DATE: August 5, 2026
TO: Chairperson and Members of the Community Development Commission
FROM: Development Services Department
TITLE: CONFIRMATION OF A CALIFORNIA ENVIRONMENTAL QUALITY ACT CATEGORICAL EXEMPTION AND CONSIDERATION OF A TENTATIVE PARCEL MAP (P25-00002), DEVELOPMENT PLAN (D25-00004), AND REGULAR COASTAL PERMIT (RC25-00006) TO ALLOW THE CONSTRUCTION OF A THREE-STORY, THREE-UNIT CONDOMINIUM STRUCTURE WITH SUBTERRANEAN PARKING AND A ROOFTOP DECK ON AN UNDEVELOPED PARCEL AT 718 NORTH PACIFIC STREET - APPLICANT: ALLAN TETA (TRE ARCHITECTURE).
RECOMMENDATION
title
Staff recommends that the Community Development Commission (CDC) adopt a resolution (Attachment 1) confirming issuance of a Categorical Exemption pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15303 (New Construction or Conversion of Small Structures) and approving a Tentative Parcel Map, Development Plan, and Regular Coastal Permit to allow the construction of a three-story, three-unit condominium structure with subterranean parking and a rooftop deck on an undeveloped parcel at 718 North Pacific Street.
body
BACKGROUND AND ANALYSIS
The project site is located on west side of the city within the Townsite Neighborhood Planning Area. The subject site is currently an undeveloped 4,981 square-foot parking lot located midblock on North Pacific Street between Neptune Way and Windward Way. The site is located within the appealable area of the Local Coastal Program (LCP), and a land use designation of High Density Residential, and a General Plan land use designation of Downtown (DT), and a zoning designation of Downtown Subdistrict 5 (D-5). The D-5 subdistrict permits high-density residential in an urban setting near shopping, employment, transportation, and recreational facilities. An aerial view of the project site is provided in Attachment 2.
Surrounding uses include multifamily residences to the north, south, east and west.
PROJECT DESCRIPTION
The project application consists of three entitlements: a Tentative Parcel Map, Development Plan, and Regular Coastal Permit as outlined below. The proposed project’s plan set can be found in Attachment 3. Please note that because the proposed project is located within the boundaries of the Downtown Redevelopment Area (Downtown District), project numbers listed below should include an “R” prefix. Staff inadvertently omitted the “R” prefix upon initial intake.
Tentative Parcel Map (P25-00002) represents a request to establish a three-unit condominium map on an undeveloped 4,981 square-foot parcel.
Development Plan (D25-00004) represents a request to allow the construction of a three-story, three-unit, 8,524 square-foot (conditioned area) structure with subterranean parking and a rooftop deck. The structure would consist of three condominium units ranging in size from 2,383 square-feet (first floor unit) to 3,313 square-feet (second and third floor units). Each unit would have access to a private rooftop deck with a combined square footage of 1,801 square-feet.
The project site is located within one-half mile of public transit. The applicant is invoking the application of Assembly Bill (AB) 2097, whereas, a public agency shall not impose any minimum parking requirements for projects located within one-half mile of public transit. Despite qualifying for AB 2097, the proposed project will provide six subterranean parking stalls and one ground level parking stall, resulting in a total of seven parking stalls, which is one additional space per the Zoning Ordinance for residential projects that do not qualify for AB 2097.
The proposed project would incorporate a variety of landscape materials including three new 24-inch box trees along the frontage of the property, and drought tolerant low water use shrubs, vines, and groundcover. The project, as proposed, would exceed the City’s Urban Forestry Program requirements by providing 293 square feet (approximately 13 percent) of tree canopy, including three new 24” box trees, and 507 square feet (approximately 10 percent) of permeable surface area, approximately six percent and 1 percent more than what is required, respectively.
Regular Coastal Permit (RC25-00006) represents a request to allow for development of a three-story structure within the appealable area of the Local Coastal Program (LCP) Land Use Plan jurisdictional boundary.
Per the City’s LCP Handbook, all projects requiring Development Plans require issuance of a Regular Coastal Permit. Regular Coastal Permits in the Downtown District are subject to approval by the Community Development Commission (CDC).
Key Planning Issues The proposed project has been reviewed for compliance with the General Plan, LCP, Zoning Ordinance, Subdivision Ordinance, and CEQA.
1. General Plan Conformance
The General Plan Land Use Map designation for the subject property is Downtown (DT). 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 1.12: Land Use Compatibility
Objective: To minimize conflicts with adjacent or related land uses.
Policy B: The use of land shall not create negative visual impacts to surrounding
land uses.
The proposed project consists of the development of an underutilized lot at 718 North Pacific Street. The project enhances the surrounding area with a high-quality architectural design. The architectural features of the project design utilize articulation of horizontal and vertical breaks to soften the massing of the structure. In addition, the subject site will enhance on-site landscaping by exceeding the City’s Urban Forestry Requirement by providing 293 square feet of tree canopy area, which is approximately 6 percent more tree canopy area than required pursuant to the City’s Zoning Ordinance requirement of 7 percent for project sites less than 1/3 acre. Additionally, the project is providing 1,460 square feet of landscaping area which equates to approximately 29 percent of the site, exceeding the minimum 15 percent site landscaping code requirement. As the proposed project is a multi-family development, it is consistent with surrounding uses, such as height and design and would not distract from nor have negative visual impacts to surrounding uses.
