OCEANSIDE — Plans for a six-story apartment complex in the Oceana neighborhood are moving forward following a 4-1 City Council vote to approve the project, months after the council sent developers back to the drawing board in response to concerns from the nearby senior community.
The Venue at Vista Bella, proposed by Luxview Properties, will be built on a 1.74-acre site at 503 Vista Bella, replacing a vacant two-story commercial building with a mixed-use development. The project includes eight very low-income units, four employee-designated units, and ground-floor commercial space.
The development will require demolition of an existing commercial structure on the site.
The project utilizes the state’s density bonus law, which permits increased housing density and regulatory waivers in exchange for providing affordable housing. Luxview has requested 16 waivers and two concessions, including reduced setbacks, fewer parking spaces, and the elimination of courtyard requirements — changes that, together, would save the developer more than $1 million.
The project was originally approved by the Planning Commission in a 3-1 vote last October.
Oceana resident Ellen Marciel appealed the decision, prompting the City Council to delay a final vote in January to analyze four key issues: slope stability under a six-story structure, the actual cost savings from the developer’s requested waivers, a parking arrangement with Coastline Baptist Church, and other concerns raised by residents.
The city hired Keyser Marston Associates to conduct a further evaluation of the project. The analysis found that waiving the on-site renewable energy requirement and reducing parking would result in savings of approximately $847,000 and $556,040, respectively, totaling roughly $1.4 million.
According to the report, it would cost the developer about $3.1 million to build the eight very low-income units.
The revised geotechnical report addressed concerns about slope stability by evaluating the site for a six-story building. City staff also found that the city is not obligated to enforce a past parking agreement with neighboring Coastline Baptist Church and noted that the now-vacant commercial building left adequate parking for church use.
In her appeal, Marciel had asked the city to require the developer to fund fire evacuation plans, flashing crosswalk beacons at Vista Bella and Vista Campana, and a $200,000 trust fund to mitigate airflow and heat concerns for neighbors.
When the project returned to the council on May 21, she reduced her request to just one item: the crosswalk beacons.
“We no longer believe you will deny this project – I’m not even asking for that,” Marciel said. “Please require this one small measure of protection for the residents of Oceana.”
The developer agreed to contribute up to $60,000 toward the crosswalk beacons. Any additional costs will be covered by the city. City staff stated that the total cost may increase due to the need to upgrade nearby ADA-accessible ramps.
Deputy Mayor Eric Joyce cast the lone dissenting vote.
“I understand the reason behind density bonus, but when it gets down to the brass tacks, it gets really frustrating to not be able to work on the development that is in the best interest of our community, and sometimes this feels like these are extractions of wealth in our community,” Joyce said.
The California Department of Housing and Community Development submitted a letter in support of the development, reminding the city of its legal obligations under state housing laws.
“HCD reminds the City of its obligations under the SDBL, the Five Hearing Rule, and the PSA and urges the City Council to uphold the Planning Commission’s approval of the Project to help meet the current housing crisis,” wrote Assistant Deputy Director David Zisser. “HCD may review local government actions and inactions to determine consistency with these laws and may notify the California Office of the Attorney General if a local government is in violation of state law.”
