Draft Smart and Sustainable Corridors Specific Plan Available for Review

In advance of the SSCSP Open House on 11/13, a draft of the SSCSP is now available for public review on project documents page.

Smart and Sustainable Corridors Specific Plan, November 13th 2023

El Corazon Senior Center, November 13th 5:30-7:30pm

On Monday, November 13th, the Planning Division will host a community open house on the Draft Smart and Sustainable Corridors Specific Plan (SSCSP) at the El Corazon Senior Center (3302 Senior Center Drive).  As with previous open house events in support of the General Plan Update, this is a drop-in event that will feature staffed stations focused on the various components of the SSCSP.  Community members are welcome to attend anytime between 5:30pm and 7:30pm.  Participants can review infographic displays and engage in direct dialogue with project team members.  Topics include urban design, mobility, infrastructure, and environmental quality.  Graphics will illustrate how the City’s major inland east-west commercial corridors (Mission Avenue, Oceanside Blvd, Vista Way/Plaza Drive) will evolve over time with pedestrian-oriented mixed-use development, complete streets improvements, and enhanced landscaping.  These areas are expected to accommodate the bulk of the City’s projected housing and employment growth over the next quarter century, and, in so doing, curtail additional urban sprawl, reduce dependence on the automobile, and create synergies between housing and commercial uses.  We invite your input on how this growth can be guided in ways that improve the safety, functionality, comfort, and visual quality of these areas.

Following this in-person event, we will open an online “virtual open house” where community members can remotely access and comment on project materials.  A link to the virtual open house will be posted on the Participate page of this project website when available.  The virtual open house will run for one week.  If you have any difficulty submitting your questions and comments through the online portal, you can send these questions and comments to Principal Planner Russ Cunningham at rcunningham@oceansideca.org.   

This will be the last opportunity to review and comment on this component of the General Plan Update before final adoption hearings are held next year.

 The Planning Division will be reaching out to all property owners within the SSCSP planning area via direct mail.  Virtually all of the properties with the planning area have non-residential land use and zoning designations (e.g., commercial, industrial, and public/semi-public).  Many of these properties are owned by individuals, families, and legal entities (trusts, LLCs, corporations) not based in Oceanside.  Consequently, it can be difficult to get information to these owners.  If you are acquainted with owners of property within the SSCSP planning area, please feel free to inform these owners of the upcoming open house. 

Updates on the General Plan and Smart and Sustainable Corridors Specific Plan, September 2023

The project team has spent the past eight months preparing public review drafts of key project deliverables – i.e., the updated General Plan Element, the Smart and Sustainable Corridors Specific Plan, the updated Climate Action Plan, and the Draft Environmental Impact Report.  This work has been informed by the community input received through the many outreach activities conducted between the spring of 2020 and the fall of 2022.  These outreach activities and the feedback they generated are documented on in the Project Documents section of this website.

As outlined below, additional opportunities to review and comment on components of the General Plan Update are forthcoming. 

• The project team will host both an in-person and virtual open house on the Smart & Sustainable Corridors Specific Plan. These events are expected to take place in late October.  We will post the specific date, time, and venue for the in-person event on the participation page of this website and the City’s social media accounts within the next two weeks.

• A survey soliciting input on climate mitigation strategies is being prepared.  This survey will be released in late September and be open for two weeks.  We will post the specific release date here on the project website and the City’s social media accounts.

• Drafts of the updated General Plan elements will be made available for public review in conjunction with the Draft Environmental Impact Report, which is expected to be released for public review in January 2024.  In the interim, the project team is available to meet with individuals and small groups to discuss and receive input on draft General Plan goals and policies, which should be posted to the project website in late October/early November.

• Public hearings on the project will be held in the spring of 2024.  City Council review and adoption is anticipated in June 2024.

We encourage you to participate in these upcoming outreach activities and invite other community members to do the same.  If you are unable to attend in-person events or access online resources, please don’t hesitate to contact project manager Russ Cunningham at rcunningham@oceansideca.org or 760-435-3525. 

In conclusion, a note regarding the project timeline:

A key objective of this project is to better align land use and mobility planning to ensure that transportation infrastructure and services are able to accommodate future growth.  Local traffic analysis and related environmental assessment rely on a regional traffic model prepared by the San Diego Association of Governments (SANDAG) as part of this agency’s regional planning process.  The traffic model for SANDAG’s most recent regional plan has been significantly delayed by policy changes that require adjustments to the model.  This delay has forced the project team to place several components of the project on hold, which has extended the project timeline by more than a year.  We appreciate the community’s patience as we work to deliver a thorough, polished, and practicable General Plan.

