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 Land Use designations for 43 PSRs and associated study areas, as directed by the Board of Supervisors during public hearings in June 2012. 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.

A Notice of Preparation (NOP) was issued on December 3, 2015, for the preparation of a Subsequent Environmental Impact Report (SEIR) to analyze impacts associated with the project. The NOP public review and comment period ran from December 3, 2015, through February 4, 2016, with additional comments accepted through the end of February. Refer to the link below for the NOP comment page, where each of the submitted comments can be viewed.
Notice of Preparation (NOP) Public Comments

There will be 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 upcoming 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. As such, 43 PSRs (and associated study areas) remain in the current GPA. Additional information on GPA 12-012 can be found here - Property Specific Requests NM16, RM15, SD2, & SV17 (GPA 12-012)

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 13,000 acres within approximately 1,149 parcels throughout the unincorporated County. Primarily, the proposed project would change cerain Land Use designations within the following community planning areas (CPAs) and subregional planning areas (Subregions):
    Bonsall CPA (approximately 1,181 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 5,053 acres)
        *included in the NC Metro Subregion total, approximately 3,930 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 2,800 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 intends to work 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. Existing and proposed General Plan Land Use maps of each PSR analysis area, and at the community level can be found below. 

Additionally, the proposed project includes an update 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. 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 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) - proposed change from SR-10 to SR-4
Estimated total potential dwelling unit increase = 67
Existing GP Proposed GP
Crest/Dehesa 14 (CD14) - proposed change from a combination of SR-1 and RL-20 to a combination of SR-2 and RL-20
Estimated total potential dwelling unit increase = 7
Existing GP Proposed GP
Desert 8 (DS8) - includes a study area; proposed change from VR-2 to VR-4.3
Estimated total potential dwelling unit increase = 389
Existing GP Proposed GP
Desert 24 (DS24) - proposed change from SR-10 to SR-1
Estimated total potential dwelling unit increase = 153
Existing GP Proposed GP
Fallbrook 2&18 Analysis Area (FB2+; includes FB2, FB18, and a study area) - proposed change from a combination of RL-20 and RL-40 to a combination of SR-4 and RL-20
Estimated total potential dwelling unit increase = 16
Existing GP Proposed GP
Fallbrook 17 Analysis Area (FB17) - proposed change from a combination of SR-1 and SR-2 to a different combination of SR-1 and SR-2
Estimated total potential dwelling unit increase = 33
Existing GP Proposed GP
Fallbrook 19+ Analysis Area (FB19+; includes FB19, FB25, FB26, and a study area) - proposed change from RL-20 to SR-10
Estimated total potential dwelling unit increase = 1
Existing GP Proposed GP
Fallbrook 21+ Analysis Area (FB21+; includes FB21, FB22, FB23 and a study area) - proposed change from RL-20 to SR-10
Estimated total potential dwelling unit increase = 7 
Existing GP Proposed GP
Mountain Empire 26 (ME26) - includes a study area; proposed change from RL-20 to SR-10
Estimated total potential dwelling unit increase = 26
Existing GP Proposed GP
Mountain Empire 30A (ME30A) - proposed change from RL-40 to a combination of SR-4 and RL-40
Estimated total potential dwelling unit increase = 29
Existing GP Proposed GP
North County Metro 3A (NC3A) - includes a study area; proposed change from RL-20 to SR-10
Estimated total potential dwelling unit increase = 11
NC3A is within the Hidden Meadows planning area (part of the North County Metro Subregion).
Existing GP Proposed GP
North County Metro 18A (NC18A) - proposed change from SR-2 to a combination of SR-1 and SR-2
Estimated total potential dwelling unit increase = 34
NC18A is within an area of the North County Metro Subregion that is not representing by a CPG/CSG.
Existing GP Proposed GP
North County Metro 22 (NC22) - includes a study area; proposed change from SR-10 to a combination of SR-1 and SR-10
Estimated total potential dwelling unit increase = 52
NC22 is within the Twin Oaks planning area (part of the North County Metro Subregion).
Existing GP Proposed GP
North County Metro 37 (NC37) - includes a study area; proposed change from SR-10 to SR-4
Estimated total potential dwelling unit increase = 12
NC37 is within the Twin Oaks planning area (part of the North County Metro Subregion).
Existing GP Proposed GP
North County Metro 38+ (NC38+; includes NC38, NC41, and NC48; proposed change from SR-2 to SR-1
Estimated total potential dwelling unit increase = 38
NC38+ is within the Twin Oaks planning area (part of the North County Metro Subregion).
Existing GP Proposed GP
North County Metro 42 (NC42) - includes a study area; proposed change from a combination of RL-20, SR-10, and Office Professional (C-2) to a combination of RL-20, SR-10, SR-4, SR-2, SR-0.5, VR-20, and Office Professional (C-2)
Estimated total potential dwelling unit increase = 1,034
NC42 is mostly within the Twin Oaks planning area (part of the North County Metro Subregion), with a small portion within the Bonsall planning area.
Existing GP Proposed GP
Pala/Pauma 30 (PP30) - proposed change from RL-40 to a combination of SR-2 and RL-40
Estimated total potential dwelling unit increase = 122
Existing GP Proposed GP
San Dieguito 15 (SD15) - proposed change from SR-1 to a combination of General Commercial (C-1), VR-10.9, and
SR-0.5
Estimated total potential dwelling unit increase = 301
Existing GP Proposed GP
Valley Center 7+ (VC7+; includes VC7, VC9, VC11, VC20A, VC20B, VC54, VC60, VC61, and a study area) - proposed change from SR-4 to SR-2
Estimated total potential dwelling unit increase = 253
Existing GP Proposed GP
Valley Center 51 (VC51) - includes a study area; proposed change from RL-20 to SR-4
Estimated total potential dwelling unit increase = 13
Existing GP Proposed GP
Valley Center 57+ (VC57+; includes VC57, VC63, VC64, and a study area) - proposed change from SR-4 to SR-2
Estimated total potential dwelling unit increase = 131
Existing GP Proposed GP
Valley Center 67 (VC67) - includes a study area; proposed change from SR-2 to Medium Impact Industrial (I-2) Existing GP Proposed GP

PSR Countywide and Community Level Maps