DATE: August 5, 2026
TO: Chairperson and Members of the Community Development Commission
FROM: Development Services Department
TITLE: CONSIDERATION OF A DEVELOPMENT PLAN (RD24-00008), TENTATIVE MAP (RT26-00001), CONDITIONAL USE PERMIT (RCUP24-00004), AND REGULAR COASTAL PERMIT (RRP24-00006) TO CONSTRUCT FIVE CONDOMINIUM UNITS ON A 5,000 SQUARE FOOT SITE LOCATED AT 217 SOUTH MYERS STREET - APPLICANT: 217 S MYERS, LLC.
RECOMMENDATION
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Staff recommends that the Community Development Commission confirm issuance of a Class 32 Infill categorical exemption under the California Environmental Quality Act (CEQA) Guidelines and adopt a resolution approving Development Plan (RD24-00008), Tentative Map (RT26-00001), Conditional Use Permit (RCUP24-00004), and Regular Coastal Permit (RRP24-00006) to allow for the demolition of an existing cottage and the construction of five condominium units between two three-story structures at 217 South Myers Street.
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BACKGROUND AND ANALYSIS
The project site is a 5,000 square foot lot developed with a 556 square foot cottage constructed in 1930, located at 217 South Myers Street. Situated within the Townsite Neighborhood Planning Area, the site has a General Plan land use designation of Downtown (D), a Local Coastal Program land use designation of High Density Residential (C-RH) and a zoning designation of Downtown Subdistrict 5 (D-5). Surrounding land uses include single- and multi-family residences on all sides.
Figure 1: Project Location
The project application is comprised of four entitlements: Development Plan, Tentative Map, Conditional Use Permit, and Regular Coastal Permit to allow the construction of five condominium units, split between two three-story structures. The unit mix is shown in Table 1 below.
Table 1: Unit Mix
|
|
Bedrooms / Bathrooms |
Height |
Floor Area |
Open Space |
|
Building A |
|
31’2” |
|
|
|
Unit 1 |
3 bed / 3 bath |
|
1,626 s.f. |
482 s.f. |
|
Unit 2 |
3 bed / 3.5 bath |
|
1,805 s.f. |
482 s.f. |
|
Unit 5 (VLI) |
1 bed / 1 bath |
|
660 s.f. |
200 s.f. |
|
|
|
|
|
|
|
Building B |
|
31’2” |
|
|
|
Unit 3 |
3 bed / 3.5 bath |
|
1,921 s.f. |
507 s.f. |
|
Unit 4 |
3 bed / 3.5 bath |
|
1,921 s.f. |
507 s.f. |
The architectural design will be a California Beach Modern design with off-white sand finish stucco prevalent among the majority of the structures, with stone veneer and woodgrain siding accents. The front doors and garage doors would have a simulated woodgrain exterior to match the woodgrain siding accents on the upper floors. Decorative wood slat shade screens are proposed on the front façade as a unique and eye-catching architectural feature.
1. GENERAL PLAN CONFORMANCE
The General Plan Land Use Map designation for the subject property is Downtown (D). The proposed project is consistent with this land use designation and the policies of the City’s General Plan as follows:
Land Use Element
Goal 1.1: Community Values
Objective: To ensure the enhancement of long-term community and neighborhood values through effective land use planning.
Policy A: Land uses shall be attractively planned and benefit the community.
Policy B: Land uses shall not significantly distract from nor negatively impact surrounding conforming land uses.
The proposed project has been attractively designed with modern architecture and quality materials that would increase the aesthetic appeal of the community. The proposed residences would be subject to the performance standards of Section 3024 of the Zoning Ordinance and therefore would not negatively impact the surrounding uses with regard to odor, noise, dust, and glare. Given the compact development pattern of the area, the rooftop decks would not result in significant privacy impacts to the surrounding uses adjacent to the site.
1.17 Public Facilities Management
Objective: To provide a consistent and high-level quality of public services and facilities to the residents of the City.
Policy D: Compact and infill development should be encouraged to concentrate expenditures for public services.
The project site is an infill lot within an existing, established neighborhood. Providing additional housing in such a location assists in reducing average costs for public services.
Economic Development Element / Energy and Climate Action Element
Goal EDE-1b: The City will expand employment, housing, and public amenities by facilitating efficient, transit-oriented development within already urbanized areas (i.e., smart growth).
Policy 1b-1: Encourage efficient, transit-oriented development, walkability, parking efficiency, pedestrian and bicycle facilities, and a strong sense of place within the City’s Smart Growth Opportunity Areas (SGOAs), as identified on the Regional Smart Growth Concept Map.
Goal ECAE-2a: The City will accommodate future population, employment, and housing growth within already urbanized areas.
Policy 2a-1: In areas served by transit, promote land use intensities that increase transit ridership and, in turn, the quality and frequency of transit service.
