Coastal Commission Approves Ponto Land-Use Changes for 120 Townhomes in South Carlsbad
The California Coastal Commission voted 7-4 on Thursday, Oct. 8, 2026, to approve land-use changes for Planning Area F, the vacant 11-acre property near South Ponto Beach in Carlsbad. The vote clears a path for San Diego developer H.G. Fenton Co. to pursue 120 rental townhomes on the site. KPBS reported that 24 of the homes would be affordable. The hearing was held at the Oceanside Civic Center and ran about five hours, according to The Coast News, which counted 93 public speakers, 41 in person and 52 remote. Most speakers opposed housing on the property.
What the commission actually approved
The item was a major amendment to Carlsbad's Local Coastal Program, covering the city's Land Use Plan and the Poinsettia Shores Master Plan. Courthouse News reported that the commission rejected the city's plan as submitted and then approved it with several modifications recommended by commission staff. Under those modifications, The Coast News reported, the eastern part of the site could hold housing, while the western part would be limited to smaller visitor-serving uses, public trails, and habitat restoration. Residential and commercial land-use designations for the property were approved in 2016, but the matching master plan changes still needed commission sign-off.
Every source is clear that this is not a construction approval. The townhome project, called PI Townhomes in The Coast News report, still needs a vote of the Carlsbad City Council, and inewsource noted the project could still change. No council hearing date was given in the sources.
The park debate
Residents with the group People for Ponto have campaigned for years to keep the land for a coastal park. The Coast News reported the group gathered more than 20,000 petition signatures and messages of support. Residents argued that South Carlsbad has no coastal park west of Interstate 5. Commission staff concluded the city had shown adequate parkland, and inewsource reported staff pointed to the 91-acre Veteran Village Park, expected to be finished in 2028, as the answer to a park shortfall in the southwest quadrant. KPBS reported the city's position that the land is privately owned and that a park designation would not guarantee a park gets built. KPBS also quoted Carlsbad assistant community development director Eric Lardy saying state law prevents the city from denying a proposed housing development.
Chair Meagan Harmon, Vice Chair Caryl Hart, and commissioners Mike Wilson and Suzanne Smith voted no, according to The Coast News. H.G. Fenton vice president of development David Gatzke told the commission that a roughly 3.8-acre western piece, called F West, would be used for habitat, trails, visitor-serving commercial uses, and future adaptability, KPBS reported. inewsource reported the plan includes three acres of recreational open space and public access trails.
Why it matters for buyers and owners
- These are proposed rental townhomes, not for-sale homes, so the project would add rental supply near the coast rather than new inventory to buy.
- The decision removes a long-standing state hurdle, but the final say on the project now sits with the Carlsbad City Council.
- Owners near Ponto should watch for the council hearing notice, since that is where the project design and conditions will be set.
Sources: The Coast News (Oct. 9, 2026); KPBS (Oct. 9, 2026); inewsource (Oct. 8, 2026); Courthouse News Service (Oct. 8, 2026); Coastal Commission staff report, item Th8a.
Related on this site: our preview of the Oct. 8 hearing; earlier Ponto Planning Area F coverage.
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