OCEANSIDE — The Oceanside Planning Commission has recommended approval of a major redevelopment plan for the Oceanside Transit Center, a mixed-use project that includes more than 500 apartment units, a boutique hotel, expanded retail offerings and over $100 million in transit improvements.
The commission voted 4-1-1 on June 23 to support the proposal, which now heads to the Oceanside City Council and the California Coastal Commission for final approval. The project site, located at 235 S. Tremont Street, spans 10.5 acres and lies within the state’s coastal zone.
Operated by the North County Transit District, the transit center is the largest in North County and serves multiple transit lines, including the NCTD’s Coaster and Sprinter, Metrolink and Amtrak rail services, as well as Breeze and Greyhound buses.
The site currently includes a bus transfer center, train platforms, NCTD offices, and two parking lots with a total of 560 spaces primarily used by commuters and beach visitors.
Nearly a decade ago, the NCTD board of directors adopted a policy to pursue development on certain real estate holdings, including the Oceanside Transit Center, as part of a strategy to reduce car dependency. The board selected Toll Brothers Apartment Living to lead the redevelopment.
The proposed project includes:
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A new NCTD headquarters in a four-story, 59,156-square-foot office building, including a 1,692-square-foot Amtrak customer service center on the ground floor;
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Two five-story residential buildings totaling 547 apartment units and 790 parking spaces. Of those, 15% would be affordable, with 55 units set aside for low-income households and 27 for moderate-income households;
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New bus circulation and relocation of the bus bays to the southwest corner of the site, shifting them from their current location at Seagaze Drive;
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A total of 1,768 public and private parking stalls, including a new above and below-grade parking structure with 801 spaces, 611 of which will be public. The existing city-owned parking structure at Cleveland Street and Seagaze Drive will remain as it falls outside the project boundary. Bicycle and electric vehicle parking is also planned;
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A central transit plaza designed for small events, art installations, and performances, featuring green space, shade structures and seating;
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A 173,463-square-foot, 170-room boutique hotel with 12,806 square feet for retail and food and beverage tenants;
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An additional 29,196 square feet of commercial space.
Public response was mixed, with several speakers raising concerns about rerouting bus traffic to Missouri Avenue. The Oceanside Coastal Neighborhood Association has pushed for an alternate plan.
“It feels like some of our grave concerns just fell on deaf ears,” said OCNA President Jane Marshall.
Transit officials defended the circulation changes, saying they would shorten the walking distance between buses and rail platforms.
“Even in the absence of this good project, we would have looked to move the bus bays anyway,” said NCTD CEO Sean Donaghy, who added that buses currently struggle with access on Seagaze.
Donaghy also noted that the redesign accounts for the forthcoming Coast Highway Vision & Strategic Plan, which includes new roundabouts, including a potential one at Coast Highway and Michigan Avenue to improve traffic flow.
Under the proposed agreement, Toll Brothers would lease the site from NCTD for a term of 99 years at an annual rent of $350,000. NCTD will retain ownership of the land while Toll Brothers will manage the hotel and residential components.
Commissioner Louise Balma voiced support for the project but asked whether bus circulation could be routed more heavily through Michigan Avenue, which she noted is wider than Missouri Avenue.
“It’s something we’ve waited on for a long time,” she said.
Commissioner Tom Rosales also supported the project, calling it a “logical addition to the downtown area” that would provide much-needed housing.
“I think it will be a really good addition to the community,” he said.
Commissioner Graciela Redgate cast the lone dissenting vote, citing concerns about a lack of outdoor amenities for future residents despite assurances from Toll Brothers about ample space.
Commissioner Emily Gonzales abstained.
The redevelopment has been in planning stages for the past five years.