The project site is located in SGOA OC-1 which spans the entirety of Downtown. Due to the proximity to the Oceanside Transit Center, the beach, and City facilities, as well as the mixed-use nature of Downtown, the OC-1 SGOA is well positioned for current and future smart growth opportunities. The project is proposed at a density which is similar to the surrounding properties while also being sufficient to support nearby businesses, increased walkability, and higher transit ridership.
Housing Element (Sixth Cycle 2021-2029)
Goal HE-1: Produce opportunities for decent and affordable housing for all of Oceanside’s citizens.
Policy 1.1: Promote a high-quality urban environment with stable residential neighborhoods and healthy business districts.
Policy 1.6: Encourage higher-density housing development along transit corridors and smart growth focus areas in order to encourage preservation of natural resources and agricultural land; reduce energy consumption and emissions of greenhouse gasses and other air pollutants; reduce water pollution occasioned by stormwater runoff; and promote active transportation with its associated health benefits.
The project is attractively planned and would promote a high-quality urban environment while relieving development pressure at the suburban fringe of the City. By locating more housing units in compact neighborhoods like the Downtown, the City can preserve more open space and natural resources at other locations, like the agricultural lands of South Morro Hills, while reducing per capita energy and water demand.
The five-unit condominium project would also replace an aging modest cottage with a modern dwelling of equivalent size that would be deed-restricted to very low-income households for 55 years pursuant to Government Code Section 66300.6 (SB 8, 2021). The existing dwelling has no rent restrictions. SB 8 requires a dwelling unit replacing a single-family home to have the same number of bedrooms as the original residence. Floor area and number of total rooms do not have the same equivalency requirements. In this case, the existing residence is 556 square feet with one bedroom and the proposed replacement dwelling would be 660 square feet with one bedroom.
2. ZONING ORDINANCE COMPLIANCE
The subject site is located within the Downtown District and developed per the land use and development standards within Article 12 of the Zoning Ordinance. The project site is located within Downtown Subdistrict 5, which permits single- and multi-family residential uses. The D-5 Subdistrict allows a maximum potential density of one dwelling unit per 1,000 square feet of lot area with approval of a conditional use permit. Pursuant to Section 1232(D)(5), residential standalone projects requesting a use permit for an increase from the base density to the maximum potential density shall exhibit excellence in design to be favorably considered. In adherence of Oceanside Zoning Ordinance Section 1232(D)(5), the applicant submitted a CUP (RCUP24-00004) to increase their density. Staff finds that the proposed project includes high quality architectural design and improve the pedestrian experience at ground-level and therefore warrants an increase to the maximum potential density.
With respect to development standards, the proposed project complies with the requirements of Downtown Subdistrict 5 (see Table 2), with the exception of parking requirements. Government Code Section 65863.2 (AB 2097) grants applicants the ability to provide parking at levels they deem suitable, exempting projects from a municipality’s minimum parking requirements when a project site is located within one-half mile to a major transit stop. Under Public Resource Code 21064.3(c), a Major Transit Stop is defined as the intersection of two or more bus routes with a frequency of service of 20 minutes or less during the morning and afternoon peak commute period. Because the subject project is a block away from the Oceanside Transit Center, the project is not required to provide the minimum of ten off-street parking spaces prescribed by Article 31 of the Zoning Ordinance. As proposed, four garage spaces are proposed for the market rate units with access from the existing alley. For the very low-income unit, one uncovered space would be supplied partially on the adjoining property also owned by the applicant with would also take access from the existing alley.
Table 2: Development Standards
|
Development Standard |
Current Zoning (D-5) Standard |
Project as Proposed |
|
Maximum Density |
One unit per 1,000 sf of lot area |
One unit per 1,000 sf of lot area |
|
Minimum Lot Area |
5,000 sf |
5,000 sf |
|
Minimum Lot Width |
50 ft |
50 ft |
|
Minimum Setbacks |
|
Front |
10 ft |
10 ft |
|
Side |
3 ft |
3 ft |
|
Alley |
5 ft |
5 ft |
|
Maximum Height |
35 ft |
31’2” |
|
Minimum Site Landscaping |
25% |
27% |
|
Tree Canopy |
7% |
18.8% |
|
Permeable Surface Area |
10% |
13.6% |
|
Open Space |
200 sq ft per unit |
200 sq ft min |
|
Required Parking |
10 spaces |
5 spaces* |
*Pursuant to GOV § 65863.2
3. LOCAL COASTAL PROGRAM (LCP) CONFORMANCE
The project site is located in the Appeal Jurisdiction of the Coastal Zone as indicated on the LCP Certification Permit and Appeal Jurisdiction Map. Due to this, the project is subject to the City’s LCP, which includes a land use plan and a series of goals and policies intended to ensure that development within the City’s Coastal Zone complies with the California Coastal Act. Staff finds that the proposed project is consistent with the applicable components of the certified LCP as follows:
LCP Land Use Plan
The subject property is designated High Density Residential, which allows densities up to 43 dwelling units per acre. Proposed at 43 dwelling units per acre, the project is consistent with the purpose and intent of this land use designation.