General Plan Community Virtual Open Houses, October 2022

While the public comment period for the General Plan Open Houses is over, you can read the summary report for the in-person and virtual Open House events HERE, and you can view the proposed goals and policy topics for the Oceanside General Plan Update as well as the comments that others left HERE. The project team is going through the comments from the workshop and will be producing a workshop report summarizing the input received.

General Plan Community Open Houses, October 2022

Thanks to all who came out to participate in the General Plan Open Houses on October 18 and 26, 2022. you can read the summary report for the in-person and virtual Open House events HERE.

Community Forum, Farmland Conservation Easements, July 2022

WATCH RECORDING HERE

The community forum on farmland conservation easements was attended by roughly 50 community members.  Participants heard presentations from farmland conservation experts from the state’s Sustainable Agricultural Lands Conservation (SALC) Program, San Diego County’s PACE program, the Mission Resource Conservation District, and the Trust for Public Land.  These experts spoke about the mechanics of the respective programs and the conditions under which farmland conservation easement acquisition has proven to be feasible.  They invited local farmers to reach out to them directly to discuss how their respective programs and resources might be leveraged to make farmland conservation easements more attractive.  The presentations were followed by a whole-group discussion that explored both opportunities for, and obstacles to, acquiring farmland conservation easements in South Morro Hills. The discussion also touched on ways to support the long-term viability of farming in the area, including agritourism, affordable water supply, higher value crops, regenerative farming methods, and a more localized market that allows farmers to capture more of the total value of their products.

Given the high value of land in South Morro Hills, driven largely by the allowance for 2.5-acre residential subdivision, acquiring conservation easements in this area would be an expensive undertaking.  Without a significant public funding source, such an undertaking would depend on the largess of private donors and/or the willingness of local farm owners to accept compensation well under the market value of their holdings.  Nevertheless, the City remains open to ideas for enhancing the viability and appeal of farmland conservation easements in South Morro Hills.  Conservation easements and other approaches to farmland conservation will be acknowledged in the South Morro Hills Community Plan.

Smart and Sustainable Corridors Plan Update, June 2022

The City facilitated an Open House on April 19th that featured rotating stations to allow community members to learn about and give feedback on the Vision and Guiding Principles, Land Uses, Public Realm and Urban Design, Parks and Open Spaces and Mobility options. The Open House presentation and report can be found on the Resources page. The City also conducted an online survey in May.

The survey covered similar topics that were presented at the Open House. The survey report can be found on the Resources page.

A draft of the Smart and Sustainable Corridors Plan (SSCP) has been updated with revised text, renderings, and map exhibits based on community feedback. The SSCP is a precursor to the Smart and Sustainable Corridors Specific Plan, which will establish land use and development standards that promote infill and redevelopment, along with public realm improvements that create “complete” and “green” streets.

General Plan Alternatives, May 2022

Following the decision to separate the South Morro Hills Community Plan from the General Plan Update, the project team revisited the project alternatives presented to the Planning Commission on March 28th and revised the Alternatives Report to reflect two project alternatives, both of which assume no change to current allowances for housing and agritourism in South Morro Hills.  While these two alternatives have much in common, with both predicated on smart growth and complete streets improvements within the City’s major commercial corridors, there are several factors that distinguish them from one another. View the summary below, or read the full updated report on the project documents page.

Alternative A

Potential demand for as many as 20K additional housing units citywide

As many as 3,000 additional housing units in existing single-family neighborhoods, as facilitated by Senate Bill 9

More growth in the retail and hospitality sectors

No low-intensity, low-impact industrial use in commercial zoning districts

More standalone residential use in “avenue” segments of Coast Highway 

Alternative B

Potential demand for as many as 17K additional housing units citywide

As many as 1,500 additional housing units in existing single-family neighborhoods, as facilitated by Senate Bill 9

Less growth in the retail and hospitality sectors

Some low-intensity, low-impact industrial use in commercial zoning districts

More mixed-use projects in “avenue” segments of Coast Highway

Staff is recommending Alternative B as the preferred plan for the General Plan Update, primarily because this alternative preserves more industrial land for industrial use, provides for low-intensity, low-impact industrial use in commercial zoning districts, and results in a higher jobs/housing ratio.

