or undergrounding of electric is required, in coordination with SDG&E after building plan/ site plan submittal. Future development would also comply with proposed Policy 3.5, which requires the undergrounding of utility lines, where feasible. For any new underground powerlines or required connections to existing underground powerlines, upgrades would likely be completed by either trenchless technology or open trenching, to the depth of the underground utilities. The construction of new powerlines and the laterals to existing underground or overhead utility infrastructure would be temporary and would be subject to all applicable regulatory requirements.

Standard BMPs and pollutant control measures would be employed during construction to minimize pollutants, including erosion-induced siltation of downstream drainages and incidental spills of petroleum products from construction equipment. Therefore, the Proposed Project would not cause significant environmental effects related to relocation or construction of new or expanded electricity infrastructure and impacts would be less than significant.

Natural Gas
Natural gas is provided to the City by SDG&E. Natural gas is distributed throughout the City by underground pipelines, typically located within public ROWs, functioning as a backbone system to service individual parcels.

Because future development or redevelopment would involve infill development within existing urbanized areas, it is reasonable to assume that natural gas is currently provided to the Project parcels are in close proximity to the Project parcels in nearby public ROW, and infrastructure improvements would occur within existing ROWs and therefore would not result in new areas of disturbance. Improvements to natural gas infrastructure would likely be limited to upgrading of mains or installation of new laterals. Project-level plan checks and CEQA review for each individual future development project would be required and SDG&E, in coordination with the City, would assess whether improvements are required after building plan submittal.

The applicants of future development would be responsible for the cost of required upgrades and new or relocated services for future development. Upgrades would likely be completed by either trenchless technology or completion of open trenching, to the depth of the underground utilities. The installation of new gas lines would be temporary and would be subject to project-level plan checks, CEQA review, and all other applicable regulatory requirements. Standard BMPs and pollutant control measures would be employed during construction to minimize pollutants, including erosion-induced siltation of downstream drainages and incidental spills of petroleum products from construction equipment. As a result, the Proposed Project would not cause significant environmental effects related to relocation or construction of new or expanded natural gas infrastructure and impacts would be less than significant.

Telecommunication
The telecommunication provider chosen for individual development projects would assess demand for services and the ability to serve new developments on a project-by-project basis after building plans are submitted by developers.

The telecommunication provider would pay for any assessed upgrades or new services and recoup the cost later with the additional revenue from new customers. Because future development facilitated by the Proposed Project would primarily consist of infill development in urban areas, existing telecommunications and wireless infrastructure exists to serve the Plan Area. Telecommunications upgrades, including wireless facility upgrades, would likely be confined to local connections and/or improvements on the individual project sites or within the public rights-of-way, and would not require large-scale improvements to any centralized facilities. The small cell wireless communication facilities that may be required to boost local cellular signals in service of development facilitated by the Proposed Project would typically be attached to existing buildings or utility infrastructure (e.g.,

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streetlights, utility poles). These types of facilities would be subject to the City’s project review process, including CEQA review and potentially obtaining a conditional use permit.

Project-level plan checks and CEQA review for each individual future development project would be required. The installation of new telecommunication lines and the laterals to existing underground or overhead utility infrastructure would be temporary and would be subject to all applicable regulatory requirements. Standard BMPs and pollutant control measures would be employed during construction to minimize pollutants, including erosioninduced siltation of downstream drainages and incidental spills of petroleum products from construction equipment. As a result, the Proposed Project would not cause significant environmental effects related to relocation or construction of new or expanded telecommunication infrastructure and impacts would be less than significant.

Threshold 4.17-2: Would the project have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry, and multiple dry years? Although no direct development is proposed as part of the Proposed Project, the implementation of proposed land use changes would accommodate future development and redevelopment of Project parcels in currently developed areas. As described in Section 4.12, SANDAG Series 15 forecasts that in 2050, Santee would have a population of approximately 62,836 and 25,061 housing units. In comparison, implementation of the Project would facilitate a realistic buildout of an additional 5,687 new dwelling units by 2045. Based on the rate of 2.84 persons per household, implementation of the Project would result in a population increase of approximately 16,151 people by 2045. Buildout of the Project would facilitate additional opportunities for housing development, which would indirectly result in an increase in population within the City. In combination with SANDAGs anticipated population growth in Santee, this would result in an estimated Citywide total of up to 30,748 dwelling units, and 78,987 residents by 2050, which would exceed SANDAG’s 2050 forecast. Therefore, it is reasonable to assume that the Proposed Project would facilitate increased demand on water supplies planned by the PDMWD through 2045.

As required by the Urban Water Management Planning Act, Department of Water Resources (DWR) Guidelines recommend that UWMP’s project through a 25-year planning horizon to maintain a 20-year timeframe until the next UMWP update has been completed (PDMWD 2021). Therefore, the PDMWD’s 2020 UMWP planned through a horizon year of 2045, and the 2025 update to the UMWP will plan through a horizon year of 2050. Although the 2020 UMWP planned through a horizon year of 2045, which encompasses the horizon year of the Proposed Project, more up to date data will be available upon adoption of the 2026 UMWP. The City will continue coordination with PDMWD during the UMWP process, to ensure the Proposed Project is captured in the population projections.

Per the PDMWD 2020 UWMP (PDMWD 2021), the total demand for potable water in 2020 within the PDMWD service area across all residential and non-residential uses was 9,588 AFY. Residential uses accounted for the highest percentage of water use, totaling 7,240 AFY (or 76%) of the total demand. Commercial and institutional/governmental uses account for 1,303 AFY or 13% of the PDMWD’s total demand. The remaining 11% is attributed to landscape irrigation, agricultural irrigation, construction, potable supplement to the recycled water system, and losses (PDMWD 2021).

The PDMWD 2020 UWMP projects water supply reliability for the next 25 years (through 2045). The region’s population growth for the 2020 UWMP is based on projections presented in SANDAG’s Series 14 Growth Forecast, which estimates that the population in the PDMWD service area is expected to increase from 92,434 people in 2020 to 117,701 people by 2045. PDMWD imports 100% of its water from the San Diego County Water Authority (Water Authority), to meet demands in its services area. The imported supplies from the Water Authority include a mix of sources, including water from the Delta and Colorado River delivered via Metropolitan, of which the Water

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Authority is a member agency. Due to constraints on the Delta and Colorado River supplies, the Water Authority has developed a mix of projects to diversify the imported water supply portfolio to increase reliability and reduce dependence solely on the Delta and Colorado River. Projects completed by the Water Authority to increase reliability of supply for the region and the PDMWD include the Imperial Irrigation Conservation and Transfer Agreement, All American Canal and Coachella Canal Relining Projects, San Vicente Dam Raise and Carryover Storage Project, and the Carlsbad Desalination Project. As indicated in PDMWD’s 2020 Water Shortage Contingency Plan, sufficient supplies are anticipated to meet demand during future normal water years, single-dry years, and for a drought lasting 5 consecutive years based on availability of imported water from the Water Authority, diversification of its water supply portfolio with the East County Advanced Water Purification Project, and current recycled water supply (PDMWD 2020). Table 4.17-3, Projected Water Supplies (Normal Year – AFY), indicates total quantities of current and planned water supplies for PDMWD’s service area in a normal year, per PDMWD’s 2020 UWMP, Table 4.17-3. Projected Water Supplies (Normal Year – AFY) Water Supply Sources
Additional Detail
on Water Supply 2025 2030 2035 2040 2045
Purchased or Imported
Water
In-District 6,054 7,198 8,235 9,085 9,556
Purchased or Imported
Water
Outside of District1 2,388 2,388 2,388 2,388 2,388
Recycled Water — 1,232 1,232 1,232 1,232 1,232
Potable Reuse East County AWP 4,000 4,000 4,000 4,000 4,000 Total 13,674 14,818 15,855 16,705 17,176
Source: Table 6-9: Retail Water Supplies (PDMWD 2021).

Notes: AFY = acre-feet per year.
1 Outside of District includes supply needed to serve near-term annexations.

The 2020 UWMP indicates the annual water demand for the PDMWD service area in 2020 was 9,588 AFY and that water demand is expected to increase to 15,944 AFY annually in 2045. Table 4.17-4, Current and Planned Water Supplies (Normal Year – AFY) indicates the projected water demands by use type for PDMWD’s service area through 2045, per PDMWD’s 2020 UWMP.

Table 4.17-4. Current and Planned Water Supplies (Normal Year – AFY) Water Supply Sources
Projected Water Use1
2025 2030 2035 2040 2045
Residential 7,438 8,217 9,004 9,683 10,070
Commercial 1,398 1,465 1,525 1,585 1,645
Institutional/Governmental 188 191 194 196 199
Landscape 357 579 730 817 822
Agricultural Irrigation 104 161 181 186 187
Other2 127 137 146 156 166
Losses3 442 449 455 461 468
Other Potable 2,388 2,388 2,388 2,388 2,388
Total 12,442 13,586 14,623 15,473 15,944
Source: Table 4-2 Retail: Demands for Potable and Non-Potable Water – Projected (PDMWD 2021).

Notes: AFY = acre-feet per year.
1 Projections based on District’s Master Plan Update (in progress). Details on the demand projections are in Appendix C.

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2 Other category includes construction and water used for potable flushing, sewer flushing, and firefighting. 3 Includes potable water supplement to recycled water.

Table 4.15-5, Multiple Dry Years Supply and Demand Comparison (AFY), provides an estimate of the projected 5- consecutive year drought support demand totals (PDMWD 2021).

Table 4.17-5. Multiple Dry Years Supply and Demand Comparison (AFY) Year and Supply/Demand 2025 2030 2035 2040 2045
First Year Supply Totals1 14,586 15,751 16,819 17,685 18,148 Demand Totals2 14,586 15,751 16,819 17,685 18,148
Difference3 0 0 0 0 0
Second Year Supply Totals1 14,732 15,909 16,987 17,682 18,329 Demand Totals2 14,732 15,909 16,987 17,682 18,329
Difference3 0 0 0 0 0
Third Year Supply Totals1 14,987 16,068 17,157 18,040 18,513 Demand Totals2 14,987 16,068 17,157 18,040 18,513
Difference3 0 0 0 0 0
Fourth Year Supply Totals1 15,028 16,228 17,329 18,221 18,698 Demand Totals2 15,028 16,228 17,329 18,221 18,698
Difference3 0 0 0 0 0
Fifth Year Supply Totals1 15,179 16,391 17,502 18,403 18,885 Demand Totals2 15,178 16,391 17,501 18,403 18,855
Difference3 0 0 0 0 0
Source: Table 7-5: Multiple Dry Years Supply and Demand Comparison (PMDWD 2021).

Notes: AFY = acre-feet per year.
1 SDCWA methodology was used to select the multi-dry year range. SDCWA is projecting to use 328,700 AFY in SDCWA supplies (IID Water Transfer, AAC and CC Lining Projects, and Carlsbad Desalination Plant), a range of 109,672 to 274,722 AFY in verifiable member agency supplies, and a range of 310,123 to 337,646 AFY in Metropolitan supplies (preferential right) from 2025 through 2045. In addition, a range of 150,439 to 294,805 AFY in demands will be met through potential surplus supply and management actions.
2 Projections assume a cumulative 1% increase for each year of the multi-year drought (SDCWA 2021). 3 Net difference of zero, which assumes that conservation and local supply sources will be used to supplement supplies during a single-dry year scenario.

If a water shortage does occur, the PDMWD’s Water Shortage Contingency Plan (WSCP) includes six stages with response actions for demand reduction, supply augmentation, operational changes, and mandatory prohibitions to address shortage levels (PDMWD 2020). With operations set to begin in late 20262027, the East County Advanced Water Purification ProjectAWP will create a new, local, sustainable, and drought-proof drinking water supply using state-of-the-art technology to purify locally sourced recycled water. As described in PDMWD’s WSCP, PDMWD’s projected water supply from this project will provide up to approximately 30% of the District’s future supplies to meet water demands in a normal year (PDMWD 2020). Therefore, it is anticipated that the East County Advanced Water Purification ProjectAWP will aid in providing adequate water supplies to the PDMWD’s service area.

The realistic buildout of the Proposed Project would increase Santee’s projected population by an additional 16,151 residents by 2045, which would increase Santee’s total population to 78,987 projected residents by 2045. This additional population growth was not accounted for in PDMWD’s 2020 UWMP. However, PDMWD is currently preparing the 2025 UWMP (the draft is expected to be released in 2026). The City has been in coordination with PDMWD throughout the planning process to facilitate the inclusion of the Proposed Project in the 2025 UWMP. The

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projected growth resulting from realistic buildout of the Proposed Project would result in approximately 0.22 mgd total demand on water supply, as shown in Table 4.17-6, Proposed Project Water Demand Projections.

