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Oceanside council approves 8-story, 273-unit Mission Avenue project amid neighborhood opposition
Summary
Council approved an 8-story mixed-use project at 901 Mission Ave with 273 units (28 deed-restricted low-income) and 4,006 sq ft of commercial space; residents and activists raised concerns about density, school safety, traffic and affordability and asked for more low/very-low units or environmental review.
The City of Oceanside voted to approve an 8-story mixed-use development at 901 Mission Avenue on Oct. 15, authorizing a development plan and state density-bonus entitlements for a project that will deliver 273 housing units and roughly 4,006 square feet of commercial space.
Planning staff said the project site is a 1.551-acre lot in Downtown District 2 and described the proposal as an 8-story building with 273 apartments, including 28 deed-restricted low-income units, and a four-level enclosed parking garage with 322 off-street spaces (294 residential). Planner Natalie Vasquez told the council the project had submitted a SB 330 application in November 2023 that locked in development standards and impact fees at that time.
Developer Colin Hoffman (JPI West) emphasized transit proximity and sustainability features, saying the building would be nearly all-electric. "100% of our development will be, electric based except for our boilers," he said, and added that about half of the parking stalls would be EV-ready.
Opponents raised several concerns at the council meeting: environmental group SAFER asked that the city study construction-period diesel particulate emissions and cumulative air quality effects from several downtown projects; Preserve Calavera and residents called for more very-low and low-income units, questioned the project's private open-space calculations, and warned about increased vehicle trips and student safety near Oceanside High School. Diane Nygard (Preserve Calavera) summarized a common theme among critics: "We do not have a housing crisis. We have a housing affordability crisis." The planning report noted that the project qualifies for certain waivers and that staff found no specific adverse impacts that would allow denial under state density bonus law.
Council debate focused on parking, pedestrian safety around the adjacent high school, the proportion of affordable units (the project was locked at a 10% inclusionary requirement under SB 330), and conditions to reduce neighborhood impacts. Staff said the project would provide assigned parking (roughly one space per unit) and listed conditions including monitoring, access control and coordination with the school on retail uses at the corner of North Horn and Mission.
After reviewing staff recommendations, hearing public testimony and receiving developer commitments on mitigation, the council approved the development plan and density bonus; the project will proceed to permit review under the approved conditions.