With the approval of a preferred plan, the project team can draft the Smart and Sustainable Corridors Specific Plan and begin the process of updating the various elements of the General Plan.  In the fall of this year, the project team will host a series of open house events to acquaint community members with draft General Plan goals and policies and solicit input on how these goals and policies can be refined and implemented.  In the interim, community members can continue to share their perspectives and ideas with staff via email, telephone, and/or scheduled in-person meetings.  If you are interested in scheduling a one-on-one or small group meeting with staff, please contact Principal Planner Russ Cunningham at rcunningham@oceansideca.com or 760-435-3525.

Smart and Sustainable Corridors Plan Update, May 2022

The City facilitated an Open House on April 19th that featured rotating stations to allow community members to learn about and give feedback on the Vision and Guiding Principles, Land Uses, Public Realm and Urban Design, Parks and Open Spaces and Mobility options. The Open House presentation and board can be found on the Resources page. The draft SSCP will be enriched with ideas from the Open House. A report with the Open House and survey feedback will be provided on the project website in early June.

Onward Oceanside Project Update, March 2022

WATCH RECORDING HERE

**New May 2022** READ REPORT HERE

The Planning Division hosted a public workshop for the South Morro Hills Community Plan (SMHCP) on March 16, 2022.

The purpose of the meeting was to brainstorm specific design and planning strategies to preserve agricultural land within South Morro Hills, share new economic analysis, and gather community input on other policy direction for the SMHCP. A draft Overview of Economic Viability in South Morro Hills, which was discussed during the workshop presentation, is available for review here.

Onward Oceanside Project Update, March 2022

On March 28th, the Planning Commission held a public meeting on the Alternatives Report, which outlines three project alternatives for the General Plan Update. The meeting generated significant community concern related to the farmland conservation strategy outlined in the South Morro Hills Policy Framework (i.e., allowances for clustered housing and additional density in exchange for conservation of 75 percent of farmland on properties of 20 acres or more). Participants expressed concern about potential conflicts between residential and agricultural uses, infrastructure costs, wildfire risk, traffic and GHG emissions impacts, the loss of scenic resources, the loss of biological diversity, and inconsistency with other components of the GPU that promote smart growth and discourage urban sprawl. Nearly all of the 70-plus community members providing public testimony encouraged the City to maintain the existing zoning standard of one dwelling unit per 2.5 acres, promote agritourism, and consider other approaches to farmland preservation (e.g., conservation easement acquisition).

In light of these comments, the City will separate the ongoing planning efforts for South Morro Hills from the General Plan Update. In turn, all GPU project alternatives will be modified to reflect the status quo in South Morro Hills. The City will continue the planning effort for South Morro Hills in parallel with the broader General Plan Update, with additional focus on agritourism (including further evaluation of “Tier 2” uses) and other potential approaches to farmland preservation. Flexibility regarding housing types and configurations will continue to be considered.

City of Oceanside Project Alternatives

The project team will present the Alternatives Report describing three land use and development alternatives for GPU Phase 2 to the Planning Commission on March 28th and the City Council on April 6th. Reflecting different distributions of future housing and employment growth, the project alternatives are meant to foster further community engagement on the General Plan Update while achieving compliance with the California Environmental Quality Act (CEQA). The consideration of project alternatives will lead to the selection of a preferred plan for GPU Phase 2. The preferred plan will then be summarized in a brief Land Use and Mobility Plan that will be shared with the community and decision-makers.

All of the project alternatives emphasize infill and redevelopment within the City’s major commercial corridors as well as additional housing in existing single-family neighborhoods as facilitated by recent state legislation. Two of the alternatives align with the South Morro Hills Policy Framework, while a third assumes the status quo in South Morro Hills.

Alternative A (Dispersed Corridor Growth + SMH Community Plan): Housing and employment growth distributed broadly across the City’s major commercial corridors; roughly 400 additional housing units in South Morro Hill (above current General Plan/Zoning Ordinance allowances); 3,000 new single-family homes in existing single-family neighborhoods, as facilitated by state legislation (SB9); 1,500 new accessory dwelling units, as facilitated by state legislation

Alternative B (Transit-Focused Growth + SMH Status Quo): Roughly 33 percent of housing and employment growth focused in the Oceanside Boulevard corridor; no additional housing units in South Morro Hills (consistent with current General Plan/Zoning Ordinance allowances); 3,000 new single-family homes in existing single-family neighborhoods, as facilitated by state legislation (SB9); 1,500 new accessory dwelling units, as facilitated by state legislation