Table 4.17-6. Proposed Project Water Demand Projections Buildout Units Buildout Acres Demand factor gpd/ac Total ADWF (mgd) Buildout Year 5,687 254.8 900 0.22 2045
Source: Prepared using demand factors from PDMWD’s Master Plan Update (PDMWP 2022).

Note: Buildout acreage is the entire combined acreage of all Project parcels. Upon development, the entire parcel is not likely to be developed due to setbacks, utility easements, etc., so this acreage is a conservative estimate.

California Water Code Section 10910 requires a water supply assessment be prepared for projects that meet the criteria set forth in Water Code Section 10912. If a project meets at least one of the criteria, the applicant or lead agency must coordinate with the water agency supplying water to determine whether the agency can meet the demand of the project. Future development projects facilitated by the Proposed Project would be subject to these requirements if they meet the criteria for projects in Section 10912. Further, the City requires that any development project requiring entitlement must coordinate with PDMWD to ensure infrastructure capacity. PDMWD reviews proposed development projects, assesses the needs of the project related to water provision and wastewater collection, and if infrastructure or other improvements are needed to supply water to the project, PDMWD requires conditions of approval including the necessary improvements.

However, although future development facilitated by the Proposed Project would undergo assessment to ensure it can be served by the existing water supply by the City and PDMWD, the 2020 UWMP does not indicate that PDMWD could accommodate additional demand beyond the projection demand for horizon year 2025. Due to the current ongoing planning process for the 2025 UWMP, it cannot be guaranteed the 2025 UWMP would indicate the current and planned water supplies would accommodate the projected growth from the Proposed Project. Although ongoing coordination between the City and PDMWD would ensure the Proposed Project would be considered in the 2025 UWMP projections, at this time, it cannot be guaranteed there would be sufficient water supplies available to serve the anticipated growth from the Proposed Project through the 2045 planning period during normal, dry, and multiple dry years. There is no feasible mitigation that would guarantee adequate water supply; thus, the impact is significant and unavoidable.

Threshold 4.17-3: Would the project result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments?
Buildout of the Project would facilitate additional opportunities for housing development, which would indirectly result in an increase in population within the City. In combination with SANDAGs anticipated population growth in Santee, this would result in an estimated Citywide total of up to 30,748 dwelling units, and 78,987 residents by 2050, which would exceed SANDAG’s 2050 forecast. Therefore, it is reasonable to assume that the Proposed Project would facilitate increased demand on wastewater treatment capacity beyond that which is currently planned for in the 2020 PDMWD UMWP. However, as stated previously, the UWMP is undergoing its required 5-year incremental update, and the City is coordinating directly with PDMWD to ensure the Proposed Project is incorporated into the UWMP projections.

The PDMWD wastewater collection system consists of sewer mains, lift stations, and flow diversion structures, and the majority of collected wastewater flows to the PDMWD’s Influent Pump StationIPS. From there, up to 1,856 AFY of wastewater is pumped to the City of San Diego Metro Mission Gorge Interceptor system and the Point Loma

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Wastewater Treatment Plant. Wastewater will also be directed to the new East County Advanced Water Purification facility (AWP) that is anticipated to go online in late 20262027, and the remaining flow is pumped to the City of San Diego’s Metropolitan Wastewater System (Metro system) where it ultimately receives advanced primary treatment at the Point Loma WWTP. Approximately 3,185 AFY flows by gravity to the Metro system. According to the 2020 PDMWD UMWP, approximately 5,041 AFY of wastewater was collected from the PDMWD’s service area in 2020.

The 2020 PDMWD UWMP estimated near and long-term flows using a combination of projected population, and wastewater per capita flow rate to estimate infill. As shown in Table 4.17-7, 2020 PDMWD UMWP Wastewater Flow Projections, below, the UWMP projected long-term flows through the year 2045, which encompasses the Proposed Project’s lifespan. The projected wastewater flow is defined below in Table 4.17-7.

Table 4.17-7. 2020 PDMWD UMWP Wastewater Flow Projections

Projected Wastewater Flow(AFY)
Existing (2020 Near Term (2025) Long Term (2045)
Estimated ADWF 3.67 3.73 4.47
Estimated PWWF 13.76 13.88 15.30
Peaking Factor 3.75 3.72 3.42
Source: PDMWD Master Plan Updated (PDMWD 2022).

As shown in Table 4.17-2 above (Threshold 4.17-1), 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 a projected increase in average daily wastewater flow from 3.67 mgd to

4.47 mgd, an increase of 0.8 mgd. As such, there would be sufficient capacity for the additional wastewater flow anticipated from the Proposed Project.

Planning for the 2025 UWMP was underway during the preparation of this PEIR. Coordination between the City and the PDMWD would ensure the estimated growth in residential and commercial uses resulting from the Proposed Project buildout would be incorporated into the population projections of the 2025 UWMP. By incorporating the projected population growth associated with the Proposed Project, the UWMP can be developed to accommodate the potential increase in demand on the existing wastewater treatment facilities through the planning horizon year.

All future project applications would be required to comply with relevant City regulations. Additionally, future projects would be required to comply with General Plan policies including Land Use Element Policy 3.6, which requires review of development projects to ensure that all necessary utilities are available to serve the project. Therefore, impacts would be less than significant.

Threshold 4.17-4: Would the project generate solid waste in excess of state or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? Implementation of the Proposed Project would facilitate future development that would generate an increase in population and therefore generate an increase in solid waste generation. Specifically, the Proposed Project would facilitate the addition of 5,687 housing units, which would increase the population in the area by 16,151 people at full buildout. Using CalRecycle’s solid waste generation rate of 4 pounds per dwelling unit per day (lbs/du/day) for multifamily development, the addition of 5,687 housing units would increase solid waste generation by 22,748 pounds /dwelling unit/day (4 lbs/du/day x 5,687 du = 22,748 lbs /du/day) (CalRecycle 2025a). The Sycamore Landfill is the primary location for waste disposal generated by development in the City. Sycamore Landfill is permitted for a daily throughput of 5,000 tons of solid waste per day, has a remaining disposal capacity of

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99,477,838 cubic yards, and has a maximum capacity of 147,908,000 cubic yards. The landfill has an approximate cease operation date of December 31, 2042 (CalRecycle 2025b). Although that does not fully cover the planned period of the Proposed Project (through 2045), continued adherence to waste reduction regulations should be sufficient to serve the City and future development facilitated by the Proposed Project. Considering there is currently existing sufficient capacity at Sycamore Landfill, this impact would be less than significant.

Threshold 4.1-5: Would the project comply with federal, state, and local management and reduction statutes and regulations related to solid waste?
As described above, solid waste from the Plan Area are disposed of at Sycamore Landfill, which is regulated under federal, state, and local laws. Additionally, the City is required to comply with the solid waste reduction and diversion requirements set forth in AB 939, AB 341, AB 1327, and AB 1826 (Section 4.17.2, Relevant Plans, Policies, and Ordinances). In addition, future development would be subject to CALGreen standards and City diversion standards.

As a result, the Proposed Project would comply with federal, state, and local management and reduction statutes and regulations related to solid waste. Impacts would be less than significant.

4.17.4 Mitigation Measures
The following mitigation measures will be implemented to ensure a less-than-significant impact. Please see Section 4.2, Air Quality, for MM-AQ-1 through MM-AQ-5; Section 4.3, Biological Resources, for MM-BIO-1 through MM-BIO-17; Section 4.4, Cultural Resources, for MM-CUL-1 and MM-CUL-2; Section 4.7, Greenhouse Gas Emissions, for MM-GHG-1; and Section 4.15, Transportation, for MM-TRA-1 and MM-TRA-2.

4.17.5 Level of Significance After Mitigation
Threshold 4.17-1 The Proposed Project would not cause significant environmental effects as a result of new or expanded water, stormwater drainage, electric power, natural gas, or telecommunication facilities and impacts would be less than significant. Any development or redevelopment associated with the project would be required to implement the mitigation presented throughout this EIR, including MM-AQ-1 through MM-AQ-5, MM-BIO-1 through MM-BIO-17, MM-CUL-1, MM-CUL-2, MM-GHG-1, MM-TRA-1, and MM-TRA-2. As a result, potentially significant impacts would be reduced to less than significant with mitigation incorporated.

Threshold 4.17-2 The 2020 UWMP does not indicate that PDMWD could accommodate additional demand beyond the projection demand for horizon year 2025. Due to the current ongoing planning process for the 2025 UWMP, it cannot be guaranteed the 2025 UWMP would indicate the current and planned water supplies would accommodate the projected growth from the Proposed Project. Although ongoing coordination between the City and PDMWD would ensure the Proposed Project would be considered in the 2025 UWMP projections, at this time, it cannot be guaranteed there would be sufficient water supplies available to serve the anticipated growth from the Proposed Project through the 2045 planning period during normal, dry, and multiple dry years. There is no feasible mitigation that would guarantee adequate water supply; thus, the impact is significant and unavoidable.

Threshold 4.17-3 The Proposed Project would have adequate treatment capacity for the projected wastewater flows able to serve the Proposed Project and reasonably foreseeable

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future development. Therefore, potentially significant impacts would be reduced to less than significant.

Threshold 4.17-4 The Proposed Project would not 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. As a result, impacts would be less than significant.

Threshold 4.17-5 The Proposed Project would comply with federal, state, and local management and reduction statutes and regulations related to solid waste and impacts would be less than significant.

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4.18 Wildfire
This section of the draft program environmental impact report (PEIR) describes the existing wildfire 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).

4.18.1 Existing Conditions
Climate
The Pacific Ocean influences the Inland County of San Diego (County) and the City’s weather, which is frequently under the influence of a seasonal, migratory subtropical high-pressure cell known as the “Pacific High.” Wet winters and dry summers with mild seasonal changes characterize the Southern California climate. The local climate, which has a large influence on wildfire risk, is typical of a Mediterranean area. The climate pattern is occasionally interrupted by extreme periods of hot weather, winter storms, or dry, easterly Santa Ana winds. The average high temperature for the City during July is around 88 degrees Fahrenheit (°F). Precipitation typically occurs between December through April with 12 inches of rain per year. The prevailing wind is an onshore flow from the Pacific Ocean, approximately 15 miles to the west.

Hot, dry Santa Ana winds, which typically occur in the fall but have in recent years also occurred in the spring (May, in particular), are usually from the northeast and can gust to speeds of 50 miles per hour or higher. The Santa Ana winds are the result of occasional pressure gradients between the high pressure in the plateaus of the Great Basin and the lower pressure gradient over the Pacific Ocean (Murphee et al. 2018). Drying vegetation with fuel moisture of less than 5% for smaller fuels (which dry faster than larger fuels) is possible during the summer months and becomes fuel available to advancing flames should an ignition occur. Extreme conditions include 92°F temperatures in summer and winds of up to 50 miles per hour during the fall based on worst-case conditions from County data sets during the 2003 Cedar Fire. Relative humidity of 12% or less is possible during fire season.

Vegetation (Fuels)
The potential for wildland fires represents a hazard where development is adjacent to open space or within close proximity to wildland fuels. Vegetation is important relative to wildfire as some vegetation, such as grassland habitats, are highly flammable while other vegetation, such as chaparral and oak riparian forest, may be more difficult to ignite but would burn under more intense fire conditions. The City’s steep scrub brush-covered hillsides and surrounding vacant land create areas of Very High Fire Hazard Severity Zone (VHFHSZ). As shown in Figure 4.18-1, Very Fire Hazard Severity Zone, the VHFHSZs are along the northern/northeastern boundary that Santee shares with unincorporated land in San Diego County, as well as along the eastern, western, and southwestern boundaries. Additionally, as shown in Figure 4.7, Wildland-Urban Interface Map, in the City’s Safety and Environmental Justice Element (City of Santee 2025a), wildland–urban interfaces (WUIs) within Santee are primarily along the City’s boundaries in its northern, western, southwestern, southeastern, and eastern portions.

Land uses in the WUIs include planned development, parks and open space, and residential development. In regard to the Proposed Project, a northern portion of the proposed Community Hub Overlay and the entirety of the parcel designated as Assessor’s Parcel Number (APN) 378-160-25-00 are located within the WUI, while the proposed Community Corridor Overlay is located outside of the WUI.

