Harmony Grove Village South

PDS2015-GPA-15-002, PDS2015-SP-15-002, PDS2015-REZ-15-003, PDS2018-TM-5626, PDS2015-MUP-15-008, PDS2015-ER-15-08-006

The Project includes a General Plan Amendment (PDS2015-GPA-15-002), a Specific Plan (PDS2015-SP-15-002), a Rezone (PDS2015-REZ-15-003), a Tentative Map (PDS2018-TM-5626), a Major Use Permit (PDS2015-MUP-15-008), a Site Plan (PDS2018-STP-18-011), and a draft Habitat Loss Permit (PDSXXXX-HLP-XXX).  SCH NO. 2015081071

The Harmony Grove Village South Project (project) is a master-planned community within the San Dieguito community plan area within the unincorporated area of San Diego County. The project proposes 453 dwelling units at an overall density of 4.08 dwelling units per acre; a 5,000 square foot (sf) community clubhouse building with 1,500 sf of public commercial space; public and private parks, two miles of trails and pathways, and 35 acres of dedicated biological open space. The Project will provide, as a condition of approval, an affordable housing component that will include 10 percent of the project’s total dwelling units as on-site affordable housing (as defined by California Health and Safety Code Section 50052.5 and 50053).  

Recirculation of portions of the 2018 FEIR

The 2018 FEIR was certified, and the Project was approved by the County Board of Supervisors on July 25, 2018, in accordance with the California Environmental Quality Act (CEQA), along with Appendix J, Final Greenhouse Gas Analyses Report (HELIX Environmental Planning, 2018), augmented by the Global Climate Change Supplemental Letter prepared by Ldn Consulting, Inc. (February 16, 2018). Following County approval and certification of the 2018 FEIR, the Project was challenged in two CEQA actions.  Following litigation and appeal, the California Court of Appeal (Court) found that the 2018 FEIR was adequate in all respects except for one: the GHG mitigation measures relative to credit purchase (location, registry confirmation, and approval by the Director of PDS.   

As a result of the litigation, the project has revised its GHG mitigation measure detailed in both Section 2.7 (Climate Change) and the 2024 Global Climate Change Report, both of which are part of the New Recirculated Section with Attachments and this public disclosure. In addition to the new mitigation measure, textual updates were made as appropriate to Section 2.7, Project Design Features were revised/augmented, and emissions modeling updates were completed.  All other issues have been fully resolved by litigation and, as such, are not subject to further examination and the conclusion as to CEQA significance (significant and mitigable) to the 2018 FEIR remain the same.   

The County requests that reviewers limit the scope of their comments to the New Recirculated Section with Attachments. For a complete discussion of the rationale for recirculation and guidance for commenters, refer to the “Readers Guide to Additional Information for Harmony Grove Village South added to Section 2.7 of the Final EIR and the Affordable Housing Condition” included at the beginning of the New Recirculated Section with Attachments.   

Public Meeting: 

The project will be on the agenda for the Thursday, September 12, 2024 San Dieguito Community Planning Group (CPG) meeting at 7:00 PM. San Dieguito CPG meetings are held at the Rancho Santa Fe Fire Station #4 Meeting Room at 18040 Calle Ambiente, Rancho Santa Fe, CA 92067.

San Dieguito Community Planning Group Website

Comments on the New Recirculated Section with attachments must be received no later than October 7, 2024, at 4:00 p.m. (a 46-day public review period). Comments must be sent to Planning & Developments Services, attn: Bianca Lorenzana, 5510 Overland Avenue, Suite 210, San Diego, CA 92123 or emailed to Bianca.Lorenzana@sdcounty.ca.gov.

Project Contact: Bianca Lorenzana | Bianca.Lorenzana@sdcounty.ca.gov | (619) 510-2146

Public Review Notice/Legal Ad

Readers Guide

Chapter 2.7 Greenhouse Gas Emissions_Strike-out Underline

Chapter 2.7 Greenhouse Gas Emissions_Clean

Greenhouse Gas Analysis Report

PDS2015-GPA-15-002, PDS2015-SP-15-002, PDS2015-REZ-15-003, PDS2018-TM-5626, PDS2015-MUP-15-008, PDS2015-ER-15-08-006

The Project includes a General Plan Amendment (PDS2015-GPA-15-002), a Specific Plan (PDS2015-SP-15-002), a Rezone (PDS2015-REZ-15-003), a Tentative Map (PDS2018-TM-5626), a Major Use Permit (PDS2015-MUP-15-008), a Site Plan (PDS2018-STP-18-011), and a draft Habitat Loss Permit (PDSXXXX-HLP-XXX). 

