Property Specific Requests General Plan Amendment

The Property Specific Requests (PSRs) General Plan Amendment and Rezone (GPA 12-005; REZ 14-006) is a County-initiated project to analyze proposed changes to the General Plan land use designations for 41 PSRs and associated study areas, as directed by the Board of Supervisors during public hearings in June 2012. Zoning changes are included when necessary for consistency with the proposed land use designation changes. The project also includes proposed updates to the land use designations and zoning for the properties comprising the former Champagne Gardens Specific Plan which expired in 2007. The PSRs, PSR Study Areas, and Champagne Gardens areas are grouped into 23 Analysis Areas. Many of the Analysis Areas involve same or similar requests in the same area, grouped together for analysis. See below for a more detailed project description and links to map options for each Analysis Area.

SEIR Public Review
A Draft Subsequent Environmental Impact has been prepared for the project, which tiers off the analysis of the 2011 General Plan Update EIR. The public review and comment period for the SEIR runs from December 14, 2017, through February 12, 2018. See the link below for the Public Review Legal Advertisement and Draft SEIR documents.
SEIR public review page - PSRs GPA/Rezone

There have been several additional opportunities for public input throughout the processing timeline of the project, including community planning/sponsor group (CPG/CSG) meetings. Refer to the link below for additional information on public meetings on the project.
Public Meetings - Property Specific Requests GPA & Rezone

For additional information on the project, please call the project phone line at (858) 505-6677, or email pds.advanceplanning@sdcounty.ca.gov

 

Background

During the hearings of June 20, and June 27, 2012, the Board of Supervisors (Board) directed staff to process a General Plan Amendment (GPA) for 47 separate PSRs along with their associated study areas.  A PSR is a request/petition to the Board of Supervisors to change the General Plan land use designation. Study Areas were added to most of the PSR Analysis Areas for mapping consistency purposes, and therefore, land use designation changes are proposed for the study area parcels also.

During the hearing of September 12, 2012, four of the PSRs were separated out, to be processed on a CEQA Addendum timeline. These four PSRs were processed under GPA 12-012, and approved by the Board on June 18, 2014. Additional information on GPA 12-012 can be found here - Property Specific Requests NM16, RM15, SD2, & SV17 (GPA 12-012). In addition, the owners for two of the PSRs requested to withdraw from the process. The process of removing these two PSRs and associated Study Area parcels was completed in 2016. As such, 41 PSRs (and associated Study Areas) remain in the current GPA.

Additional background information and links to documents and Minute Orders from the Board hearings associated with project initiation and Board direction can be found here - 
PSRs Background and Board of Supervisors Hearings

 

Project Description

The proposed project is a Property Specific Requests GPA to the San Diego County General Plan. The proposed project would result in revisions to the existing General Plan Land Use designations and zoning (when necessary for consistency) on private properties including their surrounding study areas, totaling approximately 9,336 acres within approximately 882 parcels throughout the unincorporated County. Primarily, the proposed project would change certain Land Use designations within the following community planning areas (CPAs) and subregional planning areas (Subregions):
    Bonsall CPA (approximately 965 acres)
    Crest/Dehesa CPA (approximately 101 acres) 
    Desert Subregion (approximately 338 acres)
    Fallbrook CPA (approximately 1,856 acres)
    Mountain Empire Subregion (approximately 940 acres)
    North County (NC) Metro Subregion (approximately 1,512 acres)
        *included in the NC Metro Subregion total, approximately 389 acres are in Twin Oaks
        *included in the NC Metro Subregion total, approximately 1,030 acres are in Hidden Meadows
        *included in the NC Metro Subregion total, approximately 93 acres are not represented by a CPG/CSG
    Pala/Pauma Subregion (approximately 518 acres) 
    San Dieguito CPA (approximately 69 acres)
    Valley Center CPA (approximately 3,037 acres)

The proposed project changes to land use designations would result in increased residential densities for most of the PSR areas and study areas. The proposed project would result in an increase of approximately 1,800 residential dwelling units above the number currently allowed by the existing General Plan. However, there are a few instances where the existing residential land use designation is proposed to change to a commercial or industrial Land Use designation rather than a higher density residential designation. County staff has worked with property owners, planning groups, and other stakeholders to analyze the proposed project land use maps and develop alternatives to be analyzed in the EIR. Maps of the existing, proposed (Board direction for analysis), and alternative options for each Analysis Area are found in the table below. Community-level maps of existing and proposed options are also provided at the bottom.