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As indicated in Figure 4.3-5 in Section 4.3, Biological Resources, the Project parcels primarily consist of urban/developed land with limited occurrences of other land cover types, including riparian communities, Diegan coastal sage scrub, disturbed habitat, and non-native grassland, that occur within portions of the proposed Community Hub Overlay, Community Corridor Overlay, and APN 378-160-25-00. For a description of the vegetation communities/land cover types and associated acreages within the Project parcels, refer to Table 4.3-1, Vegetation Communities and Land Covers Within the Project Parcels and 500-Foot Buffer, in Section 4.3 of this PEIR.

Fire History
As noted in the City’s Safety and Environmental Justice element, “A ‘wildland fire’ is defined as a fire occurring in a suburban or rural area that contains uncultivated lands, timber, range, watershed, brush, or grasslands. This includes areas where developed lands are adjacent to undeveloped land, such as Santee. Santee’s location in Southern California, surrounded by large areas of vegetated land, makes it a medium fire hazard area. The prevalence of brush-covered hillsides, many of which are not easily accessible, add to Santee’s fire hazards” (City of Santee 2025a).

As shown in Table 4.18-1, Historic Wildfires Within the City of Santee (1950–2003), 13 wildfires occurred in Santee between 1950 and 2003.

Table 4.18-1. Historic Wildfires Within the City of Santee (1950–2003) Fire Name Start Date Size (acres)
Quarry Fire October 1950 281
Carlton Hills Fire July 1966 329
No Name 1974 155
Assist #59 June 1981 7,311
Assist #72 July 1981 696
Outside Origin #4 1981 56
Outside Origin #1 March 1984 122
Assist #21 June 1984 62
Assist #38 April 1987 380
Assist #78 September 1988 935
Assist #59/Magnolia November 1989 310
Rocoso Fire January 1994 3,218
Cedar Fire October 2003 280,278
Source: City of Santee 2025a.

Fire Preparation Efforts in Santee
As discussed in Section 4.13, Public Services, the Santee Fire Department (SFD) provides the community with fire response and protection in addition to the following services (City of Santee 2025a):
[F]ire and life safety education, fire inspection and prevention services, code enforcement, vegetation management, emergency medical services, and trauma support. The department is also the City’s lead for emergency preparedness, emergency management, and response to earthquakes, floods, explosion, fires, hazardous materials, rescue, and medical services in Santee.… The Insurance Services Office (ISO) [which is a rating system that is used to serve

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insurance companies covering property] last surveyed Santee in 2021, and Santee received a Class 1 rating based on the ISO rating system of 1 through 10 (with the highest rating being 1 and the lowest being 10).

The City’s Safety and Environmental Justice Element notes that “[t]he Santee Fire Department currently has two fire stations—Station 4 and Station 5. Fire Station 4 is at 8950 Cottonwood Avenue, and Fire Station 5 is at 9130 Carlton Oaks Drive” (City of Santee 2025a). One interim fire station, Station 20, which opened in October 2025, is located at 9534 Via Zapador, co-located at the City Operations Yard. SFD “maintains a minimum daily staffing of 19 emergency response personnel, including the battalion chief” (City of Santee 2025a). SFD plans to construct a permanent building for Station 20 adjacent to the Operations Yard with space for three apparatus bays and 10 personnel. There are also long-range plans for an additional station in the northeastern portion of Santee and a comprehensive remodel of Station 4; however, these long-range plans are currently unfunded (City of Santee 2025b). For the locations of fire stations within Santee, refer to Figure 4.13-1, Fire and Police Protection Facilities.

Additionally, per the City’s Safety and Environmental Justice Element, “vegetation management is contracted to a third-party consultant who performs weed abatement inspections and is overseen by the Santee Code Compliance Office. Fire investigation is contracted with the San Diego County Sheriff’s Department Bomb/Arson Unit” (City of Santee 2025a).

4.18.2 Relevant Plans, Policies, and Ordinances
Federal
National Fire Protection Association Codes, Standards, Practices, and Guides National Fire Protection Association codes, standards, recommended practices, and guides are developed through a consensus standards development process approved by the American National Standards Institute. This process brings together professionals representing varied viewpoints and interests to achieve consensus on fire and other safety issues. National Fire Protection Association standards are recommended guidelines and nationally accepted good practices in fire protection but are not laws or codes unless adopted as such or referenced as such by the California Fire Code (CFC) or the local fire agency.

Federal Wildland Fire Management Policy
The Federal Wildland Fire Management Policy was developed in 1995, updated in 2001, and again in 2009 by the National Wildfire Coordinating Group, a federal multi-agency group that establishes consistent and coordinated fire management policy across multiple federal jurisdictions. An important component of the Federal Wildland Fire Management Policy is the acknowledgment of the essential role of fire in maintaining natural ecosystems. The Federal Wildland Fire Management Policy and its implementation are based on the following guiding principles, found in the Guidance for Implementation of Federal Wildland Fire Management Policy (National Wildfire Coordinating Group 2009):

1. Firefighter and public safety is the first priority in every fire management activity.

2. The role of wildland fire as an essential ecological process and natural change agent will be incorporated into the planning process.

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3. Fire management plans, programs, and activities support land and resource management plans and their implementation.

4. Sound risk management is a foundation for all fire management activities.

5. Fire management programs and activities are economically viable, based upon values to be protected, costs, and land and resource management objectives.

6. Fire management plans and activities are based upon the best available science.

7. Fire management plans and activities incorporate public health and environmental quality considerations.

8. Federal, state, tribal, local, interagency, and international coordination and cooperation are essential.

9. Standardization of policies and procedures among federal wildland fire management agencies is an ongoing objective.

National Fire Plan
The National Fire Plan, officially titled Managing the Impacts of Wildfire on Communities and the Environment: A Report to the President in Response to the Wildfires of 2000, was a presidential directive in 2000 as a response to severe wildland fires that had burned throughout the United States. The National Fire Plan focuses on reducing fire impacts on rural communities and providing assurance for sufficient firefighting capacity in the future. The plan addresses five key points: firefighting, rehabilitation, hazardous fuels reduction, community assistance, and accountability. The plan provides technical, financial, and resource guidance and support for wildland fire management across the United States. The U.S. Department of Agriculture and the Department of the Interior are working to successfully implement the key points outlined in the plan (DOI and USDA 2000).

International Fire Code
Created by the International Code Council, the International Fire Code addresses a wide array of conditions hazardous to life and property, including fire, explosions, and hazardous materials handling or usage (although not a federal regulation but rather the product of the International Code Council). The International Fire Code places an emphasis on prescriptive and performance-based approaches to fire prevention and fire protection systems.

Updated every 3 years, the International Fire Code uses a hazards classification system to determine the appropriate measures to be incorporated to protect life and property (often times these measures include construction standards and specialized equipment). The International Fire Code uses a permit system (based on hazard classification) to ensure that required measures are instituted.

State
California Government Code
California Government Code Sections 51175 through 51189 provide guidance for classifying lands in California as fire hazard areas and requirements for management of property within those lands. The California Department of Forestry and Fire Protection (CAL FIRE) is responsible for classifying Fire Hazard Severity Zones (FHSZs) based on statewide criteria and makes the information available for public review. Further, local agencies must designate, by ordinance, VHFHSZs within their jurisdiction based on the recommendations of CAL FIRE.

Section 51182 sets forth requirements for maintaining property within fire hazard areas, such as defensible space, vegetative fuels management, and building materials and standards. Defensible space around structures in fire hazard areas must consist of a minimum of 100 feet of fuel modification on each side of a structure but not beyond

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the property line unless findings conclude that the clearing is necessary to significantly reduce the risk of structure ignition in the event of a wildfire. Clearance on adjacent property shall only be conducted following written consent by the adjacent owner. Further, trees must be trimmed from within 10 feet of the outlet of a chimney or stovepipe, vegetation near buildings must be maintained, and roofs of structures must be cleared of vegetative materials.

Exemptions may apply for buildings with an exterior constructed entirely of nonflammable materials.

California Code of Regulations
Title 14 Natural Resources
Title 14, Division 1.5, Chapter 7, Subchapter 3, Fire Hazard, also sets forth requirements for defensible space if the distances specified above cannot be met. For example, features that have similar practical effects include noncombustible block walls or fences, 5 feet of noncombustible material horizontally around the structure, hardscape landscaping, reduction of exposed windows on the side of the structure with a less-than-30-foot setback, or additional structure hardening such as those required in the California Building Code (CBC), California Code of Regulations Title 24, Part 2, Chapter 7A.

Title 24 California Building Standards Code
As of January 1, 2026, all CBC and CFC requirements related to wildfire risk have been consolidated in Title 24, Part 7, California Wildland-Urban Interface Code (CWUIC). This includes code previously located in Chapter 7A of the CBC and Chapter 49 of the CFC. Part 7 regulates building materials, systems, and/or assemblies used in the exterior design and construction of new buildings located within a fire hazard area. Fire hazard areas as defined by the CWUIC include areas identified as a FHSZ within a State Responsibility Area, Local Responsibility Area (LRA), or a WUI fire area. The purpose of Part 7 is to establish minimum standards for the protection of life and property by increasing the ability of structures located in a fire hazard area to resist the intrusion of flames or burning embers projected by a wildfire, and to contribute to a systematic reduction in structural losses from a wildfire. New buildings located in such areas must comply with the ignition-resistant construction standards outlined in Part 7. The CWUIC and Office of the State Fire Marshal provide regulations and guidance for local agencies in the development and enforcement of fire safety standards. The CWUIC is updated and published every 3 years by the California Building Standards Commission. The 2025 CWUIC took effect on January 1, 2026. The City adopted the 2025 CFC and 2025 CWUIC in December 2025.

California Public Resources Code
California Public Resources Code (PRC) Section 4290 requires “minimum fire safety standards related to defensible space” that are applicable to residential, commercial, and industrial building construction in State Responsibility Area lands and lands classified and designated as VHFHSZs. These regulations include road standards for fire apparatus access, signs identifying roads and buildings, fuel breaks and green belts, and minimum water supply requirements. It should be noted that these regulations do not supersede local regulations that equal or exceed minimum regulations required by the state.

PRC Section 4291 requires a reduction of fire hazards around buildings located adjacent to a mountainous area, forest-covered lands, brush-covered lands, grass-covered lands, or land that is covered in flammable material. It is required to maintain 100 feet of defensible space around all sides of a structure but not beyond the property line unless required by state laws or local ordinances, rules, or regulations. Further, PRC Section 4291 requires the removal of dead or dying vegetative materials from the roof of a structure, and trees and shrubs must be trimmed from within 10 feet of the outlet of a chimney or stovepipe. Exemptions may apply for buildings with an exterior constructed entirely of nonflammable materials.

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The PRC includes fire safety regulations that restrict the use of equipment that may produce a spark, flame, or fire; require the use of spark arrestors on construction equipment that use an internal combustion engine; specify requirements for the safe use of gasoline-powered tools in fire hazard areas; and specify fire suppression equipment that must be provided on site for various types of work in fire-prone areas. These regulations include the following:
▪ Earthmoving and portable equipment with internal combustion engines would be equipped with a spark arrestor to reduce the potential for igniting a wildland fire (PRC Section 4442) ▪ Appropriate fire suppression equipment would be maintained during the highest fire danger period—from April 1 to December 1 (PRC Section 4428)
▪ On days when a burning permit is required, flammable materials would be removed to a distance of 10 feet from any equipment that could produce a spark, fire, or flame, and the construction contractor would maintain the appropriate fire suppression equipment (PRC Section 4427) ▪ On days when a burning permit is required, portable tools powered by gasoline-fueled internal combustion engines would not be used within 25 feet of any flammable materials (PRC Section 4431) Fire Hazard Severity Zones
The CAL FIRE Fire and Resource Assessment Program has mapped FHSZs across the state, which are identified as Moderate to Very High and are categorized for fire protection within a Federal Responsibility Area, State Responsibility Area, or LRA under the jurisdiction of a federal agency, CAL FIRE, or local agency, respectively. CAL FIRE maps FHSZs based on fuel loading, slope, fire history, weather, and other relevant factors as directed by PRC Sections 4201–4204 and California Government Code Sections 51175–51189. Within Santee, all FHSZ areas are categorized as LRA. SFD has primary responsibility for wildfire prevention and suppression within LRAs in Santee.

