Is There Another Problem Building in Ocean Beach at Ebers and Greene?

by on June 29, 2016 · 11 comments

in Culture, Environment, Health, History, Ocean Beach

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Large 3-story at Ebers and Greene. (All photos by Frank Gormlie)

UPDATE: Several past and current members of the OB Planning Board have confirmed that this project never went before the Board.

Here’s why:

This project did not come before the OBPB because it was classified as a renovation to an existing single-family unit, and therefore a Process 1 with no Coastal Development Permit required. Here are the details from DSD: http://opendsd.sandiego.gov/web/Projects/Details/456892

Since construction began, however, several members of the OBPB have expressed concern that, at least at this point, it appears to resemble a 2nd unit rather than renovation of the existing unit. There’s supposed to be a hallway connection between the two structures, but that hasn’t been done yet. And a couple months ago when construction began, one Board member reported seeing “2 on 1” sign advertising the property – which has since been since taken down

Here is the applicant’s scope of work (verbatim w/o editing):

SCOPE CHANGE: 3/10/2016: Revision of garage from a (3) car to a (2) car. SCOPE CHANGE 2/25/16 OCEAN BEACH. Combination permit for addition to an existing SDU. Work includes new attached 3-car garage with storage and 2 floors above. 2nd flr includes living area, and 3rd flr includes master bedrm, bath and roof top deck. New hallway to attach new garage to existng SDU (Right of way permit under seperate permit). RM 1-1/Geo Haz 52/N-APP-2/Ocean Beach Cottage Emerging Historic District

And Curtis Nelson of Nelco Properties, LLC is the contractor.

Here are more project details from DSD.

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If you drive in and out of OB on Ebers Street, like many locals, you can’t but notice a large, wood-framed, 3 story building under construction at the corner with Greene Street.

It’s been going up for months now – and it was constructed from scratch – whatever used to be there was totally demolished and removed and the building began at grade level. The building looks like a single-family residence.

OB Ebers project befoe

Before construction started.

It does looks tall. Is it 30 feet or under? Hard to say, really. You just hope it is.

Didn’t the OB Planning Board approve this?

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Did the OB Planning Board approve this?

Problem is, I can’t find any record of the OB Planning Board approving this project. At least not in the OB Rag records. It could be buried in some obscure post about the OB Planning Board agenda. But probably not.

If it was approved by the OBPB, it must have been several years ago – maybe before any of the current members were on the Board. I have emails going out to several OB Planners to see if they recall this project.

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There is no connection between these buildings.

One veteran planning board member has told me that the project did not go before the Board but was approved by the City’s Development Services Department (the same DSD that approved the Emerson Project just halted by mayoral decree.)

Is this another problem building? A guy – I’ll use a name of “Mike” – was seemingly waiting outside told me he was owed $600 by the developer for a week’s work. Mike also said the project had come to a halt. Another man who said he worked on it said it’s still being constructed.

Meanwhile, a nearby neighbor is upset.

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Signs and mannequin on neighbor’s rooftop deck.

A neighbor behind the building and on the alley south of Greene – doesn’t like the building – or some building. And says so with several signs hanging from their second story roof top.

One sign says:

“Call Curtis Nelson – (phone number) 2269 Ebers is his vision for our hood! Is it yours??”

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Sign hanging from neighbor’s rooftop deck.

And then I read a second sign and looked at Google Maps and realized the neighbor wasn’t complaining about the building under construction, but the older house in front, right on Ebers.

The second sign reads:

“2269 Ebers St. When the original house has the walls knocked down the siding will fill the air with asbestos… Dust Sood [sic] Got Hazmat?”

Another smaller sign had an OSHA phone number.

So, do we now have two problem houses right next door to one another? One that is possibly over the 30 foot height limit and having difficulties? And the other filled with asbestos. There used to be a for sale sign out front.

 

{ 11 comments… read them below or add one }

Geoff Page Geoff Page June 29, 2016 at 2:21 pm

I’ve already communicated with the OBPB chair John Ambert and the project on Greene did not come before the OBPB because it is a remodel. There was a garage there previously for the house to the south. The remodel will be connected to the existing house with a hallway. What I think we have here is a lot in the multi-family zone that is not big enough to allow a second unit. So, they build an “addition” that does nothing to the existing house other than create the hallway. There is an excellent chance that the hallway will later be closed off and this will be rented out as a second unit. This kind of thing is very difficult to police but will be watched. As for the height, it is hard to say but it may be just at 30 feet.

One other concern is that part of the addition is classified as storage. There was a time when there was no such classification and an area finished off like this would called habitable space. I suspect this is a way to reduce the FAR calculation, this is something I am looking into. If it is finished and can be living space, it should be classified as that and included in the FAR.

