Background and location
Between La Costa Avenue and Poinsettia Boulevard in south Carlsbad, just east of Ponto Beach and Pacific Coast Highway, lies an 11-acre undeveloped parcel commonly called the Ponto open space. The City of Carlsbad refers to the site as Planning Area F. For decades the property has been the subject of planning studies, zoning discussions and community debate over preservation and development.
Competing proposals
The land is privately owned and was purchased in 2022 for under $8 million. Developer PI Townhomes has submitted a formal development application to the city that envisions:
- 120 rental townhomes
- More than 6,300 square feet of commercial space
- 340 parking spaces
Opposing that plan, a grassroots organization called People for Ponto is proposing the land be preserved and converted into a community park. The group’s concept would set aside roughly 6 acres for green space, with large grassy areas and gathering spaces intended for families, small events and informal recreation.
“Once this land is gone, it’s gone. Once it’s walled off with condos, we’ll never get this opportunity back to do something special for future of Carlsbad.”
The quote above was offered by Jodi Jones of People for Ponto during outreach to residents, reflecting the organization’s concern about permanent loss of coastal-adjacent open space.
Why residents care
People for Ponto argues the site is the last realistic opportunity for a coastal park in this portion of the city. The group notes there are currently no coastal parks west of Interstate 5 in south Carlsbad and says that stretch is underserved: they cite a roughly 6-mile gap in coastal park access from Cannon Road in Carlsbad south to Moonlight Beach in Encinitas.
Founder Michael Sebahar likened the proposed park to Del Mar’s Powerhouse Park — a neighborhood resource with open lawns and space for small concerts and gatherings.
City and developer positions
In a statement to NBC7, the City of Carlsbad said the area known as Planning Area F "is not and has never been designated as open space," and confirmed it is currently processing the development application submitted by a private developer. The city’s response underscores that the property is privately owned and that any change of use must go through the municipal review and approval process.
| Proposal | Main elements | Approx. footprint |
|---|---|---|
| PI Townhomes plan | 120 rental townhomes, commercial space, parking | 11 acres (site) |
| People for Ponto plan | Community park with large grassy areas and gathering spaces | 6 acres (proposed park area) |
Local implications and next steps
The decision over Planning Area F will have multiple local consequences. A development approval would add housing inventory and some commercial space but would convert the currently undeveloped parcel into a residential complex. A park outcome would secure open space and address a local parks deficit west of the I-5 in south Carlsbad, according to park advocates.
- Residents concerned about coastal access and neighborhood green space are mobilizing around the park proposal.
- Supporters of development point to private property rights and planned housing supply as reasons to move forward with PI Townhomes’ application.
- The city’s processing of the application will include environmental review, public hearings and possibly conditions that could alter either plan.
The matter remains under active review by the City of Carlsbad. Upcoming calendar items, environmental reports and public hearings will be watched closely by neighborhood groups and the developer alike as decisions advance through the municipal approval process.
For residents, the outcome will determine whether this coastal-adjacent parcel remains an open-space opportunity or becomes a mixed-use housing development — a choice that will shape south Carlsbad’s shoreline edge for decades.