The LRA Fire Hazard Severity Zone Map was updated in March 2025 by the State Fire Marshal and was formally adopted by the Santee City Council via Ordinance and incorporated into the City’s Safety and Environmental Justice Element by reference (City of Santee 2025a).

As shown in Figure 4.18-1, portions of the proposed Community Hub Overlay, a small eastern segment of the proposed Community Corridor Overlay, and the entirety of APN 378-160-25-00, are located within a LRA with Very High, High, and/or Moderate FHSZs (CAL FIRE 2025).

California Strategic Fire Plan
The 2024 Strategic Fire Plan for California reflects CAL FIRE’s focus on fire prevention and suppression activities to protect lives, property, and ecosystem services, and natural resource management to maintain the state’s forests as a resilient carbon sink to meet California’s climate change goals and to serve as important habitat for adaptation and mitigation. The Strategic Fire Plan for California provides a vision for a natural environment that is more fire resilient, buildings and infrastructure that are more fire resistant, and a society that is more aware of and responsive to the benefits and threats of wildland fire, all achieved through local, state, federal, tribal, and private partnerships (CAL FIRE 2024). Plan goals include the following:

1. Identify and evaluate wildland fire hazards and recognize life, property, and natural resource assets at risk, including watershed, habitat, social, and other values of functioning ecosystems. Facilitate the collaborative development and sharing of all analyses and data collection across all ownerships for consistency in type and kind.

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2. Promote and support local land use planning processes as they relate to (a) protection of life, property, and natural resources from risks associated with wildland fire; and (b) individual landowner objectives and responsibilities.

3. Support and participate in the collaborative development and implementation of local, county, and regional plans that address fire protection and landowner objectives.

4. Increase fire prevention awareness, knowledge, and actions implemented by individuals and communities to reduce human loss, property damage, and impacts to natural resources from wildland fires.

5. Integrate fire and fuels management practices with landowner/land manager priorities across jurisdictions.

6. Determine the level of resources necessary to effectively identify, plan, and implement fire prevention using adaptive management strategies.

7. Determine the level of fire suppression resources necessary to protect the values and assets at risk identified during planning processes.

8. Implement post-fire assessments and programs for the protection of life, property, and natural resource recovery.

California Mutual Aid Agreements
The California Disaster and Civil Defense Master Mutual Aid Agreement, as provided by the California Emergency Services Act, provides statewide mutual aid between and among local jurisdictions and the state. The statewide mutual aid system exists to ensure that adequate resources, facilities, and other supports are provided to jurisdictions whenever resources prove to be inadequate for a given situation. Each jurisdiction controls its own personnel and facilities but can give and receive help whenever needed.

California Natural Disaster Assistance Act
The California Natural Disaster Assistance Act provides financial aid to local agencies to assist in the permanent restoration of public real property, other than facilities used solely for recreational purposes, when such real property has been damaged or destroyed by a natural disaster. The California Natural Disaster Assistance Act is activated after a local declaration of emergency, after the California Emergency Management Agency gives concurrence with the local declaration, or after the governor issues a proclamation of a state emergency. Once the California Natural Disaster Assistance Act is activated, local government is eligible for certain types of assistance, depending on the specific declaration or proclamation issued.

State Fire Regulations
State fire regulations are set forth in Section 13000 et seq. of the California Health and Safety Code and include regulations concerning building standards (as also set forth in the CBC), fire protection and notification systems, fire protection devices such as extinguishers and smoke alarms, high-rise building and childcare facility standards, and fire suppression training. The Office of the State Fire Marshal enforces these regulations and building standards in all state-owned buildings, state-occupied buildings, and state institutions throughout California.

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Regional and Local
Regional
California Disaster and Civil Defense Master Mutual Aid Agreement As provided for in the California Emergency Services Act, this agreement was developed in 1950 and adopted by all 58 California counties. This statewide mutual aid system is designed to ensure that adequate resources, facilities, and other support are provided to jurisdictions whenever their own resources prove to be inadequate to cope with a given situation. San Diego County is in Mutual Aid Region 6 of the state system, which also includes Imperial, Riverside, San Bernardino, Inyo, and Mono Counties.

San Diego County Emergency Operations Plan
The San Diego County Emergency Operations Plan (EOP) is a “comprehensive emergency management system which provides for a planned response to disaster situations associated with natural disasters, technological incidents … and nuclear-related incidents” (USDCESO and County of San Diego 2022). The EOP includes “operational concepts relating to various emergency situations, identifies components of the Emergency Management Organization, and describes the overall responsibilities for protecting life and property and assuring the overall wellbeing of the population. The plan also identifies the sources of outside support that might be provided (through mutual aid and specific statutory authorities) by other jurisdictions, state and federal agencies and the private sector” (USDCESO and County of San Diego 2022).

San Diego County Multiple-Jurisdictional Hazard Mitigation Plan The purpose of the County’s Multi-Jurisdictional Hazard Mitigation Plan (MJHMP) (County of San Diego 2023) is to identify the County’s hazards, review and assess past disaster occurrences, estimate the probability of future occurrences, and set goals to mitigate potential risks to reduce or eliminate long-term risk to people and property from natural and human-made hazards. An important San Diego County MJHMP component is the Community Emergency Response Team, which educates community members about disaster preparedness and trains them in basic response skills, including fire safety.

Local
Santee Emergency Operations Plan
As described in the Safety and Environmental Justice Element, the City’s EOP provides a framework to use in performing emergency functions “before, during, and after an emergency event, natural disaster, or technological incident” (City of Santee 2025a). The EOP is based on the San Diego County EOP but designed to meet the needs of the City with respect to organizational structure and the City’s top hazards. This plan establishes the emergency organization and addresses the coordination of emergency response activities. The goal of this plan is to provide for a coordinated effective response to ensure the “protection of life, property, and the environment.” Additionally, “[t]he City continuously updates its Emergency Operations Plan and provides ongoing training to maintain compliance with the Statewide Emergency Management System (SEMS), increasing preparedness in the event of a disaster.” (City of Santee 2025a)

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The EOP is based on a whole community approach. This concept is a process by which residents, emergency management representatives, organizational and community leaders, and government officials can understand and assess the needs of their respective communities and determine the best ways to organize and strengthen their resources, capacities, and interests. Under the EOP, SFD and the Santee Police Department work together to provide coordinated training on procedures and processes for managing emergency incidents.

City of Santee Safety and Environmental Justice Element The City’s Safety and Environmental Justice Element Update was adopted in May 2025 and “provides policy direction for new development and redevelopment in Santee related to public safety [including wildland fire hazards] and equity issues.” The purpose of the Safety and Environmental Justice Element is to reduce loss of life, injuries, and damage to property “resulting from natural and human-caused” public safety hazards, including flooding, geologic and seismic hazards, fire, traffic hazards, and crime. The following goals, objectives, and policies are applicable to wildfire (City of Santee 2025a):

Goal 1. Reduce impacts from and improve the City of Santee’s capacity to adapt to natural hazards.

Objective 3. Minimize injuries, loss of life, and property damage resulting from fire hazards.

New Development
Policy 3.1. Mandate that a proposed development in a State Responsibility Area or Very High Fire Hazard Severity Zone be approved only after it is determined that a Fire Protection Plan is in place that includes measures to avoid or minimize fire hazards, such as adequate water pressure to maintain the required fire flow at the time of development.

Policy 3.2. Ensure that all new development meets established response time standards for fire and life safety services and that all new development in State Responsibility Areas or Very High Fire Hazard Severity Zones requires fuel modification around homes and subdivisions.

Policy 3.3. Avoid expanding new residential development, essential public facilities, and critical infrastructure in areas subject to extreme threat or high risk, such as High or Very High Fire Hazard Severity Zones, or areas classified by the California Department of Forestry and Fire Protection as having an Extreme Threat classification on Fire Threat Maps unless all feasible risk reduction measures have been incorporated into project designs or conditions of approval.

Policy 3.4. Prohibit land uses that could exacerbate the risk of ignitions in High or Very High Fire Hazard Severity Zones, such as outdoor storage of hazardous or highly flammable materials, automobile service or gas stations, or temporary fireworks sales.

Policy 3.5. Prohibit land uses that could place occupants at unreasonable risk in High or Very High Fire Hazard Severity Zones, such as areas with large events or assembly of people and healthcare facilities.

Policy 3.6. Encourage the use of conservation easements or establish a Transfer of Development Rights Program in undeveloped wildland areas within High or Very High Fire Hazard Severity Zones.

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Policy 3.7. Require the installation of fire hydrants and establishment of emergency vehicle access, notably before construction with combustible materials can begin on an approved project. Policy
Policy 3.8. Require emergency access routes in developments to be adequately wide to allow the entry and maneuvering of emergency vehicles to ensure that new development has adequate fire protection.

Policy 3.9. Mandate that proposed development satisfy the minimum structural fire protection standards in the adopted edition of the California Building Standards Code and California Fire Code; however, where deemed appropriate, the City of Santee shall enhance the minimum standards to provide optimum protection.

Policy 3.10. Mandate that all new development in the Very High Fire Severity Zones comply with the most current version of the California Building Code and California Fire Code.

Policy 3.11. Mandate that all new development meet or exceed Title 14, California Code of Regulations, Division 1.5, Chapter 7, Subchapter 2, Articles 1–5 (starting with Section 1270) (SRA Fire Safe Regulations), and Title 14, California Code of Regulations, Division 1.5, Chapter 7, Subchapter 3, Article 3 (starting with Section 1299.01) (Fire Hazard Reduction Around Buildings and Structures Regulations), for State Responsibility Areas and/or Very High Fire Severity Zones.

Existing Development
Policy 3.12. Increase resilience of existing development in high-risk areas built prior to modern fire safety codes or wildfire hazard mitigation guidance.

Policy 3.13. Mandate that public and private landowners for all existing land uses comply with all applicable state and local requirements and implement site-specific safety measures that mitigate to a low-risk condition around or near public facilities, infrastructure, and natural resources.

Policy 3.14. Provide information regarding defensible space and building retrofits to achieve a low-risk condition.

Policy 3.15. Require public and private landowners to minimize the risk of wildfire moving from wildland areas to developed properties or from property to property by increasing structural hardening measures (e.g., fire-rated roofing and fire-resistant construction materials and techniques), maintaining and improving defensible space on site, and supporting vegetation management in adjacent undeveloped areas.

Policy 3.16. Require structures with fire protection sprinkler systems to provide for outside alarm notification.

Policy 3.17. Mitigate existing non-conforming development to contemporary fire safe standards (e.g., road standards, vegetative hazards). Support state legislation that would provide tax incentives to encourage the repair or demolition of structures that could be considered fire hazards.

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Infill Development
Policy 3.18. Prioritize infill development within the existing developed footprint to avoid hazardous areas and support emergency response times.

Policy 3.19. Ensure that all infill development projects within State Responsibility Areas or Very High Fire Hazard Severity Zones are required to comply with applicable state or local fire safety and defensible space regulations or standards and any applicable fire protection or risk reduction measures identified in locally adopted plans.

Policy 3.20. Ensure that discretionary infill projects may be required to prepare a project-specific fire hazard and risk assessment and incorporate project-specific risk reduction measures, subject to the determination and approval of the Fire Marshal.

All Development
Policy 3.21. Support the continuation of long-term maintenance of fire hazard reduction projects, such as a weed abatement program (existing), community fire breaks, and private and public road clearance.

Policy 3.22. Ensure that the distribution of fire hydrants and capacity of water lines is adequate through periodic review. Collaborate with the Padre Dam Municipal Water District to ensure that the City’s water supply location and long-term integrity are sufficient and future water supply needs are met.

Policy 3.25. The Santee Fire Department shall continue to be involved in the review of development applications to minimize fire hazards. Considerations shall be given to adequate emergency access, driveway widths, turning radii, future water supply needs, fire hydrant locations, needed fire flow requirements, street addressing, and signage.

Policy 3.27. Ensure that the timing of additional fire station construction or renovation (or new services) relates to the rise of service demand in Santee and surrounding areas.

Policy 3.28. Ensure that re-development after a large fire complies with the requirements for construction in the Very High Fire Hazard Severity Zones for fire safety.

Policy 3.29. Ensure that the planning and design of re-development in very high Fire Hazard Severity Zones minimizes the risks of wildfire and includes adequate provisions for vegetation management, emergency access, and firefighting while also complying with current fire codes.

Policy 3.30. Support mutual aid agreements and communications links with the County of San Diego and the other municipalities participating in the Unified San Diego County Emergency Service Organization.

