A 3-story multi-family building consisting of 8 ADUs is being proposed for the 4500 block of Pescadero Avenue in Point Loma.
The city of San Diego just sent the public notice out on April 15 about the application for a Coastal Development Permit for 4591 Pescadero.
Applicant Chandra Slaven wants to build a 3,836 square-feet three-story detached multifamily building consisting of (8) accessory dwelling units —
- (3) accessory dwelling units on the first floor,
- (3) accessory dwelling units on the second floor, and
- (2) accessory dwelling units on the third floor,
- at a site with an existing single dwelling unit.
The address of the current house on a 0.16-acre site has it within the Peninsula Community Plan Area under the jurisdiction of the Peninsula Community Planning Board.
The current house is one of those rare buildings that is partially built over a 2-car garage. Looking at the property via Google Maps, it’s obvious that there is a very large tree in the back yard, which undoubtedly would be chopped down to make room for the 8 ADUs.
More from the notice;
The 0.16-acre site is in the RM-1-1 Base Zone, Coastal (Non-appealable) Overlay Zone within the Peninsula Community Plan Area. Council District 2. This development is within the Coastal Overlay zone and the application was filed on March 1, 2024.
PROJECT NO: PRJ-1111217
PROJECT NAME: 4591 PESCADERO
PROJECT TYPE: COASTAL DEVELOPMENT PERMIT, PROCESS TWO
APPLICANT: CHANDRA SLAVEN
PROJECT MANAGER: Chandra Y. Clady, Development Project Manager
PHONE NUMBER/E-MAIL: (619) 446-5286 / CClady@sandiego.gov
We think this will be on the PCPB Project Review Committee Agenda for the May 9th meeting. Please visit pcpb.net under Committees for agenda and meeting information.
The city is violating noticing requirements on these projects near CPG boundaries. See section (b)(4)
§112.0302 Notice by Mail
(b) Persons Entitled to Notice. Except as provided in Section 112.0302(c), the Notice of Application, Notice of Future Decision, Notice of Public Hearing, and Notice of Availability shall be mailed to the following:
(1) The applicant;
(2) All tenant addresses located on the subject property and all addresses within 300 feet of the boundary of the real property that is the subject of the application, including each tenant address within a condominium or apartment complex.
(3) The owners of any real property, as shown on the latest equalized property tax assessment roll of the San Diego County Assessor, located within 300 feet of the boundary of the property that is the subject of the application;
(4) The officially recognized community planning group, if any, that represents the area in which the proposed development is located, and officially recognized community planning groups that represent the area within 300 feet of the location of the proposed development; and
Also, the Coastal-certified code only allows 1 base ADU on a lot with a single-family-development. Even in a multifamily zone.
This means any ADU over that first unit is a bonus ADU and subject to that code. According to the code, to get 7 bonus ADUs, you have to deed-restrict 7 of them as affordable. I’m guessing the city is only asking for 3 on this. But even under their own loose interpretation of the bonus ADU law, 4 of them should be deed-restricted for this lot.
Per Next Door, “Through the Peninsula Community Planning Board, the City has asked for citizen comments before 03May. Since this is before the PCPB Project Review Committee meets to discuss the project, I will compile for submission to the City anyone’s comments sent to me at elaw.pcpb@gmail.com. Thanks!” This was posted by Eric Law, PCPB member.
Nothing anyone can do to stop this lunacy. There are many ways to increase the supply of housing without enriching those who are already wealthy and hoping it trickles down.
I can’t believe that this project to be built on Pescadero Avenue,was approved!!! Are the units going to be for lower income tenants? I lived on Pescadero for 12 years and it is crazy to build a project with so many occupants and cars in an area that is already completely saturated!
This speaks greed to me !!
It hasn’t been approved yet.
The tree has already been chopped down. Most of the greenery has been removed at this site.
16 cars or more may soon be looking for parking on the street. I walked by around 5 p.m. and the tenants may be walking a few blocks. There may be a similar number from the 8 unit development going in on Point Loma Ave near Froude (2 short blocks away). And then if the 20 unit place gets approved 1 block away from there (Pt Loma and Ebers)….well, we’re looking at an additional 60 cars looking for overnight parking in this neighborhood. This is just the start of the destructions of our neighborhood.
It is ridiculous to call a 3836 sq ft building (30′ tall) an “accessory dwelling unit”. Call it an apartment building.
Who is the owner? A local?
Home was sold 1 year ago at $1.8M for a 1000 sq ft home on 7500 sq ft lot. Original intent was to put even more ADU’s on the property, as specified in a podcast by the new developer. I think the San Diego SB10 defeat made them reduce their plans to this. Developer name is TAKEOFF INVESTMENT 1 SPE LLC. Registered address for this company is 501 W BROADWAY STE A #580 SAN DIEGO CA 92101. From a Linked in page for Takeoff Capital (not sure if this is the same company, but I think so):
Overview
Takeoff Capital is a private real estate investing firm that specializes in apartment development in San Diego, CA. Our secret? Leveraging the city’s distinctive bonus ADU program to elevate investor success and deliver returns that soar above the ordinary.
At our core, we’re data geeks. Our strategy is tailored to capitalize on the unique housing supply and demand landscape in San Diego, where imbalances spell opportunity. From the granular to the grand, our data-driven approach powers investments that thrive amidst complexity.
We’ve built a foundation anchored in our founders’ collective experience of $55M in multifamily real estate holdings. With every project, our aim is clear: deliver above-average, risk-adjusted returns through transparent investment offerings that provide a seamless experience to our investors.
Website
http://www.takeoffcapital.co
Industry
Real Estate
Company size
2-10 employees
4 associated members LinkedIn members who’ve listed Takeoff Capital as their current workplace on their profile.
Headquarters
San Diego, CA
Specialties
Multifamily Real Estate, Accessory Dwelling Units, ADUs, and Real Estate Investments
Everyone forgets about DEMAND when they talk about supply and demand of housing. Disincentivize this kind of behavior, demand drops, prices drops.
The takeoff capital website currently shows:
“4591 Pescadero Ave, San Diego 11-Units In Development”
As of September 6th, 2024, 4591 Pescadero Ave PRJ-1111217 Discretionary Project is In Review.
A huge thank you to everyone who’s written letters, spoken out, and packed the planning and City Council meetings to voice objections to these “ADU” apartment building applications.
We scored a win recently with the historical designation for the Ebers & Point Loma Ave, but the city’s still using transit designations as a loophole to push high-density projects that squeeze buildings within inches of existing homes and threaten not just our neighborhood’s character, but also our safety, utilities, access to emergency services, and overcrowd our schools.
Let’s keep the pressure on and continue to speak up for smart growth that protects our basic services and what we all love about our community.