Politichaos

Resolving the Ruckus

901 Mission Ave

Previously known as Belvedere Mixed Use Project

Article from Coast News 6/19/24

Project specifics

  1. APN: 147-196-10-00

  2. 901 Mission Ave, Oceanside CA 92054

  3. Development Plan (RD24-00002)

  4. Density Bonus (DB24-00004)

  5. Developer: JPI Real Estate Acquisition II LLC

  6. Owner: Rahim Amidhozour (owner of 550 Seagaze building) on doc 5/22/24

    1. according to PBID, the property is owned by A & J L L C

Project Outine

  1. site: 1.513 acres (65,912 sf)

  2. building footprint: 56,337 sf (2018) -> 51,100 (2025)

    1. Lot coverage 83.9% (waiver 7) vs standard of 60%

  3. floors: 9 - 7 on Horne, 4 on Clementine (2018) -> 8 (2025)

  4. residential units: 90 live–work units 92,411 sf (2018) -> 273 units (28 lo income) 486,707 (2025)

  5. commercial: 8,357 sf (2018) -> 4.006 sf (2025)

  6. hotel: 124 units 60,111 sf (2018) -> none (2025)

  7. open space: 57,356 sf) (2018) -> (2025)

  8. common space 49,969 sf (2018) -> (2025)

  9. parking: 432 parking spaces. (2018) -> (2025)

  10. waivers requested (per Mixed Use Development Plan standards - Articles 12 and 31)

    1. allow setback encroachments (Article 12)

      1. on Horne and Clementine, 8’ vs standard of 10’

    2. Reduce useable open space requirements (Article 12)

      1. minimum site landscaping 11% vs 15% standard unless fee provided for artwork

    3. Amend required facade modulation requirement (Article 12)

    4. Increase allowable building height (upon approval of a CUP) (Article 12)

      1. building: 80’ for Horne, 95’ for Clementine vs 90’ max standard

      2. elements: 19’ vs 10’ max standard

    5. Adjust parking space extension requirement at the end of a parking bay beyond width of parking stall (Article 31)

    6. Reduce total number of parking (Article 31)

    7. Increase allowable lot coverage max (Article 12)

      1. Lot coverage 83.9% (waiver 7) vs standard of 60%

Timeline

  1. 8/4/2014 - (Project #RSC14-00001) R SUBST CONFORMITY paperwork filed

  2. 2/7/2018 - Belvedere Project given 2 year extension. Profile of project at that time:

    “The project is a proposed mid-rise, mixed-use development located on a 65,949-square-foot site (1.54 acres). It includes live-work/commercial/hotel and open/common space located at 901 Mission Avenue in Oceanside, California. The building footprint is 56,337 square feet (sf) and occupies roughly 85 percent of the site area. There are 90 live–work units on Levels 5 through 9 (92,411 sf), the commercial area consists of four units on Levels 1 and 2 (8,357 sf), the hotel area consists of 124 units on Levels 3 and 4 (60,111 sf), and the open space (57,356 sf) and common space (49,969 sf) consist of balconies, public space, a pool, a gym, a courtyard, a meeting room, and a lobby. There is also a total of 432 parking spaces.”

  3. 8/15/2022 - (Project #ADM22-00061) SB 330 Letter to allow 298 residential units and 124 hotel suites.

  4. 11/30/23 - filed paperwork in line with SB330 to allow project to adhere to density restriction in place on that date. In the city of Oceanside on this day there was no density restriction. Project as proposed on 8/20/25 at Downtown Advisory Committee meeting had density of 180.4 du/acre.

  5. 12/1/23 - City of Oceanside established density guideline of 86 du/acre. Project as proposed on 8/20/25 at Downtown Advisory Committee meeting had density of 180.4 du/acre.

  6. 5/22/24 - (Project #DB24-00004) Density Bonus Application filed

  7. 5/22/24 - (Project #RD24-00002) Development Plan filed

  8. 8/20/25 - Approved by Downtown Advisory Committee

  9. 10/15/25 - On Agenda for City Council / Community Development Committee

Documentation

  1. 8/15/2022 - (Project #ADM22-00061) SB 330 Letter to allow 298 residential units and 124 hotel suites.

  2. 5/22/24 - Discretionary Permit Application

  3. 7/27/24 - Application Review Committee - incomplete

    1. (Planning Division)

      1. VMT Project Information Form (PIF) has been evaluated per the City’s Traffic Impact Analysis Guidelines for VMT and LSA. The project is screened out from VMT analysis based on Table 2 Project Type: “Projects located in a Transit Priority Areas (TPA) or Smart Growth Opportunity Area as identified in the most recent SANDAG San Diego Forward Regional Plan and is consistent with the General Plan at the time of project application.”Sub District 2 Maximum Density = Unlimited

      2. To substantiate the justification for a Class 32 Exemption, staff recommends submittal of the following: Provide a narrative describing why the project qualifies for a Class 32 Exemption and how the project meets the above Class 32 conditions.

      3. Residential projects with more than five units must prepare a community outreach plan describing who might be affected by the project and strategy to implement community engagement efforts. Please submit a community outreach plan. A final report shall be submitted upon completion of outreach efforts and prior to deeming the application complete.

    2. Building Division

      1. The Plans do not show all EV Chargers requirements. 

      2. The Plans do not show a PV Solar Electrical System

        1. The Plans do not show all fire Resistive Construction for the Type of Construction 

        2. The Plans do not show all Exiting requirements. 

        3. The Plans do not appear to show all Disabled Access requirements

        4. The Plans do not show an Area Analysis 

        5. The Plans do not show the type of Occupancy, Type of Construction and what type of sprinklers will be used. 

        6. The Plans do not show the type of wall construction for the Type of Construction of the Building 

        7. Structural calculations, Energy calculations will be required. 

        8. Plans do not show areas of refuge.

        9. Plumbing, Electrical, and Mechanical plans will be required.

        10. The plans do not show compliance with the City of Oceanside midrise ordinance

  4. 11/26/24 - REDLINE_D&J - 3rd Submittal

  5. date - 8 story multi use Building. Conditions

  6. 6/18/25 - AQ-GHG Study

  7. date - Archaeo Report

  8. date - Biological_DRAFT2

  9. 6/9/25 - Climate Action Plan Consistency Checklist

  10. 6/18/25 - Exemption Memo

  11. date - Geotechnical

  12. 6/18/25 - Noise Report

  13. date - Paleo Resource Assessment DRAFT2

  14. date - Preliminary Drainage Study - 3rd Submittal

  15. date - Preliminary SWQMP - 3rd Submittal

  16. 6/11/25 - Traffic LTS

  17. date - Traffic VMT.pdf