Goal 1.2: Site Design
Objective: To provide high-quality site design, all proposed land development
projects shall take advantage of natural or manmade environments to maximize energy conservation, natural air circulation, public safety, visual esthetics, private and common open spaces, privacy, and land use compatibility.
Policy C: New development or land uses shall provide coordinated site design
wherever possible with existing or proposed adjacent land uses to provide complimentary site design, unified circulation access, and joint use of ancillary facilities.
The applicant’s proposed project design will include a coastal architectural aesthetics. The proposed project offers a combination of sand colored stucco and light gray limestone, therefore making the color and materials consistent with neighboring structures. The proposed height of 44 feet and 11 inches is also compatible with nearby multifamily structures, which primarily consist of two and three-story buildings. The project site design utilizes the alley for vehicle access consistent with neighboring properties.
Goal 1.23: Architecture
Objective: The architectural quality of all proposed projects shall enhance
neighborhood and community values and City image.
Policy A: Architectural form, treatments, and materials shall serve to significantly improve on the visual image of the surrounding neighborhood.
The project site currently exists as an underutilized parking lot. The proposed project offers a visual improvement to the site with enhancements replacing an existing gravel parking area with a new building utilizing Modern Coastal Architecture with French Andalusian inspired detailing including white-washed stucco walls as well as horseshoe and pointed arches. The proposed maximum height of 35 feet (excluding the elevator enclosure per the Zoning Ordinance) is also consistent with surrounding uses.
2. Local Coastal Program (LCP) Conformance
The General Plan Land Use Element (Goal 1.32 - Policy A) specifies that the City shall utilize the certified LCP and supporting documentation for review of all proposed projects within the Coastal Zone. Specifically, the goals and policies of the LCP Land Use Plan shall be the guiding policy review document for coastal development.
The proposed Regular Coastal Permit would conform to the LCP, including policies within the plan. The LCP contains policies that require development to maintain the character of the existing neighborhood, preserve public coastal views and provide adequate public access to the coast.
Staff finds the application complies with applicable policies of the LCP as follows:
The City shall maintain existing view corridors through public rights-of-way.
The subject request to allow for the construction of a three-story structure would not impact public views as the proposed project site is located mid-block and would not obstruct or alter any existing view corridor through public rights-of-way.
The City shall ensure that all new development is compatible in height, scale, color and form with the surrounding neighborhood.
The proposed scope of work consists of development that abides by the height limitations of the D-5 Zoning District, that is consistent with surrounding uses in scale and utilizes coastal architecture ensuring compatibility with the surrounding neighborhood.
3. Downtown Zoning Ordinance Compliance
The project is subject to the Downtown District land use and development standards within Article 12 of the Zoning Ordinance. The proposed project site is located within Downtown Subdistrict 5, which provides sites for high-density residential neighborhoods in an urban setting near shopping, employment, transportation and recreational facilities. As proposed, the project meets all applicable requirements of Downtown Subdistrict 5, as outlined in Attachment 4.
4. Subdivision Ordinance Compliance
The proposed project is subject to the Subdivision Map Act and the Oceanside Subdivision Ordinance, Article VI Subdivision of Four or Fewer Parcels. Pursuant to Section 601 of the Subdivision Ordinance, this Tentative Parcel Map (P25-00002) has been prepared in a manner acceptable to the Engineering Division and the Subdivision Map Act. The subdivision as proposed is consistent with the requirements for condominium units on a single parcel.
ENVIRONMENTAL REVIEW
The proposed project is categorically exempt pursuant to CEQA Guidelines Section 15303: “New Construction or Conversion of Small Structures.” The proposed project includes construction of a new multifamily residential structure totaling no more than four dwelling units. The Notice of Exemption prepared for the project is included as Attachment 5.
PUBLIC NOTIFICATION
The applicant posted a Notice of Project Application sign on the North Pacific Street frontage, a legal notice was published in the newspaper, and notices were sent to property owners within a 500-foot radius and to tenants within a 100-foot radius of the subject property. Notices were also sent to individuals and/or organizations requesting notification.
Staff have received one letter of support regarding the project at the time of writing this report and included this for the Community Development Commission review (Attachment 6).
FISCAL IMPACT
Does not apply.
COMMISSION OR COMMITTEE REPORT
On January 28, 2026, the Downtown Advisory Committee (DAC) was presented with the project and after due consideration voted 5-0-4 to recommend CDC approval of Tentative Parcel Map (P25-00002) Development Plan (D25-00004), and Regular Coastal Permit (RC25-00006). The DAC Memo can be found as Attachment 7.
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: Nichole Weedman, Planner II
Reviewed by: Brian Thomas, Interim Development Services Director
Submitted by: Jonathan Borrego, City Manager
ATTACHMENTS:
1. CDC Resolution
2. Project Site Location Map
3. Plan Set
4. Development Standards Table
5. Notice of Exemption
6. Public Correspondence
7. DAC Memo