Frequently Asked Questions



Since the start of community outreach in 2016, we’ve received lots of questions. This FAQs list will continue to grow as we continue through the City review and approval process, so please email us if you have a question to add.



our property





Q: What happened to Carmel Highlands Golf Course?
We were not involved in the decision to close Carmel Highlands Golf Course. Our understanding is the course closed in March 2015 because of escalating operational costs combined with decreasing rounds and revenue. The drought and increasing cost of water only exacerbated the issues facing course management.


Q: Are you affiliated with the high-density development off the 15?
No. We are not connected to the Casa Mira View apartments.


Q: As the owner of this land, what can we expect from you as our neighbor?
We pride ourselves on our commitment to transparency and communication (have you visited our blog?!). While others may have claimed to be listening, we really are. Every concern and idea we hear is evaluated by our team. The vision for The Junipers is the result of more than two years of community engagement.


Q: What are the current zoning and land use designations for the property?

​The current zoning for our property is RS-1-14 (Residential Single Unit).

The 1993 Rancho Peñasquitos Community Plan designates our property as “Preserve Golf Course Use”. The City’s General Plan, adopted in 2008, follows suit with a designation that allows golf: Park, Open Space, and Recreation (Private/Commercial Recreation). Both of these designations reflect the property’s former use as the Carmel Highlands Golf Course.


Q: What zoning are you requesting?

We heard at Community Open House 3 (10/26/18) the concern that with the previously requested RM-1-1 we could build substantially more units, so we’re carving out designated open space which reduces our developable footprint and therefore decreased the number of units feasible on the property. The requested zones are:

  • RM-1-1 - Allows for a variety of product types
  • RM-2-6 - Affordable housing
  • OR-1-1 - Open Space - Residential
  • OP-1-1 - Open Space - Parks

Q: When will you break ground?

The application for The Junipers is still under review by the City. We are hoping to be in front of City Council in late 2019. The start of construction would follow approval by City Council.



our approach





Q: What opportunities will neighbors have to learn about the new plan and provide input?
We believe that the best way to create a land use plan is through diverse community engagement so ALL voices have the opportunity to be heard. Working along with our project team of leading, sustainable land use planners and design professionals, we will fill in the details of a land use plan for The Junipers based on market research, site constraints and opportunities, and your feedback and suggestions. Click here to read about our community outreach.



our vision





Q: What do you hope to do with the land?
Based on neighbor feedback, the vision for The Junipers is a new, age-qualified (55+) residential neighborhood of primarily single-family homes that incorporates community benefits for the entire Glens neighborhood. In June, the San Diego Planning Commission voted unanimously to approve this vision and our Community Plan Amendment Initiation request to
redesignate the property from “Preserve Golf Course Use” to “Residential.”

Q: What made you decide on a 55+ community?
Through one-on-one, small group meetings and an open house, we learned that school population and traffic are big concerns. Your comments and suggestions, along with our marketing studies, led us to determine an age-qualified community is the right fit because it eliminates impacts to school population and has a significantly lesser impact on traffic.

Q: How can we be sure The Junipers will remain age-qualified (55+)?
The age-qualified restriction is secured through the City’s approval process. All approvals will mandate a 55+ community.
​
Q: Who may live in an age-qualified (55+) community?
Each home must be occupied by at least one person who is age 55 or older. This restriction applies to occupants, not owners. Homeowners can be any age. (For example, a 35-year-old may purchase the home for her 68-year-old parents to live in.)

Q: Are there any exceptions to the age restriction?
Exceptions are granted if a person under 55 is a spouse, care taker or nurse of a 55+ resident or is a disabled or ill dependent of the 55+ resident. Persons who do not fall into an exemption are permitted to visit for limited times. In other words, unless they meet one of these exemptions, grandchildren may visit, but not live in The Junipers (or use The Junipers to enroll in Poway Unified schools).

Q: What access will the public have to the amenities in The Junipers?
The new neighborhood park, Social Loop and walking trails within The Junipers will be public benefits open to the entire Glens community.

Q: Will there be golf?
No. We are repurposing this land. However, incorporation of green space and buffers with adjacent properties will be components of our planning process.

Q: What are your plans for traffic?
The submitted plan for The Junipers proposes a new connector road off Carmel Mountain Road. This new neighborhood connector road will reduce impacts to the Peñasquitos Dr./Carmel Mountain Rd. intersection. It will also provide an additional exit in the event of an emergency or evacuation. Click here to read more.

Q: We are very concerned The Junipers will exacerbate an already scary evacuation situation. How are you planning to address this public safety concern?
In response to your feedback, we announced at Charrette 3: Circulation that we have added a wildland fire consultant to the design team to prepare emergency evacuation plans for The Junipers and for the Glens. The Fire Protection Plan and Evacuation Plan were presented at the RPPB Land Use Committee. Read more.



our process





Q: What happened at San Diego Planning Commission?
On June 8, 2017, the Planning Commission voted unanimously to approve the request to begin the process to re-designate the property from “Preserve Golf Course Use” to “Residential.”


During their deliberation, the Planning Commissioners encouraged 33North to pursue higher density of at least medium-density when designing The Junipers land use plan.


Max and Jeff shared that while 33North is obligated to study the suggested higher density alternatives, they remain committed to the preliminary vision for a maximum of 570 age-qualified (55+), active adult residences. Lennar is committed to maintaining the community-responsive plan for The Junipers which includes 455 market rate homes and 81 affordable units. Click here to see the plan.


Q: Where are you in the process?
In June 2017, the San Diego Planning Commission voted unanimously to approve our preliminary vision and our Community Plan Amendment Initiation request to redesignate the property from “Preserve Golf Course Use” to “Residential.” While this was an important early milestone, 33North took the summer to round out the design team, clear brush and fire hazards, and conduct technical studies, including geotechnical and existing utilities. These technical studies have identified the site constraints and opportunities for the property.


In August 2017, 33North hosted a series of design charrettes to get neighbor input on key aspects of The Junipers. The design charrettes highlighted three central planning areas: Community Character (8/28), a New Glens Neighborhood Park (9/13 and 10/11) and Circulation (9/27). Click here to read more about our design charrettes. Participant feedback, along with the findings from our technical studies, was shared with the design team of land planners, architects and engineers to prepare the land use plan and application to the City of San Diego for The Junipers.


The plan for The Junipers was debuted at Community Open House Two (11/15/17). Following a presentation to the Rancho Peñasquitos Planning Board Land Use Committee (12/6/17), 33North submitted the application for The Junipers to the City.


In spring of 2018, 33North received comments from City staff on their application. The refined plan for The Junipers was presented to the RPPB LUC on 4/4/18. Click here to see the refined plan.


The City of San Diego hosted a Scoping Meeting for The Junipers on 4/18/18. The Scoping Meeting was the starting point for the California Environmental Quality Act (CEQA) Environmental Impact Review (EIR) process. Since then, a series of technical studies have been in the works. These studies evaluate things like traffic, noise and aesthetics and are the basis for the EIR on The Junipers.


In response to community questions, 33North announced in fall of 2018 that Lennar Homes would be the community builder for The Junipers. The Lennar team is working with City staff to refine the plan as directed by the City of San Diego and the required California environmental impact review.


The next step in the process is public review of the Draft Environmental Impact Report.