Alternative C (Transit-Focused Growth + SMH Community Plan): Roughly 31 percent of housing and employment growth focused in the Oceanside Boulevard corridor; roughly 400 additional housing units in South Morro Hills (above current General Plan/Zoning Ordinance allowances); 3,000 new single-family homes in existing single-family neighborhoods, as facilitated by state legislation (SB9); 1,500 new accessory dwelling units, as facilitated by state legislation

CEQA Guidelines Section 15126.6(a) requires that environmental impact reports (EIRs) “describe a range of reasonable alternatives…which would feasibly attain most of the basic objectives of the project but would avoid or substantially lessen any of the significant effects of the project…and evaluate the comparative merits of the alternatives.” The project alternatives outlined above will be studied in the project EIR, along with a “No Project” alternative.

The Planning Commission staff report for this item will be posted here at least five days before the Planning Commission meeting.

Please direct questions and comments on project alternatives to Principal Planner Russ Cunningham at rcunningham@oceansideca.org or (760) 435-3525.

Smart and Sustainable Corridors Plan, Open House, April 2022

A draft of the Smart and Sustainable Corridors Plan (SSCP) is now available for public review and comment.  An important GPU milestone, the SSCP illustrates how the City can accommodate much of its future housing and employment growth through efficient land use within its major east-west commercial corridors, while enhancing the vibrancy, walkability, and visual quality of these corridors.  The SSCP is a precursor to the Smart and Sustainable Corridors Specific Plan, which will establish land use and development standards that promote infill and redevelopment, along with public realm improvements that create “complete” and “green” streets.

This in-person Open House featured rotating stations to allow community members to learn about and give feedback on the Vision and Guiding Principles, Land Uses, Public Realm and Urban Design, Parks and Open Spaces and Mobility options.

The draft SSCP will be enriched with ideas from the Open House. A virtual survey on SSCP concepts will also be available for all to give feedback in the upcoming weeks.

Check out the Draft Smart and Sustainable Corridors Plan.

Updated Project Documents, December 2021

Community Vision, Organizing Themes, and Guiding Principles | Community Vision Summary

Following discussions at the Planning Commission and City Council meetings in the fall, the Community Vision, Organizing Themes, and Guiding Principles document has been updated. This document highlights the major objectives of the Onward Oceanside project, and will guide the development of policies for the General Plan, Smart and Sustainable Corridors Specific Plan, and South Morro Hills Community Plan. A summary of the six General Plan organizing themes is also available here.

Background Reports, June 2021

The release of five project background reports represents the first major technical step in the process of updating the City of Oceanside’s General Plan and preparing the Smart and Sustainable Corridors Specific Plan. The background reports provide a comprehensive analysis of resources, trends, and concerns that will frame and guide choices for the long-term development of the City

Background Report #1: Baseline Economic and Market Analysis. This report describes local demographic and employment trends and provides a market overview identifying opportunities for employment, residential, motel, and retail uses.

Background Report #2: Land Use and Community Resources. This report includes issues, constraints, and opportunities related to land use, community design, opportunity areas, historic resources, public facilities, parks and recreational open space, public facilities and services, water infrastructure, and environmental justice and public health.

Background Report #3: Mobility. This report provides assessments of pedestrian, bicycle, transit, and vehicular mobility. The analysis covers network connectivity, demand, quality, and safety for each travel mode. Additional topics covered include existing intelligent transportation systems, transportation demand management techniques, as well as airport operations and goods movement.

Background Report #4: Environmental Resources. This report provides an overview of existing conditions, relevant legislation, and key planning issues related to farmland and agriculture, biological resources, cultural resources, air quality, geologic and seismic hazards, hydrology and flooding, and fire hazards. Smart and Sustainable Corridors Background Report. This report focuses on existing conditions, opportunities, and challenges in Oceanside’s three major east-west corridors: Mission Avenue, Oceanside Boulevard, and Vista Way. Chapters include land use and development; community form; infrastructure; environmental quality; economic trends; and transportation, mobility and safety.

Smart and Sustainable Corridors Background Report. This report focuses on existing conditions, opportunities, and challenges in Oceanside’s three major east-west corridors: Mission Avenue, Oceanside Boulevard, and Vista Way. Chapters include land use and development; community form; infrastructure; environmental quality; economic trends; and transportation, mobility and safety.