Policy 3.31. Provide adequate staffing, equipment, technology, training, and funding for the Santee Fire Department to meet the existing and projected service demands and response times.

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Goal 5. Increase Santee’s resiliency to climate change-related impacts.

Objective 12. Increase resiliency to the impacts of wildfire.

Policy 12.1. Continue to require fire prevention planning and defensible space in all new development within Very High Fire Hazard Severity Zones or wildland-urban interface.

Policy 12.2. Review development proposals and coordinate with regional transportation agencies, as needed, to ensure that multiple evacuation routes are available under a range of scenarios and to identify alternative routes that are accessible to people without lifesupporting resources.

Policy 12.4. Identify fire-prone habitats to plan for increased risk of larger and more frequent wildfires.

City of Santee Municipal Code
Chapter 11.18 of the City’s Municipal Code adopts the 2025 CFC, Part 9, Title 24, of the California Code of Regulations. The code includes but is not limited to regulations requiring all new development to install sprinkler systems; the minimum required unobstructed street widths for fire apparatus access; and requirements, which include preparation of a fire protection plan, for development in WUI areas.

Chapter 12.30 (Development Impact Fees) of the City’s Municipal Code imposes development fees on all new projects, which are collected at the time of issuance of building permits by the City. The charges imposed by this regulation serve as a means to finance public facilities, including fire station facilities. As such, the Proposed Project would be required to comply with this regulation.

4.18.3 Environmental Impacts

4.18.3.1 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 some of the land use designations within the Plan Area, 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.

4.18.3.2 Thresholds of Significance
The significance criteria used to evaluate the Project’s impacts to wildfire are based on California Environmental Quality Act Guidelines Appendix G. For the purposes of this Project, a potentially significant impact to wildfire would occur if the Proposed Project would be located in or near State Responsibility Areas or lands classified as VHFHSZs and the Proposed Project would:

1. Substantially impair an adopted emergency response plan or emergency evacuation plan.

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2. Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire.

3. Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment.

4. 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.

4.18.3.3 Land Use Element Update Relevant Goals and Policies None of the proposed draft goals, policies, and implementation actions from the Land Use Element Update are relevant to wildfire.

4.18.3.4 Impacts Analysis
Threshold 4.18-1: Would the project substantially impair an adopted emergency response plan or emergency evacuation plan?
As shown in Figure 4.18-1, Local Responsibility VHFHSZs are located within Santee, including portions of the Project parcels. Santee is adjacent to a State Responsibility VHFHSZ to the northeast. As discussed above (Section 4.18.2, Relevant Plans, Policies, and Ordinances), the City has three primary documents related to emergency and evacuation planning (i.e., the County EOP, the Santee EOP, and the County MJHMP). The County MJHMP identifies risks, minimizes damage from natural and human-made disasters, and is generally intended to provide compliance with regulatory requirements associated with emergency response efforts (County of San Diego 2023). The County EOP is written in coordination with the MJHMP and contains an Evacuation Annex, which describes how emergency personnel shall implement a response to a disaster when and if evacuation is needed. The County EOP covers all of San Diego County, including Santee. According to the City’s General Plan Safety and Environmental Justice Element, the Santee EOP was developed from the County EOP and provides “a system for the effective management of emergencies consistent with the County EOP” and tailored to the City’s needs (City of Santee 2025a). The County EOP identifies major interstates and highways that serve as primary transportation routes in the case of an evacuation. Routes that run through the City to be used for evacuation include State Route (SR) 52 (east–west), SR-67 (north–south), and SR-125 (north–south) (USDCESO and County of San Diego 2022).

The Proposed Project is a policy document and does not propose the construction of new development or redevelopment. Rather, the Project proposes land use changes intended to guide growth and development on Project parcels within Santee. Specifically, the Project would place the Community Hub Overlay along the main transit corridors of Mast Boulevard and on designated parcels along Cuyamaca Street and Carlton Hills Boulevard.

Some of the Project parcels located at the intersection of Cuyamaca Street and Mast Boulevard are located within the area mapped as VHFHSZ. The Community Corridor Overlay would be proposed along the main transit corridors of Misson Gorge Road. Parcels within the proposed Community Corridor Overlay that are located on the eastern side of North Magnolia Avenue are within a VHFHSZ. Additionally, potential future development or redevelopment could occur at a specific parcel (APN 378-160-25-00), proposed to be redesignated from Neighborhood Commercial to Medium-High Residential (R-14), which is located within a VHFHSZ.

Impairment of an emergency response plan or EOP could occur if there was a substantial increase in the population evacuating an area that would not adequately be served by the existing circulation system or planned potential evacuation routes are impaired during future construction or operation. As described in Table 3-2, Proposed

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Residential Land Use Change, in Chapter 3, Project Description, the Project’s realistic buildout of residential uses associated with the Project parcels would result in 5,687 dwelling units and 16,151 residents. This would be an increase of 4,596 dwelling units and 13,053 residents compared to the existing conditions of the Project parcels.

Although the Proposed Project would potentially introduce a permanent residential population to the Plan Area that would require evacuation in a wildfire emergency, development would occur in Santee over a 20-year planning period, with a horizon year of 2045. The Project’s new land use designations include the Community Hub Overlay and the Community Corridor Overlay, which would be applied primarily in the central area of Santee and would be focused on the major thoroughfares. Additionally, the proposed land use redesignation would involve redesignating parcel APN 378-160-25-00 from Neighborhood Commercial to Medium-High Residential (R-14). These land use changes would occur in urbanized areas with established streets and infrastructure, which would not be likely to require any substantive reconfigurations, changes, or additions to the street system that would impair or otherwise affect an emergency response or evacuation. Additionally, potential new development would be subject to the CFC, which includes regulations regarding fire services features, such as fire apparatus access roads and means of egress. The County EOP identifies major interstates and highways that serve as primary transportation routes in the case of an evacuation. Evacuation routes identified in the EOP in proximity to the potential future development areas associated with the proposed land use changes (i.e., Project parcels) include SR-52 (east–west), SR-67 (north–south), and SR-125 (north–south). Evacuation for the Project parcels would rely on existing local roads that connect to these major transportation corridors.

As discussed in Section 4.13, individual development would be required to make a fair share contribution by way of Development Impact Fees to the City to ensure the continued adequacy of fire response and emergency services consistent with Chapter 12.50 of the City’s Municipal Code and Fee Schedule. Fees are used for acquiring, designing, constructing, improving, providing, and maintaining fire facilities. Continued provision of fire facilities ensure adequate personnel, equipment, and resources to successfully manage emergency response. Development of fire stations in Santee would be subject to review and approval by SFD as to sizing, location, and need. In addition, Safety Element Policy 3.2 requires that all new developments meet established response time standards for fire and life safety services, and Policy 3.27 requires the timing of additional fire station construction or renovation or new services be related to the rise of service demands. These policies support the continued planning and implementation of fire protection and emergency response services by SFD that adequately meet service goals, such as response time standards, for the residents of Santee.

Due to compliance with required regulations (including applicable provision of the CFC), continued implementation of emergency response programs to support the goals and policies set forth in the Project, and the general location and nature of Proposed Project–facilitated development (which would consist of development in areas with established roadway infrastructure and within existing developed areas), potential impacts to an adopted emergency response/evacuation plan associated with implementation of the Proposed Project would be reduced.

In addition, future development would be required to make fair share contributions in compliance with the City’s Municipal Code that would support the continued operation and growth of fire services to provide adequate emergency response services. Further, construction associated with potential future development would be required by the City’s Traffic Engineering Division to prepare a traffic control plan in accordance with the City’s Public Works Standards to address any construction activity that would disrupt traffic flow on City streets (see further discussion in Section 4.15, Transportation). Traffic control plans would minimize obstructions or impediments to evacuation procedures should construction activities be located along designated evacuation routes. Therefore, impacts would be less than significant.

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Threshold 4.18-2: Due to slope, prevailing winds, and other factors, would the project exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
As discussed above and illustrated in Figure 4.18-1, much of the Plan Area is within a VHFHSZ, particularly in the northern, southwestern, and southeastern portions. Several of the Project parcels are within VHFHSZs, located at the intersection of Cuyamaca Street and Mast Boulevard in the proposed Community Hub Overlay, on the eastern side of North Magnolia Avenue within the Community Corridor Overlay, and on the R-14 parcel.

As discussed for Threshold 4.18-1, no specific development is proposed as part of the Proposed Project. As such, no physical development as a result of the Project would result in the exacerbation of wildfire risk that would expose occupants to pollutant concentrations from wildfire. In addition, the Project goals and policies would not represent a change to conditions that would result in the exacerbation of wildfire risk. Certain goals and policies in the General Plan Safety and Environmental Justice Element, particularly Safety Objective 3, Policies 3.1 through 3.11 and 3.18 through 3.20, would ensure current and future development in the Plan Area within areas classified as VHFHSZ would reduce potential fire risk and risk of exposure as much as possible (City of Santee 2025a).

As explained above, the realistic Project buildout of residential uses would result in the addition of 5,687 dwelling units and 16,151 residents. This would be an increase of 4,596 dwelling units and 13,053 residents compared to the existing conditions of the Project parcels. Potential future development adjacent to or within a high fire hazard area can result in increased fire-related risk to people and structures. Reasonably foreseeable future development would occur with the Project parcels, which are in urban-built out areas, indicating that future development would be infill development that would use existing utilities and infrastructure. The majority of the Project parcels currently contain structures, so future development of the Project parcels would involve demolition and redevelopment, which would replace older, more flammable structures that are at a higher fire risk, with newer, more ignitionresistant materials and structures. The Santee Municipal Code includes building standards and fire regulations for construction. Chapter 11.18 of the Santee Municipal Code adopts the 2025 CFC, Part 9, Title 24, of the California Code of Regulations. The code includes but is not limited to regulations requiring all new development to install sprinkler systems; the minimum required unobstructed street widths for fire apparatus access; and special fire protection requirements for development in WUI areas and FHSZs, including preparation of a fire protection plan; defensible space requirements; and specific construction methods, requirements, and construction materials (City of Santee 2025a). The 2025 CWUIC requires the use of fire-resistant building materials, defensible space, and other construction requirements to reduce the risk of building new development within the WUI.

The City’s General Plan Safety and Environmental Justice Element Safety Policies 3.1 through 3.31 provide guidance for the minimization of fire hazards, including ensuring adequate response times, setting standards for emergency access, structural standards, and other planning design measures required to be considered in all new development. Additionally, future discretionary projects would require review by the Building Official/Fire Marshal.

The Safety and Environmental Justice Element states that project features are required for new development within WUI areas to minimize structural ignitions and facilitate emergency response and access, including fuel modification zones, fire protection infrastructure, emergency vehicle access, and weed abatement programs.

Therefore, through adherence to fire code regulations and General Plan policies and requirements, the Proposed Project would not exacerbate fire risk such that occupants would be exposed to pollutant concentrations from a wildfire or the uncontrollable spread of a wildfire, and impacts would be less than significant.

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Threshold 4.18-3: Would the project require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? The Project would 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 Proposed Project by promoting infill and improving land use efficiency in established neighborhoods and districts. No specific development is proposed as part of the Proposed Project that would result in the exacerbation of fire risk resulting from installation or maintenance of infrastructure.

The Proposed Project would result in land use changes that would accommodate a realistic buildout of approximately 5,687 dwelling units and 16,151 residents at the Project parcels. This would be an increase of 4,596 dwelling units and 13,053 residents compared to the existing conditions of the Project parcels. These land use changes would occur in urbanized areas that are already serviced by existing utilities. Because future development facilitated by the Project would be infill, new infrastructure for potential future development would generally consist of improvements and upgrades to existing utilities to provide connection to new structures.

All future development in the Project parcels would be required to comply with construction methods outlined in the Municipal Code, the CWUIC, and the CBC, which specify requirements for materials and construction methods for fire safety. Further, proposed Policy LU-3.5 would require all utility and other service wires to be placed underground, where feasible. This policy would apply to both potential future development associated with the Proposed Project and all other utilities and service wires.

For the reasons discussed above, the Proposed Project would not exacerbate wildfire risk or result in impacts to the environment related to the installation or maintenance of associated infrastructure. Additionally, approval of the Proposed Project would not change existing regulations and would not provide any goals, policies, or programs related to the installation or maintenance of associated infrastructure that would exacerbate fire risk or result in impacts to the environment. As such, impacts would be less than significant.