The GPA proposes to re-designate a portion of the property from Semi-Rural Regional Category to Village Regional Category and to re-designate the land use designation from Semi-Rural Residential 0.5 to Village Residential 10.9 and Neighborhood Commercial.  The proposed Rezone would change the zoning designation from A70 (Limited Agriculture) and RR (Rural Residential) to S88 (Specific Plan). In accordance with Section 86.104 of County of San Diego Ordinance No. 8365 (N.S.) and Section 4.2 g of the CSS NCCP Process Guidelines (CDFG, November 1993), a Habitat Loss Permit is required because the project would impact Diegan coastal sage scrub.

Project Contact: Ashley Smith | Ashley.Smith2@sdcounty.ca.gov | (619) 857-8012

5-24-18 Planning Commission Hearing Report

5-24-18 Planning Commission Hearing Report (Without Attachments)

Readers Guide

Cover Sheet (Volume 1)
Table of Contents List of Acronyms and Abbreviations
Summary
CHAPTER 1.0 - Project Description, Location, and Environmental Setting Part: 1, 2, 3, 4, 5, 6, 7
CHAPTER 2.0 - Significant Environmental Effects of the Proposed Project

            2.1 Aesthetics Part: 1, 2, 3, 4, 5
            2.2 Transportation/Traffic
            2.3 Biological Resources Part: 1, 2
            2.4 Cultural Resources and Tribal Cultural Resources
            2.5 Noise
            2.6 Air Quality
            2.7 Greenhouse Gas Emissions
            2.8 Significant Irreversible Environmental Changes Resultant from Project Implementation

CHAPTER 3.0 - Environmental Effects Found Not to be Significant
            3.1 Effects Found Not Significant as Part of the EIR Process
                3.1.1 Energy
                3.1.2 Geology/Soils
                3.1.3 Hazards and Hazardous Materials
                3.1.4 Hydrology/Water Quality
                3.1.5 Land Use and Planning
                3.1.6 Paleontological Resources
                3.1.7 Population and Housing
                3.1.8 Public Services
                3.1.9 Recreation
                3.1.10 Utilities and Service Systems

            3.2 Effects Found Not Significant During Initial Study        

CHAPTER 4.0 - Project Alternatives

CHAPTER 5.0 - List of References

CHAPTER 6.0 - List of EIR Preparers and Persons and Organizations Contacted

CHAPTER 7.0 - List of Mitigation Measures and Project Design Features

Cover Sheet (Volume 2)

CHAPTER 8.0 - Letters of Comment on the Draft EIR and Responses

Response to Comments Info for Reader

Comments Received on the Draft EIR

Federal Agencies
    United States Fish and Wildlife Service (USFWS)

Stage Agencies
    Caltrans

County, City, and Other Local Agencies
    San Diego Local Agency Formation Commission (LAFCO)
    City of Escondido
    North County Transit District (NCTD)

Organizations
    San Dieguito Planning Group
    Endangered Habitats League
    Shute, Mihaly & Weinberger, LLP on behalf of Elfin Forest Harmony Grove Town Council (A, B, C)
    Delano & Delano on behalf of The Escondido Creek Conservancy (TECC)
        Attachment: HGVS - Existing ROW Option (Posted 7/20/18)
        Attachment: HGVS Country Club Drive Road Section (Posted 7/20/18)
    Richard Horner on behalf of TECC
    Hamilton Biological, Inc. on behalf of TECC
    Rincon Band of Luiseño Indians
    Elfin Forest Harmony Grove Town Council (Jacqueline Arsivaud)
    Cleveland National Forest Foundation (CNFF) and Save Our Forest and Ranchland (SOFAR)
    Pauma Band of Luiseño Indians
    San Luis Rey Band of Mission Indians
    County Friends of a Better Bow

Individuals

Comments Received on the Recirculated Draft EIR

State Agencies
    CAL FIRE, Department of Forestry and Fire Protection, San Diego Unit
    Caltrans