Additionally, the proposed project includes updates to the land use designations and zoning for properties within the expired Champagne Gardens Specific Plan area to ensure consistency with the current General Plan. Associated with the update process for the Champagne Gardens area, the proposed project also includes a revision to Residential Policy 8 of the Valley Center Community Plan. The proposed revision to this policy would involve changing the minimum lot sizes allowed in the SR-2 designation, from one acre to one-half acre and, change the minimum lot size allowed in the SR-4 designation from two acres to one acre. The stipulations in the policy for allowing the noted minimum lot sizes are not proposed to change. At their August 10, 2015 meeting, the Valley Center CPG recommended including the proposed policy revision in the PSRs GPA for further analysis, and at their May 8, 2017 meeting, the CPG recommended approval of the policy revision. A strikeout/underline document showing the proposed revision can be found here -
Proposed Policy Revision - Valley Center Community Plan Residential Policy 8
Additional information on the update process for the former Champagne Gardens Specific Plan area, including map options, can be found here - 
Former Champagne Gardens Specific Plan Area



PROJECT MAPS

PSR Analysis Area Maps and Additional Information
Note: The PSR areas are outlined in red on the maps and the study areas are outlined with a blue dashed line.

Bonsall Analysis Area (reference ID - BO18+; includes BO18, BO20, BO29, BO32, BO33, and a study area)
2012 proposal: change from SR-10 to SR-4 / estimated potential dwelling unit increase = 67
Alternative map: change only the northeastern portion from SR-10 to SR-4 / estimated potential dwelling unit increase = 36
GP Land Use Maps Existing/Proposed/Alternative
Crest/Dehesa 14 (CD14)
2012 proposal: change from a combination of SR-1 and RL-20 to a combination of SR-2 and RL-20 / estimated potential dwelling unit increase = 7
Alternative map: reduced area of SR-2 in comparison to Proposed map / estimated potential dwelling unit increase = 4
GP Land Use Maps
Existing/Proposed/Alternative
Desert 8 (DS8) - includes a study area
2012 proposal: change from VR-2 to VR-4.3 / estimated potential dwelling unit increase = 389
Alternative map: change from VR-2 to VR-2.9 / estimated potential dwelling unit increase = 152
GP Land Use Maps
Existing/Proposed/Alternative
Desert 24 (DS24)
2012 proposal: change from SR-10 to SR-1 / estimated potential dwelling unit increase = 153
Alternative map: change only the northeastern 20 acres from SR-10 to SR-1 / estimated potential dwelling unit increase = 18
GP Land Use Maps
Existing/Proposed/Alternative
Fallbrook 2+ Analysis Area (FB2+; includes FB2, FB18, and a study area)
2012 proposal: change from a combination of RL-20 and RL-40 to a combination of SR-4 and RL-20 / estimated potential dwelling unit increase = 16
Alternative map: change current R-40 area to RL-20; current RL-20 area remains unchanged / estimated potential dwelling unit increase = 11
GP Land Use Maps
Existing/Proposed/Alternative
Fallbrook 17 Analysis Area (FB17)
2012 proposal: change from SR-2 to a combination of SR-1 and SR-2 / estimated potential dwelling unit increase = 33
Alternative map: reduced area of SR-1 in comparison to the Proposed map / estimated potential dwelling unit increase = 15
GP Land Use Maps
Existing/Proposed/Alternative
Fallbrook 19+ Analysis Area (FB19+; includes FB19, FB25, FB26, and a study area)
2012 proposal: change from RL-20 to SR-10 / estimated potential dwelling unit increase = 1
(no Alternative map for this Analysis Area)
GP Land Use Maps
Existing/Proposed
Fallbrook 21+ Analysis Area (FB21+; includes FB21, FB22, FB23 and a study area)
2012 proposal: change from RL-20 to SR-10 / estimated potential dwelling unit increase = 7
Alternative map: change only the portion east of Sandia Creek Drive from RL-20 to SR-10 / estimated potential dwelling unit increase = 2 
GP Land Use Maps
Existing/Proposed/Alternative
Mountain Empire 26 (ME26) - includes a study area
2012 proposal: change from RL-20 to SR-10 / estimated total potential dwelling unit increase = 26
(no Alternative map for this Analysis Area)
GP Land Use Maps
Existing/Proposed
Mountain Empire 30A (ME30A)
2012 proposal: change from RL-40 to a combination of SR-4 and RL-40 / estimated potential dwelling unit increase = 29
Alternative map: change from RL-40 to a combination of SR-10 and RL-40 / estimated potential dwelling unit increase = 10
GP Land Use Maps
Existing/Proposed/Alternative
