The City of San Diego has just sent out public notices for two new projects proposed for West Point Loma Boulevard, one at 5184 and the other at 4954.
5184 West Pt Loma
This is an application for a Coastal Development Permit and related permit to demolish the existing single-story duplex and build a 3-story building with 4 rental units. When and if it is built it will be a 3,865 square-foot multi-dwelling unit residential building with associated site improvements at 5184 & 5184 1 /2 West Point Loma. It will be a Process 4 permit application for the 0.1 -acre site.
This project should go before the OB Planning Board.
Here’s more from the notice:
The 0.1 -acre site is in the RM-2-4 Zone and Coastal Overlay Zone (Appealable Area) within the Ocean Beach Community Plan area. This project application was filed on March 1 4, 2024.
PROJECT NO: PRJ-1111661
PROJECT NAME: 5184 WEST POINT LOMA BOULEVARD
PROJECT TYPE: COASTAL DEVELOPMENT PERMIT, SITE DEVELOPMENT PERMIT / PROCESS 4
APPLICANT: ECO HOUSE ARCHITECTURE
CITY PROJECT MANAGER: Xavier Del Valle, Development Project Manager
PHONE NUMBER/E-MAIL: (619) 557-7941 / XDelValle@sandiego.gov
The decision to approve or deny this application will be made at a public hearing. … This project is undergoing environmental review. Please note that Community Planning Groups provide citizens with an opportunity for involvement in advising the City on land use matters. Community Planning Group considerations are a recommended, but not a required part of the project review process. Please refer to the Community Planning Group Contact List at Community Planning
Groups Contact List | City of San Diego Official Website to inquire about Ocean Beach Community Planning Group meeting dates, times, and location for community review of this project.
Should you have any questions regarding the project after reviewing this information, please contact the City Development Project Manager listed above. This information will be made available in alternative formats upon request.
4954 West Point Blvd
The other project proposed for West Pt Loma is an application — Process 2 — to convert the existing attached garage of a single family residence at 4954 West Point Blvd into a new 480 square foot ADU and the creation of a new two story detached structure containing two 414 square feet ADU’s, all on a 0.13-acre site.
So, it’s a project to convert the existing garage into one ADU and build a new 2-story building with 2 more ADUs for a total of 3.
Now, this project will NOT be reviewed in a public hearing but staff will make the decision to approve, deny or whatever. Here’s what the notice — dated April 16, 2024, states:
The decision by City staff will be made without a public hearing no less than thirty (30) calendar days after the date of mailing the Notice of Future Decision. If you wish to receive a “Notice of Decision,” you must submit a written request to the City Project Manager listed above no later than ten (10) business days from the date of this Notice. This project is undergoing environmental review.
Here’s more from the notice:
The 0.13-acre site is zoned RM-2-4 in the coastal appealable overlay within the Ocean Beach community plan area. Council district 2. This development is within the Coastal Overlay zone and the application was filed on December 6, 2022.
PROJECT NO: PRJ-1057567
PROJECT NAME: 4954 WEST POINT LOMA BOULEVARD
PROJECT TYPE: COASTAL DEVELOPMENT PERMIT/PROCESS 2
APPLICANT: ADU GEEKS
COMMUNITY PLAN AREA: OCEAN BEACH
COUNCIL DISTRICT: 2
CITY PROJECT MANAGER: Christian Hoppe, Development Project Manager
PHONE NUMBER/E-MAIL: (619) 446-5293 / CHoppe@sandiego.gov\
Here’s more :
The decision of the Development Services Department Staff can be appealed to the Planning Commission no later than ten (10) business days after the decision date. Appeal procedures are described in Information Bulletin 505 (https://www.sandiego.gov/sites/default/files/dsdib505.pdf). Appeals to the Planning Commission can be filed by email/mail or in person:
1) Appeals filed via email/mail: Send the fully completed appeal application DS-3031 (including grounds for appeal and supporting documentation in pdf format) via email to PlanningCommission@sandiego.gov by 4:00pm on the last day of the appeal period. When received by the City, the appellant will be invoiced for payment of the required Appeal Fee. Timely payment of this invoice is required to complete processing of the appeal. Failure to pay the invoice within 5 business days of invoice issuance will invalidate the appeal application.