Threshold 4.18-4: Would the project expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes? Wildfire can significantly alter the way water interacts with the landscape to the extent that even modest rainstorms can produce dangerous flash floods and debris flows after a fire. Burned landscapes are particularly susceptible to debris flow because wildfire removes vegetation, which plays a vital role in maintaining existing drainage patterns and the stability of soils. Removal of surface vegetation reduces the ability of the soil surface to absorb rainwater and can allow for increased runoff that may include large amounts of debris or mud-flows. If hydrophobic conditions exist post-fire, the rate of surface water runoff is increased as water percolation into the soil is reduced (Moench and Fusaro 2012). The potential for surface runoff and debris flows therefore increases for areas recently burned by large wildfires (Moench and Fusaro 2012).

The Project involves updates to land use designations that would accommodate a realistic buildout of approximately 5,687 dwelling units and 16,151 residents at the Project parcels. Therefore, the Proposed Project would facilitate redevelopment or development at the Project parcels, resulting in the continuation or addition of people or structures at the Project parcels that could be exposed to significant risks because of runoff, post-fire slope instability, or drainage changes.

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The Project parcels are located within developed portions of Santee, and almost all Project parcels have been previously developed, including surface grading. The areas proposed for the Community Hub Overlay and Community Corridor Overlay are relatively flat with some gentle sloping topography in limited areas. The R-14 parcel has sloping, open space topography on the eastern side of the parcel; however, this portion would remain designated as open space, and no future development would occur there. Redevelopment of these infill parcels would not significantly alter drainage or slope. Due to the conditions of the Project parcels and the surrounding urban areas, reasonably foreseeable future development of the Project parcels would not expose people or structures to significant risk of wildfire or significant risk of post-fire impacts such as downstream flooding, mudslides, landslides, or other slope instability.

Lastly, the City’s Safety and Environmental Justice Element includes Safety Policy 3.29, which requires redevelopment in VHFHSZs to incorporate vegetation management, emergency access, and compliance with fire codes to reduce wildfire risk. Overall, future development would be subject to applicable regulations and policies addressing flooding, drainage, slope stability, and wildfire risk. Conditions of the Project parcels would not result in future development facilitated by the Project that would have the potential to alter drainage, runoff, slopes, or downstream conditions. Therefore, the Project would not expose people or structures to significant risks from runoff, post-fire slope instability, or drainage changes, and impacts would be less than significant.

4.18.4 Mitigation Measures
No mitigation measures are required as impacts would be less than significant.

4.18.5 Level of Significance After Mitigation
Threshold 4.18-1: The Proposed Project would have a less-than-significant impact related to a substantially impairing an adopted emergency response plan or emergency evacuation plan.

Threshold 4.18-2: The Proposed Project would have a less-than-significant impact related to exacerbating wildfire risk and thereby exposing occupants to pollutant concentrations from a wildfire or the uncontrolled spread of wildfire, due to slope, prevailing winds, or other factors.

Threshold 4.18-3: The Proposed Project would have a less-than-significant impact related to requiring the installation or maintenance of associated infrastructure that may exacerbate wildfire risk or that may result in temporary or ongoing impacts to the environment.

Threshold 4.18-4: The Proposed Project would have a less-than-significant impact related to exposing 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.

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INTENTIONALLY LEFT BLANK
City of Santee
Proposed Land Use
Community Corridor Overlay
Community Hub Overlay
OS
R-14
Local Responsibility Area (LRA)
Very High
High
Moderate
State Responsibility Area (SRA)
Very High
High
Date: 2/13/2026 User: cbattle Path: Z:\Projects\j1710001\MAPDOC\PEIR\PEIR.aprx Map: Very High Fire Hazard Severity Zone Layout: Figure 4.18-1 Very High Fire Hazard Severity Zone 0 0.5 1 n Miles
SOURCE: CalFire 2025
City of Santee Land Use Element PEIR
Very High Fire Hazard Severity Zone
FIGURE 4.18-1

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CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 5-1
5 Cumulative Effects

5.1 Cumulative Impacts
This section addresses cumulative impacts associated with implementation of the City of Santee (City) Land Use Element Update (Project or Proposed Project). The California Environmental Quality Act (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.” Section 15355 further states that cumulative impacts can result from individually minor but collectively significant projects taking place over a period of time.

Section 15130(a) of the CEQA Guidelines requires a discussion of cumulative impacts of a project “when the project’s incremental effect is cumulatively considerable.” Cumulatively considerable, as defined in Section 15065(a)(3), “means that the incremental effects of an individual project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.”
According to Section 15130(b) of the CEQA Guidelines, the discussion of cumulative effects “need not provide as great a detail as is provided for the effects attributable to the project alone. The discussion should be guided by standards of practicality and reasonableness.” The evaluation of cumulative impacts are to be based on either (a) “a list of past, present, and probable future projects producing related or cumulative impacts, including, if necessary, those impacts outside the control of the agency,” or (b) “a summary of projections contained in an adopted local, regional, or statewide plan or related planning document, that describes or evaluates conditions contributing to the cumulative effect... Any such planning document shall be referenced and made available to the public at a location specified by the Lead Agency” (CEQA Guidelines Section 15130[b][1]). Pursuant to Section 15130(d), cumulative impact discussions may rely on previously approved land use documents such as general plans, specific plans, and local coastal plans, which may be incorporated by reference.

5.1.1 Cumulative Impacts Methodology
The Proposed Project includes updates to existing land use designations, the land use map, goals, policies, and actions, and will add two new overlay zones, which would ultimately be built out over a 20-year buildout horizon.

Cumulative effects would occur from development associated with buildout in areas of the land use designation updates combined with effects of development on land within and around Santee and the region in the horizon year (2045). The cumulative impacts of the Project would, therefore, consider growth projected by the City and the County of San Diego. A broad examination of cumulative impacts involves considering buildout of the Project together with growth and new development in the surrounding jurisdictions. The cumulative impact analysis contained in this draft program environmental impact report (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 full list of related plans applicable to the cumulative analyses is provided in Table 5-1, Cumulative Land Use Planning Documents. 5 – CUMULATIVE EFFECTS
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 5-2
Table 5-1. Cumulative Land Use Planning Documents
Cumulative Project Jurisdiction Description Location Timing 2025 Regional Plan San Diego
Association of
Governments
Update to the 2021 Regional Plan,
which includes the Regional
Transportation Plan, the Sustainable
Communities Strategy, and the
Regional Comprehensive Plan.

San Diego
County
Adopted
December 12,
2025
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 Regional Housing Needs
Allocation (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 Regional Housing
Needs Allocation (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 Regional Housing
Needs Allocation (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
Multiple Species
Conservation
Program (MSCP)
Subarea Plan
City of Santee Update to the 1996 Draft Santee
MSCP Subarea Plan, which
Addresses habitat conservation
efforts throughout the City.

City of
Santee
Ongoing
(preparation
of Final EIR in
progress)
Active Santee Plan City of Santee The active transportation 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
Action 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

5.2 Cumulative Impacts Analysis

5.2.1 Aesthetics
The cumulative context for aesthetic impacts is generally local. Therefore, the cumulative geographic scope used to assess potential cumulative impacts to aesthetics includes the Plan Area and considers future buildout of applicable local plans. The full list of related plans applicable to the cumulative analysis is provided in Table 5-1.

Threshold 4.1-1 Aesthetic impacts are localized to the Plan Area and its immediate surroundings. Given the highly urbanized nature of the Plan Area, implementation of the Proposed Project, along 5 – CUMULATIVE EFFECTS
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with other foreseeable cumulative development that would be accommodated by the projects in the Plan Area including the City of Santee Housing Element Sixth Cycle 2021– 2029, and the Town Center Specific Plan, is not expected to significantly affect existing visual resources in or around the Plan Area. As such, the Proposed Project would not result in cumulatively considerable impacts related to scenic vistas.

Threshold 4.1-2 As determined in Section 4.1, Aesthetics, the Proposed Project maintains existing protections for scenic resources. The Proposed Project impacts would be less than significant and would not result in substantial damage to scenic resources such as trees, rock outcroppings, or historic buildings in proximity to a scenic highway. 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. Additionally, any future development associated with the Proposed Project would comply with applicable General Plan policies and Development Code regulations. Scenic resources within a state scenic highway would not be substantially damaged by the Proposed Project. Therefore, the Proposed Project would not cumulatively contribute to adverse effects on scenic resources in proximity to a designated scenic highway.

Threshold 4.1-3 The Proposed Project is in an urbanized area and would remain consistent with applicable zoning and other regulations governing scenic quality. Therefore, the Proposed Project would not contribute to a cumulatively considerable impact in combination with cumulative projects in the Plan Area, including the City of Santee Housing Element Sixth Cycle 2021–2029, and the Town Center Specific Plan. Impacts in this regard would not be cumulatively considerable.

Threshold 4.1-4 Light and glare impacts are site-specific due to the localized effects of nighttime lighting and daytime glare. Cumulative impacts would occur at a site—specific level if multiple projects combine to result in significant sources of light and glare that would exceed established thresholds. Due to the existence of sources of light and glare from existing development in Santee, the Proposed Project, which would facilitate infill development within urbanized areas, is not anticipated to add significant new sources of nighttime light and glare in the vicinity. Implementation of the Proposed Project, along with other foreseeable cumulative development from the City of Santee Housing Element Sixth Cycle 2021–2029, and the Town Center Specific Plan, would be required to comply with California’s Building Energy Efficiency Standards for Residential and Nonresidential Buildings (California Code of Regulations Title 24, Part 6), which outlines mandatory provisions for lighting control devices and luminaires. Additionally, any new development under the overlays would remain subject to overlay SDSs that may be related to minimizing light and glare. Therefore, Proposed Project impacts related to light and glare would not be cumulatively considerable.

5.2.2 Air Quality
The cumulative context for air quality is regional. The cumulative geographic scope used to assess potential cumulative air quality impacts includes the San Diego Air Basin (SDAB) and considers the future buildout of applicable local and regional plans. The full list of related plans applicable to the cumulative analysis is provided in Table 5-1. 5 – CUMULATIVE EFFECTS
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Threshold 4.2-1 The Proposed Project would result in land use changes that would result in additional growth that was not considered in SANDAG’s growth assumptions in the 2025 Regional Plan., The emissions inventory in the 2022 RAQS would not have accounted for this additional growth and changes in land use. Therefore, potential future development under the Proposed Project would not match SANDAG’s population projections in the 2025 Regional Plan upon which the regional emissions inventory for the Basin in the RAQS was based. Under Mitigation Measure (MM) AQ-1, the City would 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, updates to the regional growth projections and the RAQS may not be completed before construction of new development resulting from the Proposed Project.

Until the RAQS is revised, the Proposed Project would result in a significant impact with respect to consistency with the RAQS and SIP. Development projects resulting from other cumulative plans in the SDAB, particularly the City of Santee Housing Element Sixth Cycle 2021–2029, the City of La Mesa 2021–2029 Housing Element, City of El Cajon 2021–2029 Housing Element, and the Town Center Specific Plan, which were adopted or revised after 2021, could also contribute to the inconsistency between planned growth and the RAQS and SIP, which would result in a cumulative impact. Therefore, the Project’s incremental contribution to cumulative impacts related to conflict with the applicable air quality plans would be cumulatively considerable and significant.

Threshold 4.2-2 Air pollution by nature is largely a cumulative impact. The nonattainment status of regional pollutants is a result of past and present development, and the SDAPCD develops and implements plans for future attainment of ambient air quality standards. The potential for the Project to result in a cumulatively considerable impact, specifically, a cumulatively considerable new increase of any criteria pollutant for which the Project region is nonattainment under an applicable NAAQS and/or CAAQS would be potentially significant prior to mitigation. Although implementation of MM-AQ-2 and MM-AQ-3 would address emissions of future projects under the Proposed Project at a project-level, it is not guaranteed that these mitigation measures would reduce impacts to less than significant.

Future development associated with the cumulative plans listed in Table 5-1 may also have the potential to result in emissions of criteria pollutants for which the region is nonattainment under applicable NAAQS and/or CAAQS, even with mitigation. Therefore, the Project’s incremental contribution to impact related to increases of any criteria pollutant for which the Project region is in nonattainment and would be cumulatively considerable and significant.