Visual Resources and Special Communities Policy VI.C.8: The City shall ensure that all new development is compatible in height, scale, color, and form with the surrounding neighborhood.
The surrounding neighborhood includes a variety of building heights, materials, colors, and forms with an eclectic mix of architectural styles. Designed with California Beach Modern architecture, the proposed structures would fit in with the surrounding neighborhood and assist in maintaining the beachy character of the South Coastal District within the Downtown. Off-white-colored stucco would be fitting for the area, which is largely devoid of dark primary finishes. Structures on the 200-block of South Myers Street range from yellow, beige, and white to sage, seafoam, and sky blue. The proposed project would be compliant with the height and setback requirements of the Zoning Ordinance and the buildings’ scale would fit appropriately within the wide range of massing found in the area.
4. DOWNTOWN RESIDENTIAL DESIGN GUIDELINES CONSISTENCY
All standalone residential projects in the Downtown are subject to the Downtown Residential Design Guidelines. As proposed, staff finds the project to substantially meet the intent of the Guidelines.
Design Component 1: Basic Site Design: Placement of House, Garage, and Access.
As proposed, the project would align with the existing setback patterns of South Myers Street and the larger South Coastal District which largely consists of buildings that front the street with shallow setbacks. Vehicular access to the site would be provided from the alley, minimizing the appearance of the garages. Paving and hardscape materials are minimized in the front yard area, emphasizing the appearance of landscaping from public views. Wall sconces are proposed on the rearmost building wall, increasing the illumination of the alley, improving nighttime visibility and the pedestrian experience.
Design Component 2: Building Envelope: Height, Mass, Size, and Scale.
The proposed project has been designed at a size and scale similar to existing multifamily residential structures in the South Coastal District. Two structures are proposed instead of one five-unit structure which reduces massing, brings more natural light into the dwellings, and provides more privacy to future residents. Front yard and parkway landscaping, façade articulation, and architectural features would also reduce the massing of the structures from the street.
Design Component 3: Architectural Style and Form
The proposed project is designed in the California Beach Modern style, similar to multiple other projects in the South Coastal District built in the last decade. Proposed building elements, including roof style, materials, window types, and accents are appropriate to the architectural style and massing, while being aesthetically compatible with the surrounding neighborhood. Inset entries are integral to the design, adding articulation to the façade while remaining modest and not detracting from the overall design of the structure.
Environmental Review
The proposed project is categorically exempt pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15332, “In-Fill Development Projects.” The site is smaller than five acres, substantially surrounded by urban uses, adequately served by existing utilities, and holds no value for sensitive species. Additionally, the proposed project is consistent with the applicable land use and zoning designations and would not result in impacts to air quality, water quality, noise, or traffic.
PUBLIC NOTIFICATION
The applicant held a community outreach meeting at the project site on June 25, 2025 to which four nearby property owners attended. According to the applicant, all attendees were supportive of the project.
FISCAL IMPACT
Does not apply.
COMMISSION OR COMMITTEE REPORT
The Downtown Advisory Committee (DAC) considered the project at a public meeting on August 20, 2025 and after due consideration voted unanimously (5-0-4) to recommend approval of the project to the Community Development Commission (CDC). The project was not presented to the CDC due to ongoing coordination with the City’s Housing and Neighborhood Services Department, which determined that demolishing the existing cottage would require a unit to be replaced at an affordable cost pursuant to Government Code Section 66300.6. Due to a lack of income verification as part of the initial application submittal, the replacement unit must be deed-restricted for a very low-income household, consistent with background income rates for residents across the City. The applicant has decided to add a fifth unit to their original proposal to accommodate this requirement, significantly modifying their original scope of work. Therefore, the revised project required a new recommendation from the DAC, which voted (4-1-2) to recommend CDC approval of the modified project on April 22, 2026.
CITY ATTORNEY’S ANALYSIS
Pursuant to Oceanside Downtown Zoning Ordinance Article 12, the CDC is authorized to hold a public hearing and consider the evidence presented at the public hearing. After conducting the public hearing, the CDC shall approve, conditionally approve, or deny the project. The resolution has been reviewed and approved as to form by the City Attorney.
end
Prepared by: Dane Thompson, Senior Planner
Reviewed by: Brian Thomas, Acting Development Services Director
Submitted by: Jonathan Borrego, City Manager
ATTACHMENTS:
1. Community Development Commission Resolution
2. Project Description and Justification Letter
3. Project Plans
4. Downtown Advisory Committee Memo April 22, 2026
5. Notice of Exemption