CEQA Scoping Meeting, Wednesday, June 9th

WATCH RECORDING HERE | VIEW SLIDES HERE

Past Event – Wednesday, June 9th at 6:00pm via Zoom Video Conference

The Environmental Impact Report (EIR) for this project will address all topic areas outlined in CEQA Appendix G (Environmental Checklist Form). These topics include aesthetics, biological resources, transportation, natural hazards, agricultural resources, tribal resources, public services/utilities, air quality, and greenhouse gas emissions.

The meeting began with an overview of the CEQA process and a brief project description, followed by an open forum to solicit and document questions and comments from community members.

The comment period for the scoping phase will run from May 24th to June 23rd. The Notice of Preparation is available here. Questions and comments can be directed to Principal Planner, Russ Cunningham, at rcunningham@oceansideca.org.

South Morro Hills Community Plan Draft Framework, Updated April 2021

A Community plan is a portion of the General Plan that focuses on issues important to a particular area within a city. The SMHCP will focus on the unique issues and opportunities in the South Morro Hills area. This report outlines draft Vision, Guiding Principles, and Key Strategies for consideration by the decision-makers and the community, and provides a “bridge” to development of more detailed policy proposals that will be included in the final SMHCP. Read the report here.

Draft Housing Element for HCD Review, March 2021

A Draft of Oceanside’s 2021-2029 Housing Element was submitted for HCD review. You can read this document here.

Virtual Community Workshop, March 2021

WATCH RECORDING HERE | READ SLIDES HERE | SUMMARY REPORT HERE

Smart and Sustainable Corridors Specific Plan (SSCSP)Past Event – Saturday, March 13th at 10:30am via Zoom Video Conference

In an effort to address future housing and employment growth in a manner that promotes environmental sustainability, economic development, and social equity, the City is exploring ways to incentivize infill and redevelopment within already urbanized areas.  Often referred to as “smart growth, this strategy promotes more efficient use of the City’s land resources, supports open space preservation, and leverages existing infrastructure and transit service. 

This workshop focused on opportunities for revitalization within the City’s major east-west commercial corridors: Mission Avenue/Hwy 76, Oceanside Boulevard, and Vista Way/Hwy 78.  Read a summary of the workshop here.

South Morro Hills Stakeholders Interview Report, February 2021

In Summer 2020, the planning team interviewed property owners, farmers, residents, organizations, and groups invested in the South Morro Hills area to explore in greater detail issues related to farming and preserving agriculture, promoting the City’s Agritourism Strategy, and understanding property owners’ perspectives related to farming, development, and community character. The Stakeholders Interview Report, found here, summarizes those conversations and findings.

Virtual Workshops, January 2021

In January, a series of three virtual workshops presented issues, opportunities and themes and summarize the community’s vision for each of the following components of the General Plan:

WATCH RECORDING HERE | READ SLIDES HERE | January 12, 6pm: Land Use (including agricultural use), Mobility, and Noise.

WATCH RECORDING HERE | READ SLIDES HERE | January 13, 6pm: Community Facilities, Conservation/Open Space (including agricultural use), and Safety

WATCH RECORDING HERE | READ SLIDES HERE | January 19, 6pm: Housing

Read the workshop summary report on the Project Documents page.

Online Visioning Survey

What should the future of Oceanside look like? What issues are important to you, and what should the General Plan prioritize? The Onward Oceanside Visioning Survey was the first of several opportunities for people who live, work, or visit the community to provide feedback and share their ideas about the future of Oceanside. The Online Visioning Survey received 655 responses. A summary of the Online Visioning Survey results is posted to the Project Documents page.

Onward Oceanside Discussion Panel Summary

The project team has conducted 20 virtual panel discussions with experts, including youth and non-residential property owners, on a wide range of topics – e.g., housing, mobility, safety, public facilities, natural resource conservation, and urban design. These discussions have assisted the project team in identifying and refining key issues that will be introduced in future outreach to the community at-large. A summary of these discussions is available here.

Neighborhood Planning Area Survey

Oceanside is made up of 17 Neighborhood Planning Areas (NPAs). The Neighborhood Planning Area Survey received over 750 responses. A summary of the NPA Survey results is available here.

Online Visioning Survey

What should the future of Oceanside look like? What issues are important to you, and what should the General Plan prioritize? The Onward Oceanside Visioning Survey was the first of several opportunities for people who live, work, or visit the community to provide feedback and share their ideas about the future of Oceanside. The Online Visioning Survey received 655 responses. A summary of the Online Visioning Survey results is posted to the Project Documents page.