Threshold 4.2-3 Reasonably foreseeable development facilitated by the cumulative projects listed in Table 5-1 could generate TACs during construction and operation that could contribute to significant impacts to nearby sensitive receptors, resulting in a potentially significant impact. The Proposed Project would require implementation of MM-AQ-4 and MM-AQ-5, which 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. Therefore, the Project’s incremental contribution to cumulative impacts related to exposure of sensitive receptors to substantial pollutant concentrations from TACs would be cumulatively considerable and significant. 5 – CUMULATIVE EFFECTS
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Threshold 4.2-4 Reasonably foreseeable development facilitated by the cumulative projects listed in Table 5-1 would be subject to Section 41700 of the California Health and Safety Code and SDAPCD Rule 51, which would reduce odor impacts. Odor impacts are generally limited to the immediate area surrounding the source, and the Proposed Project would result in lessthan-significant impacts related to odors. Therefore, the Proposed Project’s incremental contribution to odors would not be cumulatively considerable.

5.2.3 Biological Resources
The cumulative context for biological resources is regional. Therefore, the cumulative geographic scope used to assess potential cumulative impacts to biological resources includes San Diego County and considers future buildout of applicable local and regional plans. The full list of related plans applicable to the cumulative analysis is provided in Table 5-1.

Threshold 4.3-1 Although Santee is largely developed, special-status and sensitive biological resources still exist within the city limits. The Proposed Project would not directly propose new development; however, future projects implemented under the Proposed Project could result in significant impacts on sensitive biological resources as analyzed in Section 4.3, Biological Resources. The primary goal of the Proposed Project is to promote infill development and increase density within already urbanized areas. If development occurs in undeveloped or natural areas, project applicants must comply with the mitigations presented in this PEIR (MM-BIO-1 through MM-BIO-15 and MM-BIO-17). As a result, the implementation of the Proposed Project is not expected to further reduce sensitive plant and wildlife species within the cumulative study area. The overall impact on sensitive plant and wildlife species would not be cumulatively considerable.

Threshold 4.3-2 Although the Proposed Project would encourage infill and is not likely to result in development within natural communities, there is a potential for future development facilitated by relevant planning documents listed in Table 5-1, within the County to result in the loss of natural vegetation communities, which would be considered potentially significant. If development occurs in undeveloped or natural areas, project applicants must comply with the mitigation measures presented in this PEIR, including (MM-BIO-1, MM- BIO- 3, MM-BIO-4, and MM-BIO-15). As a result, the implementation of the Proposed Project is not expected to further reduce riparian habitat or other sensitive natural communities within the Project parcels. Therefore, the Proposed Project’s overall impact on riparian habitat or other sensitive natural communities would not be cumulatively considerable.

Threshold 4.3-3 All cumulative future development that has a potential to result in significant adverse impacts to state or federally protected wetlands would be required to obtain the requisite permits through the regulatory agencies: USACE, RWQCB, and CDFW, as appropriate. The Proposed Project would have the potential to 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, and future development or redevelopment would be required to implement mitigation measures presented in this PEIR (MM-BIO-1, MM-BIO-3, MM-BIO-4, and MM-BIO-16). In 5 – CUMULATIVE EFFECTS
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addition, any potential impacts on state or federally protected non-wetland jurisdictional waters through direct removal, filling, hydrological interruption, or other means associated with the implementation of future development facilitated by the Proposed Project would be less than significant due to required compliance with applicable regulations, and applicable mitigation measures. Impacts would not be cumulatively considerable.

Threshold 4.3-4 Cumulatively considerable impacts associated with wildlife movement could occur if the projects listed in Table 5-1, combined with impacts of the Proposed Project would result in significant impacts to wildlife corridors. Because the majority of Santee is already developed, wildlife movement within Santee is concentrated along major watercourses, including the San Diego River Corridor. The Proposed Project would not alter areas designated as open space within Santee and thus would not result in the loss or alteration of movement or wildlife corridors. In addition, future development or redevelopment would be required to comply with MM-BIO-3 and MM-BIO-4 presented in this PEIR. Therefore, impacts would not be cumulatively considerable.

Threshold 4.3-5 Cumulatively considerable impacts associated with conflicting with local policies or ordinances protecting biological resources could occur if the projects listed in Table 5-1, combined with the impacts of the Proposed Project would result in significant conflicts with applicable policies or ordinances. Future development or redevelopment facilitated by the Proposed Project would be required to adhere to the requirements outlined in the Proposed Project, which ensure compliance with applicable policies or ordinances. Therefore, the Proposed Project would not contribute to a cumulative impact, and impacts would not be cumulatively considerable.

Threshold 4.3-6 The Proposed Project would not conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state Habitat Conservation Plan. Implementation of MM-BIO-1 through MM-BIO-16 would ensure compliance with the Draft Santee MSCP Subarea Plan. Therefore, the Proposed Project, combined with the projects listed in Table 5-1 would not contribute to a conflict with a Habitat Conservation Plan or Natural Community Conservation Plan and no impact would occur. Impacts would not be cumulatively considerable.

5.2.4 Cultural Resources
The cumulative context for cultural resources is regional. Therefore, the cumulative geographic scope used to assess potential cumulative impacts to cultural resources includes San Diego County and considers future buildout of applicable local and regional plans. The full list of related plans applicable to the cumulative analysis is provided in Table 5-1.

Threshold 4.4-1 A cumulative impact to cultural resources refers to the mounting aggregate effect on cultural resources due to modern or recent historic land use, such as residential development, and natural processes, such as erosion, that result from human acts. The issue that is addressed in this cumulative impact analysis is the aggregate loss of information and the loss of recognized cultural landmarks and vestiges of a community’s cultural history. Densification of development through increasing maximum density allowances in the urban environment could result in the 5 – CUMULATIVE EFFECTS
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demolition of a historic (or potentially historic) buildings or alterations that materially impair the physical characteristics that contribute to the significance of an existing or potential historic resource. Additionally, potential infrastructure development, including expansion of public works improvement projects could result in demolition of, or substantial damage to, historic resources.

Potential developments that may occur as a result of implementation of land uses proposed as part of the Proposed Project also may contribute to the loss of historic resources. The cumulative effect of this future development is the continued loss of historic resources. Although adherence to existing regulations, proposed goals, policies, and implementing actions of the Proposed Project would likely reduce the demolition of historic resources, they would not prevent the demolition of all potential historic resources. Therefore, implementation of the Proposed Project, combined with past, present, and probable future developments, would result in a cumulatively considerable impact.

Threshold 4.4-2 For archaeological resources, locations of specific use of the environment and landscape is primarily associated with the record of past activity. Furthermore, the cumulative impact to nonrenewable archaeological resources is generally considered in terms of their cultural and/or informational value based on their resource type, context, and relationships to the surrounding landscape. The importance of this type of information is generally revealed through review of the larger archaeological record, which, in turn, is dependent on the contribution of shared data resulting from technical investigations.

Cumulative projects located throughout Santee and San Diego County would have the potential to result in a cumulative impact associated with the loss of archaeological resources through the physical demolition, destruction, relocation, or alteration of a resource or its immediate surroundings such that the significance of a resource would be materially impaired. Even with existing state regulations in place designed to protect archaeological resources, individual archaeological resources would still have the potential to be impacted as a result of new development or redevelopment allowable under cumulative projects and the Proposed Project. Therefore, even with implementation of MM- CUL-2, potential future development under the Proposed Project would result in an incremental contribution to cumulative archaeological resource impacts; therefore, impacts would be cumulatively considerable.

Threshold 4.4-3 With existing state and local regulations in place designed to address discovery of human remains, the Proposed Project’s incremental contribution to cumulative impacts to human remains would not be cumulatively considerable.

5.2.5 Energy
The cumulative context and geographic scope used to assess potential cumulative energy-related impacts is based on the SDG&E service area. SDG&E services and the cumulative geographic scope used to assess The full list of related plans applicable to the cumulative analysis is provided in Table 5-1.

Threshold 4.5-1 Cumulative development in Santee and surrounding region, including planned growth under the General Plan, specific plans, and regional frameworks included in Table 5-1, will incrementally increase overall energy demand associated with building construction, operations, and transportation. However, these cumulative projects are being implemented under a regulatory framework that increasingly prioritizes energy efficiency 5 – CUMULATIVE EFFECTS
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and GHG reduction, including but not limited to the California Energy Code (Title 24, Part 6), CALGreen (Title 24, Part 11), SB 100 (Renewable Portfolio Standard), and evolving vehicle and fuel efficiency standards. Based on these considerations, the Proposed Project, in combination with other reasonably foreseeable projects, would not result in the wasteful, inefficient, or unnecessary use of energy resources. The Project’s incremental contribution to impacts would not be cumulatively considerable.

Threshold 4.5-2 The Project would not obstruct the implementation of local and state-level plans for energy efficiency and renewable energy. Overall, the Land Use Element Update policies and associated future development would be consistent with the intent of local and regional goals and policies by increasing mixed-use development. Therefore, the Proposed Project would not contribute to significant impacts when combined with the projects listed in Table 5-1, and the Project’s incremental contribution would not be cumulatively considerable.

5.2.6 Geology and Soils
The cumulative context of geology and soils impacts are local. Geology and soils impacts are generally site-specific, can change considerably over relatively short distances, and do not generally combine with other projects resulting in a cumulative impact. Therefore, the geographic scope of this cumulative analysis considers the future buildout of applicable local plans. The full list of related plans applicable to the cumulative analysis is provided in Table 5-1.

Threshold 4.6-1 Potential cumulative impacts on geology and soils would result from projects that combine to create geologic hazards. The majority of impacts from geologic hazards, such as surface fault rupture, seismically induced ground shaking, liquefaction, lateral spreading, landslides, subsidence, and expansive soils, are site-specific and are therefore generally mitigated on a project-by-project basis and do not combine with other projects resulting in a cumulative impact. The Proposed Project would not result in direct adverse effects related to the rupture of a known earthquake fault because future development within the Project parcels would not cause or exacerbate potential rupture of nearby faults. Future subsequent projects related to growth facilitated by the Proposed Project and cumulative planning documents would be required to adhere to the most current version of the California Building Code (CBC), which includes seismic design requirements, to ensure the safety of building occupants and avoid a cumulative geologic hazard. Additionally, as needed, future projects would incorporate individual mitigation or geotechnical requirements for site-specific geologic hazards present on each individual cumulative project site. Therefore, a cumulative impact related to site-specific geologic hazards would not occur and the Project, in combination with other cumulative projects, would not contribute to a significant cumulative impact associated with geologic hazards. Impacts would not be cumulatively considerable.

Threshold 4.6-2 In the absence of proper erosion control features during construction, erosion related impacts associated with other closely related past, present, and reasonably foreseeable future projects could potentially combine to create cumulative significant impacts. Soil erosion can lead to downstream water quality impacts, which if combined could be cumulatively considerable. However, for cumulative projects disturbing more than 1 acre of ground surface, the Construction General Permit requires the preparation and 5 – CUMULATIVE EFFECTS
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implementation of a Stormwater Pollution Prevention Plan that would include erosion control and sediment control best management practices (BMPs), such as sandbags, straw wattles, and covering of soil stockpiles, which would ensure that soil erosion and loss of topsoil on the construction site would be minimized. Cumulative project sites that disturb less than 1 acre of ground surface would be required to implement, at a minimum, the BMPs identified in the San Diego County municipal separate storm sewer system (MS4) Permit, which includes erosion control and sediment control strategies for small construction sites. Therefore, a cumulative impact related to soil erosion and loss of topsoil would not occur and the Project, in combination with future subsequent projects related to growth facilitated by the cumulative planning documents, would not contribute to a significant cumulative impact associated with soil erosion and loss of topsoil. Impacts would not be cumulatively considerable.

Threshold 4.6-3 Potential cumulative impacts on geology and soils would result from projects that combine to create geologic hazards. The majority of impacts from geologic hazards, including unstable soils, are site-specific and are therefore generally mitigated on a project-byproject basis and do not combine with other projects resulting in a cumulative impact.

Future subsequent projects related to growth facilitated by the cumulative planning documents would be required to adhere to the most current version of the CBC, which would ensure that new structures would be able to withstand seismic events, including offsite landslides, lateral spreading, subsidence, liquefaction, or collapse, within Santee and region. Additionally, as needed, projects would incorporate individual mitigation or geotechnical requirements for site-specific geologic hazards present on each individual cumulative project site. Therefore, a cumulative impact related to site-specific geologic hazards would not occur and the Project, in combination with future subsequent projects related to growth facilitated by the cumulative planning documents, would not contribute to a significant cumulative impact associated with unstable soils. Impacts would not be cumulatively considerable.

