The possible development of 47 townhomes and three commercial buildings on about 1.6 acres near America’s Cup Harbor by Shelter Island has residents and nearby business owners concerned about ripple effects on traffic and surrounding marine-based businesses.
The Point Loma Townhomes project site would be bounded by Carleton Street to the north, Dickens Street to the south and Scott Street to the west. It lies adjacent to the old Kettenburg Boatyard next to America’s Cup Harbor. The Kettenburg property and the townhomes project sites are both owned by DeanWilson, according to project manager Rand Wassem.
The Kettenburg Landing is also currently under construction, he said.
The Point Loma Townhomes project would sit on land currently designated for industrial use. Wassem has submitted an application to the city to redesignate the land for commercial and mixed-use purposes to allow the townhomes development.
However, some neighbors and businesses say the project would bring more traffic and negatively impact business.
“When you look at the ramifications of that [Point Loma Townhomes] going in, they’re not only setting the precedent of pushing out marine industry, but you’re now changing things to residential and impacting the neighboring area,” said Christy Schisler, a Point Loma resident since 1982.
Schisler works at Quantum Sails, 2832 Canon Street. She said parking provided by the Point Loma Townhomes project wouldn’t be enough when considering the strain of guest parking, domestic help and Shelter Island’s workforce.
The project plans, however, provide adequate parking, according to city guidelines. An assessment letter dated Jan. 27 states that the proposal for 149 parking spaces provided satisfies the zoning requirement for 121 parking spaces. The majority of spaces would be in the underground parking garage below the site.
Chris Frost, president of Downwind Marine, 2804 Caãon St., said employee and customer parking are a major concern.
“When a customer can’t find a place to park it takes [away] business,” said Frost. “When an employee can’t find a place and is 15 minutes late because they parked four miles away it costs me man hours.”
Although traffic is an issue for some, one marine-based business owner said he was more concerned that overdevelopment of the land would be deterimental. Located a few blocks from the proposed site, Frost said the project “opens Pandora’s box” for future developments that could drive down business.
The development could inadvertently affect custom boat and yacht metal-fabrication businesses like Thomas Marine, 2835 Caãon St.
Owner Brian Thomas said his business depends on having access to the water. He said losing part of the Driscoll Boatyard would cost him about 10 percent of his business.
Thomas said he is also concerned about the appearance of the Point Loma Townhome project. He said the project would “look like a walled city.”
But not all local business owners feel the same way about the proposed projects.
Tom Driscoll, master tenant and co-developer of the future Kettenburg Landing, said a decision from the Coastal Commission a few years ago ” along with input from the community ” dedicated about 40 percent of the Kettenburg Boatyard to a public promenade and other uses.
Through his company, Driscoll said he is cooperating with Wilson to develop the properties so the redevelopments complement each other. He said the permit process determined the Kettenburg Landing site was “categorically exempt” from parking mitigation requirements.
He said developing the two projects at the same time would improve the area, adding that the Port District has been extremely careful about changing the “flavor” of America’s Cup Harbor.
“I think a residential component is good, but it has to be done carefully, though,” he said. “You don’t want every single bare piece of dirt turned into housing projects.”
Bill Roberts, owner of Shelter Island Boatyard since 1984, said he wants the Kettenburg Landing to open soon in order to accommodate boats that come into the harbor. He said he could not fit any more vessels in his yard.
Regarding the proposed townhomes, Roberts said, “I think it would be an upgrade for the area, which is in desperate need of upgrading,” Roberts said.
He said the area currently looks “blighted.”
Roberts also said residents of the proposed Point Loma Townhomes may also be boat owners, which would bring more business to the surrounding industry.
He added that he’s not too concerned about increased traffic, either. Short of knocking down all the buildings and reclaiming land as public parkland, “We’re not going to go backward,” he said.
As the Kettenburg Landing moves forward, the Point Loma Townhomes project is winding its way through the city’s permit process.
On Aug. 13, project planners resubmitted the Point Loma Townhomes project plans for a third review by city staff. No date has yet been set for a decision or further public comment.