OCEANSIDE — After nearly three years of planning and significant pushback from residents, the Oceanside Planning Commission has approved a scaled-back version of the controversial Eddie Jones Warehouse Project.
Located at 250 Eddie Jones Way near state Route 76, the project will feature four warehouse buildings totaling 497,882 square feet. The largest building will have 10 truck bays, while the remaining three will have eight apiece, for a total of 34 bays.
The original proposal called for a 566,905-square-foot facility with 114 truck bays.
The 31.79-acre property has a long industrial history, previously housing the Deutsch Plant, which specializes in defense industry electronic connectors. TE Connectivity later purchased the site in 2012 before it was sold again in 2021. The existing building was demolished in 2022.
Developer RPG, formerly RAF Pacifica Group, initially proposed a large-scale warehouse and distribution facility, sparking more than two years of pushback from residents of a nearby single-family housing subdivision across the San Luis Rey River and commuters frequenting state Route 76.
Concerns included increased traffic, noise, environmental impacts, and potential interference with fire evacuation routes.
“It’s been 30 months of hard work,” said Dee Keck, leader of Oceanside Speaks Out, a group opposed to the project.
The revised plan reduced the project’s size and the number of truck bays, but many residents remained unconvinced. During the Planning Commission’s Feb. 10 public hearing, council chambers were at capacity and spilling into the lobby with residents, some of whom displayed posters with “no” symbols over images of trucks to protest the project.
John Bucalo, whose home is 800 feet from the project site, acknowledged that development was inevitable but said the current proposal was still too large despite the size reduction.
“We know there’s something that’s going to go in,” Bucalo said. “We want to see something beautiful, not this monster.”
Bucalo also praised the developer’s past projects in the region but said this project didn’t fit the neighborhood.
“I’ve seen what this builder builds – it’s beautiful, but this can’t be the best we have,” he said.
Adam Robinson, president of RPG, emphasized the company’s experience in North County.
“We’ve built 1.6 million square feet of industrial space in North San Diego County alone,” Robinson said.
The city responded to residents’ concerns with several conditions of approval, including:
- Prohibiting trucks from traveling north on Benet Road or onto Alex Road, where a residential neighborhood is located.
- Restricting trailer parking to approved truck bays only.
- Developing traffic and facilities management plans, including a “good neighbor policy.”
Residents feared project traffic would block access to Benet Road for vehicles and pedestrians and harm emergency access and evacuations.
Traffic and emergency access concerns were addressed through a dedicated right-turn lane for trucks on Benet Road and a new sidewalk connecting the project to the nearby river bike trail, easing conflicts with nearby Prince Skate Park and future roundabouts associated with the Ocean Kamp development project.
A traffic study found that while the intersection at SR-76 and Benet Road would be affected, a one-time $50,000 “fair share” payment from the developer would help mitigate impacts.
In collaboration with the Oceanside Fire Department, staff conducted a wildfire evacuation study and determined the project would not eliminate existing routes or impair evacuation plans.
Blake Dorse, division chief with Oceanside Fire, said the project initially raised concerns given its location in a very high fire hazard severity zone.
“When we first looked at the initial evacuation study, we rejected it,” Dorse said. “I wanted more – it had a limited scope in my opinion, and we wanted to see more scenarios.”
Dorse later used the Genasys application to simulate worst-case fire scenarios and concluded the project met evacuation standards.
“I don’t feel like there will be a significant threat to the community,” Dorse said.
Environmental concerns about impacts on local habitats, such as the San Luis Rey River and Wanis View Preserve, were addressed with a 100-foot biological buffer along the river, and a biological study found no special-status plants on the site. An air quality report determined emissions from the project would not exceed county thresholds.
The most contentious issue for commissioners was the number of truck bays.
“The hot button here is the trucks,” said Commissioner Louise Balma.
Ultimately, the commission compromised with the developer, reducing the truck bays from 56 to 34. Staff clarified that any future expansion would require a new review by the Planning Commission.
“I think you do want to be a good neighbor,” Commissioner John Malik told the developer. “You have put some really good facilities into the community, and we do want to support smart growth – but we’re trying to reach a way we can better manage and mitigate things.”
The Planning Commission unanimously approved the project, though it may go before the City Council for final approval if appealed.