2) Appeals filed in person: Bring the fully completed appeal application DS-3031 (including grounds for appeal and supporting documentation) to the touchless Payment Drop-Off drop safe in the first-floor lobby of the Development Services Center, located at 1222 First Avenue in Downtown San Diego by 4 p.m. on the last day of the appeal period. The completed appeal package must be clearly marked on the outside as “Appeal” and must include the required appeal fee per this bulletin in the form of a check payable to the City Treasurer.
This safe is checked daily, and payments are processed the following business day. All payments must be in the exact amount, drawn on US banks, and be made out to “City Treasurer.” Please include in the memo of the check the invoice # or Project # or attach the invoice to the check. Cash payments are only accepted by appointment; email DSDCashiers@sandiego.gov to schedule an appointment.
The decision made by the Planning Commission is the final decision by the City. The final decision by the City of San Diego is appealable to the California Coastal Commission in accordance with Land Development Code Section 126.0710(a). Appeals to the Coastal Commission must be filed with the Coastal Commission at 7575 Metropolitan Drive, Suite 103, San Diego, CA 92108. Phone: (619) 767-2370. Appeals must be filed within 10 business days of the Coastal Commission receiving a notice of final action from the City. Please do not e-mail appeals as they will not be accepted. If you want to receive a Notice of Final Action, you must submit a written request to the City Project Manager listed above.
Please note that Community Planning Groups provide citizens with an opportunity for involvement in advising the City on land use matters. Community Planning Group considerations are a recommended, but not required, part of the project review process. Please see the Community Planning Group Contact List at
https://www.sandiego.gov/planning/community-plans/cpg/contacts to inquire about Ocean Beach Community Planning Group meeting dates, times, and location for community review of this project.
If you have any questions about the project after reviewing this information, you may contact the City Project Manager listed above.
This information will be made available in alternative formats upon request.
{ 25 comments… read them below or add one }
I lived at 5184 1/2 in 1971 and it was a wreck back then. I cannot imagine what it’s like now
The rich get richer and we all are supposed to…maybe….possibly….indirectly… benefit at some point in the future. Units. Units. Units.
“The rich get richer and we are all supposed to….
leave OB, unless we’ve lucked out by owning from long ago, found a cheap-ish rental, etc.
Another sad fact is Chris Ward trying to push AB1932 in order to help balance the budget. He wants to reduce the mortgage interest deduction on second homes, in essence raising tax money through your tax return. If you’re successful (and pay the property taxes), are able to pay the costs, help your kids with affordable housing, your aging parents, an autistic grown child, this guy wants to penalize you to balance the budget. Nice representative.
That is a very good way to potentially increase the supply of housing by disincentivizing persons from owning more than one unit of housing.
To what end? This will not bring down housing prices and you still won’t be able to afford to buy.
Are you suggesting that investor-driven real estate speculation doesn’t contribute to higher housing prices?
I weep not for people who own second homes. We are so thankful to own our OB shack. We see people who do all sorts of unpermitted construction in ways that increase their revenue on their extra dwellings while being sheltered in Prop 13 protections. These properties print money renting at market rate. I would love to better tax these people.
Prop 19 took out the inheritance pass thru and non occupied inherited property is assessed at market rate.
Prop 13 was passed in 1978. Homeowners in 1978 are of Social Security age. Some will not be able to afford the property taxes if the Proposition is thrown out and their homes re-assessed at market value today. That will put a lot of them out on the street, homeless. Think about your grandparents or great grandparents homeless living on the street, before you vote to do that. Remember back in the day wages are not what they are now, and Social Security income is based on how much you paid in. consequently to get a Social Security check for $1,200 a month is not unusual. but if your home is paid off, and you have medicare, and shop at food banks you can get by, and property taxes of $1,800 every six months, they can get by. They won’t be able to if the property taxes are 8-9 thousand a year after a re-assessment. And no I don’t enjoy Prop 13 reduced taxes, but I have compassion enough for those who do, as retired people with very limited Social Security income, and too old to get a job. Please don’t be so envious you vote to abolish Prop 13. They’ve paid their dues.
Prop 13 should ONLY apply to primary residences in which case your whole example is moot.
Nobody is talking about removing prop 13 for people’s first home.
But why is a family buying their first home paying more in property taxes than someone that owns 10 commercial investment properties? That’s ridiculous.
