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Oceanside council upholds Hallmark plan for Grama Street subdivision after neighbors press for concessions
Summary
Council voted to uphold the Planning Commission and approve a Hallmark Communities proposal to subdivide 1.68 acres of First Baptist Church property into 23 lots and build 19 single-family homes (including three affordable units); neighbors raised parking, noise, drainage and safety concerns and won commitments on traffic measures.
The Oceanside City Council on Oct. 15 upheld the Planning Commission's approval of the Grama Street subdivision, clearing the way for Hallmark Communities to build 19 single-family homes on a 1.68-acre portion of the First Baptist Church property.
Dane Thompson, associate planner, told council staff recommended adopting a resolution to deny the appeal and uphold Planning Commission Resolution 2025-P-16, describing the proposal as a 23-lot subdivision with 19 residential lots and four lettered lots for access and stormwater. The project would reserve two homes for very-low-income households and one for moderate income households under the state's stacked density bonus provisions and seek several development standard waivers.
Neighbors and the project appellant, Rick Krakowski, said they were generally not opposed to new housing but asked for concessions on noise and privacy, screening and construction mitigation. As one neighbor put it during testimony, "The noise, the dirt, those are significant concerns, but maybe temporary. But the loss of privacy and the unexpected view I've enjoyed all my life, those are permanent." The appellant and other residents urged the council to require more robust noise mitigation (for example, a 6-foot block wall during construction), an independent traffic study, and assurances about parking eligibility for private-street residences.
Hallmark's representative, Sean Santa Cruz, responded that the applicant had met with adjacent owners, agreed to mass grading and recompaction to address geotechnical concerns, provided a dust control and erosion plan, and offered to work with neighbors on fencing and landscaping. Santa Cruz also clarified a title issue raised in public comment, saying, "The church actually owns all of Grace Street," and explained that the city maintains the public right-of-way by easement even when underlying fee title is held by the church.
Traffic engineer Tila Cotter reported traffic counts and recommended a set of stop-sign installations at specific T-intersections; the applicant agreed to fund those improvements. Council members expressed repeated concern about safety at Grace and Foster streets and asked staff to continue working on traffic calming and sidewalk gaps in the area.
After deliberation and conditions addressing the concerns raised, the council moved to deny the appeal and adopt the staff-recommended resolution upholding the Planning Commission (motion approved, 5'00). Staff said the developer will be required to comply with the stated conditions of approval and to implement mitigation measures such as stop signs indicated by the traffic engineer and dust, erosion and noise controls during construction.
