401 Mission Mixed Use Project

The 401 Mission Mixed Use Project is a proposed development located at 401 Mission Avenue in Oceanside, California, on a 2.72-acre site within the downtown zone, seeking approval for a mixed-use building comprising 326 residential units, including 33 units designated for low-income households, and 26,490 square feet of commercial space. The project requires the concurrent approval of four key municipal permits: the Development Plan, Tentative Map, Density Bonus, and Regular Coastal Permit, all of which are necessary to proceed with construction under local land use and coastal regulations. The applicant, JH Real Estate Partners, Inc., is working with the City of Oceanside, which acts as the lead agency for environmental review under the California Environmental Quality Act, where the project qualifies for a categorical exemption as an urban infill development under CEQA Class 32. The City’s Principal Planner, Manuel Baeza, is the primary point of contact, with Ernie Rivas serving as the project manager for the applicant. No federal contracting mechanisms, clauses, or procurement regulations as outlined in the Federal Acquisition Regulation are applicable, as this is a municipal land use and environmental approval process, not a federal contract solicitation. The posting date is listed as October 7, 2025, indicating a forecast status, and while the location is confirmed as Oceanside, California, 92054, there are no defined contract values, payment details, delivery schedules, invoicing methods, inspection protocols, or formal award criteria provided. The project remains in the planning and permitting phase with no contract execution, financial obligations, or delivery timelines established.