The proposed 54-unit (“mixed use”) condominium project at 1602 S. Coast Highway was approved by the Planning Commission’s second hearing October 11. That approval was appealed by South O residents to the council, which will hear the appeal on Wednesday; we are asking for changes to the project to improve its safety, compatibility with South O (per coastal regulations) and to insure that the units are actually used for housing.
The hearing (on Item 28) is being held at 6pm (time certain) in the City Council chambers, 300 North Coast Highway, Oceanside. While the hearing can be viewed online via KOCT, those testifying must appear in person. South O residents are asked to wear their Save South O t-shirts (email if you want one delivered) or wear blue.
The project is unprecedented in its height, density and scale — and, if approved, will set a precedent that all future developers will seek to follow. South O is strongly opposed to this project — to a degree not previously seen since the proposal to shrink Coast Highway from 4 lanes to 2. Whether or not you attend, please email the city council to ask they approve the appeal (sending the project back for changes) citing one or more of the issues listed in our appeal.
City staff have claimed that while they don’t like the project, their hands are tied and they must approve it under state law; the council is currently undecided. Save South O and its supporters have identified specific ways in which the project is contrary to existing development law, which are listed in our appeal. Only categories listed in the appeal can be cited; the eight categories are:
- Public safety, particularly how the project will impact traffic safety on Freeman and Morse. The developer has asked for a waiver from the city from the requirement to provide a 15′ setback on Freeman. We ask that the city reject the waiver, which would create future accidents from cars leaving the building that cannot see pedestrians, motor vehicles and bicycles (particularly high-speed e-bikes) on Freeman.
- Parking, which with 64 spaces for 54 2- and 3-BR units, is clearly inadequate for the project.
- Short Term Vacation Rentals. The developer is allowed to increase the project from 40 to 54 units because it’s providing 5 very low income units. However, the developer refuses to permanently restrict those 54 units from being used as STVRs (which would then allow that housing to be converted into visitor-serving short-term rentals).
- Non-Compliance with the California Coastal Act, because it is incompatible with the city’s Local Coastal Plan and Land Use Plan which states that “The City shall ensure that all new development is compatible in height, scale, color and form with the surrounding neighborhood.” The 4-story project is clearly not compatible in height, scale and form with adjacent 1- and 2-story single family residences.
- Precedent. Approval of this project would allow other developers to argue for their right to ignore the LCP, LUP and other city policies.
- Commercial Use. The only way residential use is allowed on Coast Highway is as part of a “mixed use” project, with both residential and commercial usage. However, the developer has testified that if the commercial space is not rented, it could be used for residential purposes — and thus this “mixed use” project would be a purely residential project not allowed by existing zoning.
- Transition between Commercial and R1 Neighborhood. The LCP and LUP requires “adequate buffers or transition zones” between the commercial area and surrounding single-family neighborhoods, but the project does not.
- Walkability. The city’s policies are to encourage walkability along Coast Highway, both downtown and in South O. South O has requested some form of outdoor seating but the developer declined to do so.
The full appeal is below:
Save South O 