Threshold 4.6-4 As discussed above, potential cumulative impacts on geology and soils would result from projects that combine to create geologic hazards. The majority of impacts from geologic hazards, including expansive soils, are site-specific and are therefore generally mitigated on a project-by-project basis and do not combine with other projects resulting in a cumulative impact. Therefore, a cumulative impact related to site-specific geologic hazards would not occur and the Project, in combination with future subsequent projects related to growth facilitated by the cumulative planning documents, would not contribute to a significant cumulative impact associated with expansive soils. Impacts would not be cumulatively considerable.

Threshold 4.6-5 The Plan Area, and surrounding urban communities, are served by public sanitary sewer systems. Similar to the Project, other future subsequent projects related to growth facilitated by the cumulative planning documents include connections to the sanitary sewer system and would not use on-site or alternative wastewater treatment systems. As a result, there is no cumulative impact related to septic and alternative sanitary sewer or wastewater systems, thus, the Project would not contribute to a 5 – CUMULATIVE EFFECTS
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significant cumulative impact associated with wastewater systems. Impacts would not be cumulatively considerable.

Threshold 4.6-6 Potential cumulative impacts to paleontological resources would result from projects that combine to create an environment where fossils, exposed on the surface, are vulnerable to destruction by earthmoving equipment, looting by the public, and natural causes such as weathering and erosion. The majority of impacts to paleontological resources are sitespecific and are therefore generally mitigated on a project-by-project basis. Similarly, cumulative projects would incorporate individual mitigation for site-specific geological units present on each individual project site. However, cumulative projects located in the Southern California region would have the potential to result in a cumulative impact associated with the loss of paleontological resources through the physical demolition, destruction, relocation, or alteration of a resource. Implementation of MM GEO-1 would reduce the Project’s potentially significant impacts to a less-than-significant level by requiring preparation and implementation of a Paleontological Resources Mitigation and Monitoring Program, which would involve pre-construction worker awareness training as well as paleontological monitoring and discovery protocol, treatment, reporting, and collection management. However, implementation of the Proposed Project, in combination with past, present, and future cumulative plans, could result in cumulative impacts to nonrenewable paleontological resources such that the significance of a resource would be materially impaired. Even with existing regulations in place designed to protect paleontological resources, individual paleontological resources would still have the potential to be impacted as a result of new development or redevelopment allowable under cumulative projects and the Proposed Project. Therefore, even with implementation of MM GEO-1 potential future development under the Proposed Project would result in an incremental contribution to cumulative paleontological resource impacts; therefore, impacts would result in a cumulatively considerable impact.

5.2.7 Greenhouse Gas Emissions
The cumulative context of GHG emissions includes the entire planet and is not limited to any particular region.

Threshold 4.7-1 Global climate change is a cumulative impact; a project participates in this potential impact through its incremental contribution combined with the cumulative increase of all other sources of GHGs. Thus, GHG evaluations under CEQA are inherently a cumulative study (see Center for Biological Diversity v. California Department of Fish and Wildlife [2015] 62 Cal.4th 204). Therefore, the significance conclusions reached in Section 4.7, Greenhouse Gas Emissions, with regard to potential Project-related GHG impacts also constitute this Draft PEIR’s significance conclusions with regard to cumulative GHG emissions impacts.

Potential future development facilitated by the Proposed Project would potentially conflict with the goals of the Sustainable Santee Plan, CARB’s 2022 Scoping Plan, and SANDAG’s 2025 Regional Plan prior to mitigation. Globally, future development projects may conflict with applicable plans and policies to reduce GHGs. Implementation of MM-GHG-1 would require individual projects within the Project parcels to prepare a project-level site-specific GHG impacts analysis demonstrating how the project would achieve GHG reductions 5 – CUMULATIVE EFFECTS
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and/or not conflict with the CARB 2022 Scoping Plan and Sustainable Santee Plan.

Additionally, to reduce potentially significant impacts associated with VMT associated with potential future development within the Rezone Sites, MM-TRA-1 and MM-TRA-2 described in Section 4.15, Transportation, would be implemented by the City and would result in reduction in transportation-related GHG emissions. However, at a program level of review, it is not guaranteed that each individual project would fully mitigate potential impacts related to GHG impacts to the extent feasible. Therefore, impacts associated with GHG emissions would be cumulatively considerable.

5.2.8 Hazards and Hazardous Materials
The cumulative context related to hazards and hazardous materials is local. Therefore, the geographic scope of this cumulative analysis considers the future buildout of applicable local plans. The full list of related plans applicable to the cumulative analysis is provided in Table 5-1.

Threshold 4.8-1 Impacts related to the creation of a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials are generally sitespecific. Short-term construction activities associated with reasonably foreseeable future development projects would temporarily increase the regional transport, use, storage, and disposal of hazardous materials and petroleum products commonly used in construction (e.g., gasoline, diesel fuel, lubricating oils, paint, grease, adhesives, welding gases, solvents, and vehicle and equipment-maintenance related materials). Long-term operations of future residential, commercial, and mixed-use land uses facilitated by the Proposed Project would be generally associated with expanded use of typical household and commercial materials (e.g., paints, solvents, cleaning supplies, refrigerants, landscaping products, and petroleum products). Future residential, mixed-use, and commercial land uses would use typical commercially available hazardous materials.

Implementation of the Project would not propose any new industrial uses and no expansion of the Industrial General or Light Industrial land uses would occur beyond the existing condition. All hazardous materials must be used and stored in accordance with manufacturers’ instructions and handled in compliance with federal, state, and local requirements, as summarized in Section 4.8.2, Relevant Plans, Policies, and Ordinances, of this Draft PEIR, and would protect existing and future residents and workers, as well as the environment, within the Plan Area from exposure to significant hazards associated with routine transport, use, or disposal of hazardous materials. Cumulative development projects would also be required to comply with applicable local, state, and federal regulations. Additionally, California has air and water emission standards, which require permits for limited emissions from operation of commercial and industrial businesses, under the regulatory authority of SDAPCD and State Water Quality Control Board, respectively. These laws and regulations are designed to reduce and/or eliminate exposure of hazardous materials to the public and the environment. Compliance with permitting and associated regulations would protect future residents and others within the Plan Area from exposure to hazardous materials.

Therefore, the Proposed Project’s impacts related to the creation of a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous 5 – CUMULATIVE EFFECTS
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materials in combination with cumulative projects in surrounding areas would not be cumulatively considerable.

Threshold 4.8-2 Impacts related to potential upset and accident conditions involving the release of hazardous materials or waste into the environment are generally site-specific. Compliance with applicable federal, state, and local regulations would protect existing future residents and workers, as well as the environment, within the Plan Area from exposure to significant hazards associated with accident or upset conditions. Similarly, cumulative development projects in the cumulative study area would be required to comply with applicable local, state, and federal regulations regarding upset and accident conditions involving the release of hazardous materials or waste into the environment that would avoid the aggregation of individual effects into a significant cumulative impact. Site investigations to identify potential areas of contamination is critical to avoid hazards associated with upset or accident conditions. These site investigations would occur on a project-by-project basis, particularly for any future discretionary actions/projects.

However, even with site investigations that may be required for select projects, unknown contamination may be present within soils and/or groundwater beneath currently developed properties. Information about the details of historic property uses, potential leaks from historic underground storage tanks, soil contamination from spills or leaking pipelines, improper disposal of hazardous materials, and/or accidental spills, may not be able to be known for certain. The potential to encounter unknown soil contamination from petroleum hydrocarbons, agricultural chemicals, solvents, heavy metals, and/or soil vapor from volatile organic compounds or other unknown contaminants, could pose a hazard to construction workers or other nearby sensitive uses if construction activities were to expose contaminated conditions for related projects. Future development could result in upset or accidental condition if not completed in compliance with regulations and with the proper oversight and impacts would be potentially significant. In addition to existing rules and regulations, the proposed framework of MM-HAZ-1 and MM-HAZ-2 would require identification and characterization of hazardous material impacts on each development site before demolition and construction and require management procedures for contaminated soil and soil vapor if identified, respectively. Similar to the Proposed Project, if a site is listed on a hazardous materials site database as containing hazardous materials, remediation or protection measures would be required. As a result, the Proposed Project in combination with projects in the surrounding areas would not contribute to the creation of a significant hazard to the public or the environment due to hazards associated with contaminated sites and impacts would not be cumulatively considerable.

Threshold 4.8-3 Regarding impacts related to hazardous emissions or handling of hazardous or acutely hazardous materials, substance, or waste within 0.25 miles of sensitive land uses, future development projects that would be implemented under the Project are anticipated to result in the redevelopment of existing land uses, including residential, commercial, and mixed-use. The Proposed Project would not result in new industrial uses on properties that are not already designated for industrial uses, and no expansion of industrial land area would occur beyond the existing condition. The Proposed Project would not introduce industrial businesses into areas that were previously residential/commercial or other uses 5 – CUMULATIVE EFFECTS
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and would therefore not expose existing or proposed schools to hazardous emissions or to industrial uses.

Any new residential, commercial, and mixed-use operations within 0.25 miles of a school would continue to be required to comply with regulations related to the routine use, storage, and transport of hazardous materials. Hazardous emissions sites within the Plan Area and at other projects outside of the Plan Area would each be required to comply with existing federal, state, and County regulations. Compliance with existing regulations would reduce impacts in the Plan Area and surrounding areas to a less-than-significant level, and thus, impacts related to hazardous emissions or handling of hazardous or acutely hazardous materials, substance, or waste within 0.25 miles of sensitive land uses would not be cumulatively considerable.

Threshold 4.8-4 Impacts related to projects being located on a site that is included on a list of hazardous materials compiled pursuant to Government Code Section 65962.5 are generally sitespecific. Cumulative development projects, including the Proposed Project, would be required to comply with applicable local, state, and federal regulations regarding sites included on the Cortese List, compiled pursuant to Government Code Section 65962.5, which would reduce individual effects. As discussed in Section 4.8.1, Existing Conditions, hazardous sites identified within 0.5 miles of the Proposed Project land use change areas that have been listed on databases compiled pursuant to the Cortese List as well as other databases of contaminated sites. Without mitigation, future development could result in upset or accidental condition. However, in addition to existing rules and regulations pertaining to known hazardous sites, the proposed framework of MM-HAZ-1 and MM- HAZ- 2 would require the identification of hazardous materials and hazardous material impacts and would require actions to mitigate said impacts appropriately based on site-specific conditions. Mitigative actions would ultimately control or reduce contamination, as contaminated soils would be removed or covered, and soil vapor impacts would be controlled. Compliance with existing regulations and adherence to MM- HAZ-1 and MM-HAZ-2 would reduce impacts in the Project parcels and cumulative study area to less than significant, and thus, impacts related to hazardous emissions or handling of hazardous or acutely hazardous materials, substance, or waste associated with Cortese List sites would not be cumulatively considerable.

Threshold 4.8-5 Impacts related to potential safety hazards to residents or workers created as a result of projects being located within 2 miles of a public airport or public use airport, or within an airport land use plan, are generally site-specific. The Plan Area is subject to the provisions of the MCAS Miramar ALUCP and Gillespie Field ALUCP.

The Proposed Project land use changes intersect the MCAS Miramar Airport Influence Area (AIA) Zone 2, and the Gillespie Field AIA Review Area 1 and Review Area 2, and Gillespie Field Safety Zones. Site-specific land use proposals within the Review Area or Safety Zones for either airport would be reviewed by the City for consistency with ALUCP criteria and would be routed to the ALUC for a compatibility determination as part of the site-specific development review. If individual projects were found to be incompatible with the requirements of Gillespie Field ALUCP or the MCAS Miramar ALUCP, consultation with the ALUC would be undertaken at the time of specific development proposals. 5 – CUMULATIVE EFFECTS
CITY OF SANTEE LAND USE ELEMENT UPDATE PROGRAM EIR 17100 MARCH 2026 5-14
Development within the Project parcels and cumulative development projects in the cumulative study area must follow FAA Regulation 14 CFR 77.9, which requires filing with FAA for proposed structures based on several factors such as distance from runways and structure height. Cumulative and future development projects facilitated by the Project would continue to be required to comply with the requirements of the MCAS Miramar ALUCP, Gillespie Field ALUCP, and FAA regulations. Because the Proposed Project would have a less-than-significant impact to airport safety hazards, similar projects would also be assumed to have less-than-significant impacts with adherence to ALUCP and FAA regulations. ALUCP and FAA regulations allow for development without significant safety or noise impacts, so long as development meets safety and noise restrictions and requirements on a project-by-project basis.