UPDATE: The Oceanside City Council has just approved a groundbreaking plan to transform the former Garrison Elementary School site into 140 for-sale townhomes. This decision, announced on Wednesday, marks a significant shift for the empty campus, which closed its doors in 2019.
The plan will convert approximately 8.3 acres at 333 Garrison Street from civic use to medium-density residential. The proposal by developer The True Life Companies aims to stack the new homes into 22 three-story buildings, with unit sizes ranging from 1,364 to 2,093 square feet. Each townhome will feature a two-car garage and a private balcony, and the site will include a public pocket park spanning nearly 10,900 square feet.
Confirming the project’s potential impact, city documents estimate that the townhomes will generate around 973 vehicle trips daily—less than the traffic experienced during the school’s operation. However, the developer must first implement traffic upgrades at El Camino Real and Oceanside Boulevard before any families can move in.
This redevelopment is projected to flip the site from a fiscal loss to a net gain of approximately $115,000 for Oceanside’s general fund. Additionally, the project will contribute around $1.8 million in in-lieu housing fees to meet the city’s 15% inclusionary housing requirement.
A portion of the new homes, specifically 14 units, will be reserved for moderate-income buyers. Interestingly, the developer opted not to utilize California’s density-bonus law—an avenue that could have allowed for additional units or development waivers in exchange for more affordable housing. Mayor Esther Sanchez praised this decision and the developer’s community outreach efforts.
Despite these strides, some residents have expressed concerns over losing a civic site. They question whether the new park and other promised public benefits can adequately replace the longstanding community presence of a school. Public hearings revealed a divide between nostalgia for the former school and the pressing need for more housing.
With approval now secured, the project will enter the permit and mitigation phase outlined in its environmental review. The developer must meet specific conditions, including traffic-signal upgrades and payment of inclusionary housing fees, before receiving occupancy permits.
As construction moves forward, the community’s reception toward these townhomes remains uncertain. Local officials believe the project is crucial for providing necessary housing near transit and parks while addressing neighborhood concerns. However, the debate over replacing a school with townhomes continues to loom large in residents’ minds.
Stay tuned for further updates as Oceanside transitions from an empty campus to a vibrant residential community.
