Staff recommends that the Community Development Commission (CDC) confirm a statutory or categorical exemption under the California Environmental Quality Act (CEQA) and adopt a resolution approving a Development Plan (RD23-00006), Tentative Map (RT25-00001), Density Bonus (DB23-00010), and Regular Coastal Permit (RRP23-00003) to allow the construction of a proposed two building mixed-use development project comprised of 193 dwelling units consisting of 190 flats and 3 live work units, with 20 low-income units and approximately 7,868 square feet of commercial area on Block 5 and 180 dwelling units consisting of 177 flats and 3 live work units, with 18 low-income units and approximately 9,538 square feet of commercial area on Block 20 located on a 3.52 gross acre site bounded by Mission Avenue on the South, N. Myers Street on the west and the North County Transit District Right-of-Way on the east.

Summary

This item recommends the Community Development Commission approve a significant two-building mixed-use development by Ryan Companies US, Inc. on a 3.52-acre site in downtown Oceanside, located between Mission Avenue, N. Myers Street, and the NCTD railway. The project, known as "Blocks 5 and 20 Mixed Use," is the final phase of the long-term Five Block Mixed-Use Plan.

The development includes:

• Block 5: An 8-story building with 193 dwelling units (190 flats, 3 live-work), including 20 low-income units, and 7,868 square feet of commercial area.
• Block 20: A 7-story building with 180 dwelling units (177 flats, 3 live-work), including 18 low-income units, and 9,538 square feet of commercial area.
  In total, the project will add 373 dwelling units, with 38 units designated for low-income households, and 17,406 square feet of commercial space.

To accommodate the density of 180.2 dwelling units per acre, the project utilizes State Density Bonus Law, requesting 14 waivers from local development standards. These waivers include significant increases in building height (Block 5 to 98'-6" from 35'; Block 20 to 87'-0" from 35'), reductions in setbacks, open space, and landscaping, and modifications to parking dimensions. The project provides 560 parking stalls across three-story parking structures.

The project is deemed exempt from CEQA under both statutory (AB 130) and categorical (In-fill Development) exemptions. While public outreach led to some design modifications, the Downtown Advisory Committee (DAC) expressed disappointment with the architectural character, stating it "lacks architectural character" and noted a "lack of public open space." Block 20 will also require a $396,000 reimbursement to the City for parking lot construction.

Citizen Impact

This development will significantly increase housing options in downtown Oceanside, including 38 new low-income units, and expand commercial activity. However, it will transform current public parking lots into high-rise buildings, potentially impacting coastal views from certain vantage points and altering the downtown aesthetic. The project's design, which includes numerous waivers from standard requirements, has raised concerns about architectural character and public open space.

Confidence

high