San Diego, CA · Member since 2015 · 273 posts · 226 votes
We'd like to add a parking space to a 4-unit complex in San Diego. Right now we have 3 spaces, but it would be ideal to have one space for each unit. Adding another space will likely require a curb cut, so it won't be a simple process.
I'm not sure what the best way is to get started and would love some advice! Should I just go down to the city office and ask about all the rules and regulations? Is there an easy way to look up the rules and regulations about parking? Should I hire someone to help us determine feasibility and if so who? It's an older building, so I suspect some of the current parking is grandfathered in and not up to current setback requirements, etc.
Investor · Poway, CA · Member since 2015 · 7k+ posts · 8k+ votes
9y
I am not an expert but I have looked into converting a traditional driveway (pull in, back out) to a through driveway (in Poway, not in San Diego). If there is no structure with the parking I have not heard of a setback requirement or at least no one indicated such for my driveway conversion.
My driveway conversion did not require a curb cut because there is no curb anywhere.
My wife did most of the leg work but I think she was expecting the contractors to be cognizant of the local rules so that the plans were unlikely to be rejected by the city.
I used the term "looked into" because we got some quotes for this effort so long ago that the quotes would no longer be good and have not done the work (the quotes were much higher than I was expecting but it was a lot of hardscape). So I have not actually gone through the process of having plans reviewed. We plan to resurrect this project soon.
Rental Property Investor · San Diego, CA · Member since 2013 · 3k+ posts · 4k+ votes
9y
This isn't going to help but I'll tell you what I'd do.
I'd hire some dude on Craigslist to bust up the curb, and make a new entrance/spot. They'd start sat morning and be done by Monday. $1k maybe. Done.
LOL @Cody L. That would work for about a week until i got turned in.
Turned in by who? Unless you have some busy body neighbors with some ax to grind, why would they care and how would they know you're doing it without the almighty governments blessing?
Again, not saying you should do it -- but I likely would.
San Diego, CA · Member since 2015 · 273 posts · 226 votes
9y
@Cody L. That may be true; I suspect that the nosy neighbors in the complex next door might turn me in, and if not the parking enforcement might notice it in their next street sweeping ticket day. I'm generally fine with doing work without SD City blessing, but on a congested street in PB I can't imagine I would get away with just cutting the curb forever. I guess I've just discovered a new level to my own risk tolerance :)
@Cody L. That may be true; I suspect that the nosy neighbors in the complex next door might turn me in, and if not the parking enforcement might notice it in their next street sweeping ticket day. I'm generally fine with doing work without SD City blessing, but on a congested street in PB I can't imagine I would get away with just cutting the curb forever. I guess I've just discovered a new level to my own risk tolerance :)
Ah, PB? Yeah, that's a bit risky as people stab each other for street spots (which you'd be taking away with your cutout - or 'apron' I think they're called)
I used to live in PB. I loved it. I'd love to own investment property out there. Never seen any apt building come up for sale -- though I'd imagine if it did the price per door relative to rent would make me pass.
San Diego, CA · Member since 2015 · 273 posts · 226 votes
9y
@Cody L. Yes, based on your posts you would be horrified at our purchase. But it makes sense for us starting out for a variety of reason, though i could see us investing outside of CA in 5-7 years when we have more capital and experience (and more time because I've hopefully quit my job by then!)
@Cody L. Yes, based on your posts you would be horrified at our purchase. But it makes sense for us starting out for a variety of reason, though i could see us investing outside of CA in 5-7 years when we have more capital and experience (and more time because I've hopefully quit my job by then!)
I wouldn't be horrified at all. Everyone looks for different things. There is no right/wrong. I'm sure you had reasons to buy what you bought and it works for you. So I say "more power to ya!". You've invested so that's A+ in my book.
Can I ask about the details though? I'm curious as I know PB well having lived there and since I still go there a lot (I *heart* Taco Surf)
Developer · San Diego, CA · Member since 2015 · 1k+ posts · 1k+ votes
9y
@Sarah D. True story: in 2010, I painted about 6' of a curb in front of a property I have (in North Park) red because people were parking too close to the driveway and it made getting in and out dangerous ... and maybe because I wanted space for tenants to put garbage cans out. :)
About two weeks later, the curb was painted gray again and I got a code enforcement letter for bouldevard planting maintenance and irrigation that sprayed some on the driveway. The gray paint was high enough quality I'm pretty sure it was City paint.
I'd take the swing in certain neighborhoods, but not anywhere that parking is valuable (which, of course, is the situation where you'd want to provide more parking for tenants).
As far as adding one with permits, the parking code basically says one curb cut per parcel (for new developments) and only spots more than 20' from PL count. That means you need 40' from your property line to even say it's a parking spot. Go to DSD and sign up on the over the counter list to find out for sure, but I'd be really surprised Igbo you could finegal (sp?) it.
BTW, are the 3 spots because the 4 plex is old or because 4th unit was added later? I assume there must also be street parallel parking apart from the 3 private spots but I know PB parking can be crazy.
San Diego, CA · Member since 2015 · 273 posts · 226 votes
9y
@Hersh M. Thanks, I'll be going through that info tonight. This property was built in the 50s and has 3 spots only. It appears that there may have been a 4th spot out front at some point, but there is now curb.
@Justin R. Thanks for your thoughts. I'll head down to find out some more information.
@Cody L. Here are the rough numbers. Purchased a 4 unit (all 2/1) in PB near Mission Bay HS. Purchase price was $1.175M. We sold our house, put 20% down, and are living in one unit. We put $60K into renovations (lots of sweat equity as well) and rent each unit for $1950. The three units cover all of the costs of the property, so we now live for free. Once we move out our expected cashflow is $1K/month.
Our very conservative new value is $1.35M (supporting comps may put it higher). We are now working on pulling out some equity to help fund the next purchase.
The benefits of this purchase are numerous- our increased net worth, we now live for free while still enjoying the benefits of mortgage paydown, and we have gained a tremendous amount of experience in real estate. This was our first purchase and we made mistakes but also learned a lot, and we're looking forward to continued growth. However, I suspect you could generate far superior returns for the same purchase price. I'm looking forward to the day we can confidently make those moves.
@Hersh M. Thanks, I'll be going through that info tonight. This property was built in the 50s and has 3 spots only. It appears that there may have been a 4th spot out front at some point, but there is now curb.
@Justin R. Thanks for your thoughts. I'll head down to find out some more information.
@Cody L. Here are the rough numbers. Purchased a 4 unit (all 2/1) in PB near Mission Bay HS. Purchase price was $1.175M. We sold our house, put 20% down, and are living in one unit. We put $60K into renovations (lots of sweat equity as well) and rent each unit for $1950. The three units cover all of the costs of the property, so we now live for free. Once we move out our expected cashflow is $1K/month.
Our very conservative new value is $1.35M (supporting comps may put it higher). We are now working on pulling out some equity to help fund the next purchase.
The benefits of this purchase are numerous- our increased net worth, we now live for free while still enjoying the benefits of mortgage paydown, and we have gained a tremendous amount of experience in real estate. This was our first purchase and we made mistakes but also learned a lot, and we're looking forward to continued growth. However, I suspect you could generate far superior returns for the same purchase price. I'm looking forward to the day we can confidently make those moves.
That's awesome. It sounds like you a did a deal that's perfect for you and your husband. Yeah you might have done better from a pure ROI perspective but you've accomplished some goals you had and learned a lot.
And that's not a terrible rent:price ratio for PB. I say you hit a home run. Congrats.