North County Metro 3A (NC3A) - includes a study area
NC3A is within the Hidden Meadows planning area (part of the North County Metro Subregion).
2012 proposal: change from RL-20 to SR-10 / estimated potential dwelling unit increase = 11
Alternative map: change from RL-20 to SR-10 for only the southern portion of the Analysis Area / estimated potential dwelling unit increase = 3
GP Land Use Maps
Existing/Proposed/Alternative
North County Metro 18A (NC18A)
NC18A is within an area of the North County Metro Subregion that is not represented by a CPG/CSG.
2012 proposal: change from SR-2 to a combination of SR-1 and SR-2 / estimated potential dwelling unit increase = 34
Alternative map: change to SR-1 for only the western portion of the Analysis Area / estimated dwelling unit increase = 14
GP Land Use Maps
Existing/Proposed/Alternative
North County Metro 22 (NC22) - includes a study area
NC22 is within the Twin Oaks planning area (part of the North County Metro Subregion).
2012 proposal: change from SR-10 to a combination of SR-1 and SR-10 / estimated potential dwelling unit increase = 52
Alternative map: change from SR-10 to a combination of SR-4 and SR-10 / estimated potential dwelling unit increase = 7
GP Land Use Maps
Existing/Proposed/Alternative
North County Metro 37 (NC37) - includes a study area
NC37 is within the Twin Oaks planning area (part of the North County Metro Subregion)
2012 proposal: change from SR-10 to SR-4 / estimated potential dwelling unit increase = 12
Alternative map: western 'leg' of the Analysis Area remains SR-10; the rest changes to SR-4 / estimated potential dwelling unit increase = 12
GP Land Use Maps
Existing/Proposed/Alternative
North County Metro 38+ (NC38+; includes NC38, NC41, and NC48)
NC38+ is within the Twin Oaks planning area (part of the North County Metro Subregion)
2012 proposal: change from SR-2 to SR-1 / estimated potential dwelling unit increase = 38
Alternative map: the portion within the FEMA 100-year floodplain would remain SR-2, while the rest of the Analysis Area would change to SR-1 / estimated potential dwelling unit increase = 27
GP Land Use Maps
Existing/Proposed/Alternative
Pala/Pauma 30 (PP30)
2012 proposal: change from RL-40 to a combination of SR-2 and RL-40 / estimated potential dwelling unit increase = 122
Alternative map: change from RL-40 to a combination of SR-10 and RL-40 / estimated potential dwelling unit increase = 19
GP Land Use Maps
Existing/Proposed/Alternative
San Dieguito 15 (SD15)
2012 Board Letter option: change from SR-1 to General Commercial with no additional residential density / estimated potential dwelling unit increase = 0
'Proposed Project' (owner request): change from SR-1 to a combination of General Commercial (with mixed use zoning at 2 residential units per acre), VR-10.9, and SR-0.5 / estimated potential dwelling unit increase = 301
Alternative map: change from SR-1 to a combination of General Commercial (with mixed use zoning at 2 residential units per acre) and SR-10 / estimated potential dwelling unit increase: 19
GP Land Use Maps
Existing/2012BL/Request/Alternative
Valley Center 7+ (VC7+; includes VC7, VC9, VC11, VC20A, VC20B, VC54, VC60, VC61, and a study area)
2012 proposal: change from SR-4 to SR-2 / estimated total potential dwelling unit increase = 253
Alternative map: northeastern and southern portions remain SR-4; the rest of the Analysis Area changes to SR-2 / estimated potential dwelling unit increase = 141
GP Land Use Maps
Existing/Proposed/Alternative
Valley Center 51 (VC51) - includes a study area
2012 proposal: change from RL-20 to SR-4 / estimated potential dwelling unit increase = 13
Alternative map: three northern parcels would change to SR-4; the rest remains RL-20 / estimated potential dwelling unit increase = 5
GP Land Use Maps
Existing/Proposed/Alternative
Valley Center 57+ (VC57+; includes VC57, VC63, VC64, and a study area)
2012 proposal: change from SR-4 to SR-2 / estimated potential dwelling unit increase = 231
Alternative map: floodplain area south of Valley Center Road and steep slope area in the southernmost extent of the Analysis Area would remain SR-4; the rest would change to SR-2 / estimated potential dwelling unit increase = 150
GP Land Use Maps
Existing/Proposed/Alternative
Valley Center 67 (VC67) - includes a study area
2012 proposal: change from SR-2 to Medium Impact Industrial (I-2)
Alternative map: only the northern approximately half of the Analysis Area would change to Medium Impact Industrial
GP Land Use Maps
Existing/Proposed/Alternative

PSR Countywide and Community Level Maps