And anyone that claims Prop 13 benefits those who leases those properties… fails to realize Prop 13 is why they can’t afford to buy their own! Any changes to Prop 13, such as the split-roll, should also be coupled with a reduced base tax rate across the board.
You and the 51% of California that voted for this have this so backwards and have shown zero critical thinking skill about the ramifications of this. I would love to live in your la la land. Prop 13 keeps property tax costs to the homeowner low and depresses rents.
As prop 19 continues to wreak havoc on the market, as homes get passed from one generation to the next, it will raise rents, take homes that have remained in families for generations, and force sales from families to corporations. You think that it’s bad now? Wait until Blackrock (who will be the only entities left to hedge against the rising cost of ownership, taxes, and astronomical mortgages) own everything. The enemy is not your neighbor with a couple rental properties and a family that have been here longer than you. The enemy is the CAR real estate agents that tricked you into thinking that cutting off your nose to spite your face was good for you. What we will see happen over the next 20 to 30 years as their plan gets carried out is:
1. Rentals will be inherited, reassessed, and property taxes will increase in some cases 10-20 fold.
2. Landlords will be forced to either sell or cover costs by raising rents.
3A. If they sell, they will sell to a Wall Street investment LLC who will develop the land, increase units, and raise rents (oh by the way, LLCs don’t have children, LLCs don’t die, no one inherits these LLCs so they will never be reassessed to fair market value).
3B. If they do not sell, they will simply raise the rents to cover increase costs.
4. Property values continue to rise due to increase in rental potential (as everyone else raises their rents to adjust to the new order).
5. You pay higher rent and still own nothing. You continue to vote on things you think will help you, but really just hurt everyone but the government that will gladly accept the extra revenue and the Wall Street REITs.
6. The real estate agents that campaigned for Prop 19 have even less inventory to make 3% on because now Wall Street owns everything.
We’ve all been sold a load of crap. You’re just still too blind to what’s happening to see what is good for you.
We should not be incentivizing any home ownership beyond your primary residence. It just increases the barrier for those who can’t afford 1 home.
Currently you can deduct more property taxes on an investment property than on your primary residence. That’s just insane.
This is because of the $10K cap on itemizing. There is no cap on schedule F expenses for a rental property.
I think you meant schedule E. Your comment is otherwise correct. I agree that it is insane.
By that logic then, eliminate tax write offs for more than 1 car. What’s funny is, if you own your property with no mortgage, and then buy another property, you’re good. If you have two mortgages, you’re a target. Taxing investment property is one thing, taxing mom and pop for helping their kid(s) out (for their affordability) with a place is a cheap shot.
Ah yes the poor mom and pop homeowners wealthy enough to purchase a second property. Won’t somebody please think of them!
Do you help your kids? Even after they’re grown? Should taxation be randomly F the person who worked for what they have? If I helped my kids, is that not one less unit occupied for someone looking for affordability? If you’re paying the property tax, the automatic 2% yearly hike, where is the equal taxation/representation when the politician is cutting you from behind on this circumstance? Not that you’re likely paying higher marginal rates on top also? Or would you rather have more peas in the pod crying to their govt about affordability?
Strawman, if you transfer title to your children and they actually live there, they will be protected by Prop 13.
Well then, mom and pop can put it in the kid’s name. Done. And they can preserve Prop 13 benefits in doing so, if the kids actually live there and don’t treat it like an ATM/Airbnb like most inheritors. Most of the homes in OB are owned by trusts but not occupied by the family.
And 2nd cars? Who gets tax writeoffs for any car other than for business use? I do know those who trade in and buy a new car from a dealer only pay sales tax on the difference. Yet if someone frugal sells their jalopy for $2K and buys a replacement (private party) for $4k, they get no tax break.
More special breaks designed to benefit those who need it least. Maybe if we got rid of all these perks we could reduce taxes across the board.
Cars are taxed by your registration fees and deductible.
Are you seriously trying to equate the tens of thousands in annual Prop 13 benefits some receive on their investment properties with the $9 writeoff I get for part of my dmv fees on a second vehicle?
Get a load of the er load being dumped by Midway Rising in La Prensa:
https://laprensa.org/perspective-grift-expands-midway-rising-development-deal
We reposted that a couple of weeks ago; great piece.