Coast Highway Vision & Strategic Plan

The Coast Highway Vision and Strategic Plan project area encompasses approximately 485 gross acres of land (source: SANDAG), and extends about three-miles from Harbor Drive in the north to the Buena Vista Lagoon in the south. It is divided into three Planning Areas: the North Coast Highway area around the San Luis Rey River and Oceanside Harbor stretching from Harbor Drive to Windward Street; the Mid-Coast Highway Area, between Seagaze Drive and Oceanside Boulevard; and the South Coast Highway area from Oceanside Boulevard to the Buena Vista Lagoon.

The Vision and Strategic Plan serves as a blueprint for the revitalization and enhancement of the Coast Highway corridor. It is an advisory document that is used to guide future development in the area (via urban and building design guidelines) and to inform future legislative planning efforts such as General Plan, Local Coastal Plan and Zoning Ordinance changes pertinent to the project area.

The primary components of the document are; the Vision and Illustrative Plan, the Implementation Strategy; and the Design Guidelines. It should be noted that the Illustrative Plan is conceptual in nature and that its purpose is to depict the primary ideas and key development patterns and not to specifically plan or regulate every single site detail. The plan is meant to illustrate a revitalized Coast Highway: a great, prosperous, urban space with a memorable sequence of authentic and vibrant community places and tourist destinations where a mix of uses that celebrate and reflect the City’s ocean-side location, culture, diversity and community spirit converge.

Through a master design vision, a series of implementation strategies and a set of design guidelines, the Vision and Strategic Plan fosters high-quality design and is intended to stimulate economic investment by defining the framework and goals for future development. The Coast Highway Vision and Strategic Plan objectives are to:

  • Reflect the Oceanside Identity (“Brand”) of economic and cultural diversity, coastal character, civic-minded tourism, artistic and artful and environmentally conscious community;
  • Promote environmentally and economically sustainable smart growth - transit, pedestrian, bicycle, multigenerational-friendly infill development;
  • Enable corridor development by optimizing urban connectivity, capitalizing on transportation/ mobility options and rationalizing parking;
  • Maintain adequate regulatory flexibility to accommodate the community’s emerging needs and safeguard the future prosperity of the reinvented district from economic market fluctuations;
  • Promote high quality urban and architectural design, sustainable development, synergistic land uses and enhancement of environmental resources through incentives; and
  • Promote a preservation ethic that encourages and supports the preservation of Oceanside’s historical heritage and resources to the extent possible.

The Coast Highway plan re-envisions the historic highway and its surroundings, based on Livable Communities and Smart Growth principles and transforms it into a pedestrian-friendly and transit-oriented place that attracts and serves both visitors and residents. The plan accomplishes this by introducing a series of activity areas, or ‘Nodes,’ along Coast Highway (Las Ramblas North “O” node, Transit Center node, Sprinter Station node and South “O” Village node) that are connected by generously landscaped ‘Avenue’ segments.

The Nodes are urbane and town-like, with wide sidewalks and bulb outs at corners, mixed-use buildings adjacent to the sidewalk, and uses that are pedestrian rather than auto-oriented. Each of the four Nodes is proposed to have a unique identity, whether as an entertainment, culture, and hospitality gateway in North Oceanside, a transit-oriented mixed-use center at both the Sprinter Station and the Oceanside Transit Center, or a neighborhood-serving retail street in South Oceanside. Unlike the Node areas, the design of the Avenue segments is less urbane and incorporates a center median, wide front yards, larger multifamily residential uses, and may accommodate auto-oriented uses that have historically been hosted along Coast Highway.

In addition to the Nodes and Avenue areas, the Vision Plan includes a new District, the “Arts, Technology, and Environment District” along Cleveland Street between Wisconsin Ave and Oceanside Boulevard, and preserves an existing residential neighborhood, “Seaside”, located between Seagate Drive and Oceanside Boulevard east of Coast Highway. The Arts, Technology, and Environment District will emphasize the City’s identity as an eclectic and creative community and will affirm the City’s commitment to fostering innovative and arts-related businesses. The Seaside neighborhood is proposed to be preserved in recognition of this area’s contribution to Oceanside’s unique identity as a beach community.

The final, full version of the adopted Coast Highway Vision and Strategic Plan document can be accessed directly by clicking on the following link Final Coast Highway Vision and Strategic Plan (27.8 MB).  See also the Coast Highway Corridor Study webpages here.