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Frank Gormlie Frank Gormlie June 29, 2016 at 2:52 pm

Geoff, I have also heard from members of the OB Planning Board and they concur that the project did not go before them for any kind of review or community input.

Perhaps this is what the neighbor is talking about – ‘when the walls are knocked down” – with all the signs.

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Frank Gormlie Frank Gormlie June 29, 2016 at 3:02 pm

This post has been updated so make certain you check it out. Basically, it’s been confirmed that the project never went before the OBPB because it was supposed to only be a “renovation”. Yeah, that’s real.

Thanks to Gio, Tom G, and Pete R for their helpful input (which I constantly require and need).

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Cholly June 29, 2016 at 7:24 pm

For what it’s worth: The February 14, 2013 page 6 “No rule-bending (this time), say city planners Planning board denies variance request for three-story home on West Point Loma Boulevard … … This would have been the third property on West Point Loma to have been granted a variance by the city, thus bypassing the O. B. Precise plan which the community put into place in 1975 -mercy Baron, Feb. 8, [2013] … Comments: Dave Rice 2/9/2013 “As I understand t, the OBPB was against the other variances as well, but a different culture Downtown got them pushed through over the objections of the community… And the Froude Street fiasco also falls under this same rubric. further research should come up with similar “stuff.”

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Cholly June 29, 2016 at 7:26 pm

Previous mail is: For what it’s worth: The Reader February 14, 2013 page 6 “No rule-bending (this time), say city planners Planning board denies variance request for three-story home on West Point Loma Boulevard … … This would have been the third property on West Point Loma to have been granted a variance by the city, thus bypassing the O. B. Precise plan which the community put into place in 1975 -mercy Baron, Feb. 8, [2013] … Comments: Dave Rice 2/9/2013 “As I understand t, the OBPB was against the other variances as well, but a different culture Downtown got them pushed through over the objections of the community… And the Froude Street fiasco also falls under this same rubric. further research should come up with similar “stuff.”

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Jon Linney June 29, 2016 at 8:33 pm

Good evening Point Loma community, I first want to say thank you for everyone and all their support on the Emerson project to maintain the 30 foot height and quality of life in Point Loma. Today we had an honor to be invited by Mayor Kevin Faulconer to meet in his office with other with city officials including Councilmember Lorie Zapf, who was extremely supportive of our efforts along with representatives of the City Attorney and staff of Councilmember Zapf and the Mayor.Joining me at the meeting was long time Peninsula residents Brad Herrin, Robert Tripp Jackson and Babita Souza. As you are aware, Mayor Faulconer issued at Stop Work Order on Tuesday after learning of the project and listening to the community. The Mayor and his staff provided a briefing to us on possible short term and long term solutions which public input will be sought. Additionally, the Mayor and Councilmember Lorie Zapf pledged to work closely with the community to permanently resolve the 30 foot height limitation issue. All of us share collective vision of taking the needed steps to protect the integrity of Prop D 30 foot height limit passed by the voters in 1972.Following the meeting, the Mayor held a Press Conference to restate his position and take questions.Once again, we appreciated the quick and decisive action of our elected officials working closely our community and community leaders.

Regards,
Jon Linney

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Dave June 29, 2016 at 11:13 pm

So 2269 (the address of the project in question) was indeed sold for $645,000 cash last August – at the time it was being advertised, the promotional remarks included the following:

“Rare and excellent opportunity for investors or builders. This property is zoned RM-1-1 and can built up to 2 units. Fix and rent it for now or tear it down and build two units.”

The house was apparently bought by a flipper, because it came back on the market as a “stunning rennovation” for $885-950K in January, though it was yanked from the market without selling in April. While marketed both times as a single-family residence, the second listing included plans to build a second three-story residence that was very clearly described as a second unit.

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Scarlet June 30, 2016 at 9:14 am

Does anyone else think the house on Ebers looks like the house on Emerson? If you look at the photos side by side. Is it the same developer, builder?

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Jeffeck June 30, 2016 at 11:09 am

Hello Air B&B!! It is inevitable.

As for Emerson street project… Can you all now lay off the Mayor and Councilwoman Zapf? The at least seek to be on the right side on this issue. Thanks to those who spoke out on both these projects.

I am pro growth… as long as the laws are followed and fit our community standards.

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Geoff Page Geoff Page June 30, 2016 at 12:41 pm

No, we cannot “lay off” until we are positive that the DSD reverses its new interpretation of how to measure height.

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Liveinob June 30, 2016 at 9:00 pm

I don’t understand this statement from Mayor Fakener & Lori
Additionally, the Mayor and Councilmember Lorie Zapf pledged to work closely with the community to permanently resolve the 30 foot height limitation issue. All of us share collective vision of taking
I thought that was decided when the OB Precise Plan was passed
Work Closely with that Mayor and Lori

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