County, City, and Other Local Agencies
    SANDAG (Late)

Organizations
    California Native Plants Society, San Diego Chapter
    Delano & Delano on behalf of The Escondido Creek Conservancy (TECC)
    Elfin Forest Harmony Grove Town Council (Jacqueline Arsivaud)
    Endangered Habitats League
    Rincon Band of Luiseño Indians
    Shute, Mihaly & Weinberger, LLP on behalf of Elfin Forest Harmony Grove Town Council

Individuals
    Karen Binns
    Mary Cross
    Natasha Kay-Hazou
    Kira Lakin
    Richard Murphy
    Debbie O'Neill and Jonathan Dummer
    Scott Sutherland (Late)

Late Comments
    Delano & Delano
    Endangered Habitats League
    Mid Hoppenrath
    Elfin Forest Harmony Grove Town Council
    Shute, Mihaly & Weinberger, LLP, on behalf of Elfin Forest Harmony Grove Town Council
    Twin Oaks Valley Community Sponsor Group
    Escondido Chamber of Citizens (Patricia Borchmann)
    Marilyn Cauthen
    Annette Cavender
    Kathryn Kolb
    Marilyn Johnson-Kozlow
    Gary Kozlow
    Kira Lakin
    J. Laurence Mintier
    Bruce J. Schryver
    Grow the San Diego Way (JP Theberge)
    Mark Connelly

TECHNICAL APPENDICES

ADDITIONAL ITEMS

Specific Plan
Tentative Map
Preliminary Grading Plan
Site Plan
Major Use Permit Plot Plan
Emergency Evacuation Plan

RECIRCULATION READERS GUIDE
LEGAL AD
NOTICE OF AVAILABILITY
2.7 GREENHOUSE GAS EMISSIONS
GLOBAL CLIMATE CHANGE SUPPLEMENT

Public Review Legal Advertisement - Notice of Extended Public Comment Period

Public Review Legal Advertisement - Notice of Extended Public Comment Period

Public Review Legal Advertisement

Cover Sheet
Table of Contents List of Acronyms and Abbreviations
Summary
CHAPTER 1.0 – Project Description, Location and Environmental Setting: Part 1, 2, 3
CHAPTER 2.0 – Significant Environmental Effects of the Proposed Project

2.1 Aesthetics: Part 1, 2
2.2 Transportation/Traffic
2.3 Biological Resources: Part 1, 2
2.4 Cultural Resources and Tribal Cultural Resources
2.5 Noise
2.6 Air Quality
2.7 Significant Irreversible Environmental Changes Resultant from Project Implementation

CHAPTER 3.0 – Environmental Effects Found Not to be Significant

3.1 Effects Found Not Significant as Part of the EIR Process
    3.1.1 Energy
    3.1.2 Geology/Soils
    3.1.3 Greenhouse Gas Emissions
    3.1.4 Hazards and Hazardous Materials
    3.1.5 Hydrology/Water Quality
    3.1.6 Land Use and Planning
    3.1.7 Paleontological Resources
    3.1.8 Population and Housing
    3.1.9 Public Services
    3.1.10 Recreation
    3.1.11 Utilities and Service Systems

3.2 Effects Found Not Significant During Initial Study

CHAPTER 4.0 – Project Alternatives

CHAPTER 5.0 – List of References

CHAPTER 6.0 – List of EIR Preparers and Persons and Organizations Contacted

CHAPTER 7.0 – List of Mitigation Measures and Project Design Features

TECHNICAL APPENDICES

ADDITIONAL ITEMS

Specific Plan
Tentative Map
Preliminary Grading Plan
Conceptual Landscape Plan
Community Plan Amendment
Habitat Loss Permit
Sight Distance: Letter, Study

PROJECT DOCUMENTS

    Site Plan
    Vicinity Map
   

ENVIRONMENTAL DOCUMENTS

    Notice of Preparation of an Environmental Impact Report 
    Initial Study 
    Notice of Preparation Comments
 

REFERENCE DOCUMENTS

    Wildland - Urban Interface Fire Emergency Plan
    Wildfire Risk Analysis

Applicant's Board of Supervisor Hearing Presentation from 7/25/18