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Imperial Beach anguish – so much for the birdwatching
Seacoast rooftop gets noisier
How will it sound in these nearby apartments?
The new building at 951 Seacoast Drive is touted as a public amenity for everything from ocean-view dining to yoga and birdwatching tours.
But to many neighbors of the two-story commercial building, which sits across the street from the Imperial Beach Pier Plaza, it's turning into something entirely different: "a private party palace."
The project broke ground in March 2022, replacing a dilapidated house with promises of an exciting new venue for gatherings of up to 100 people. Last week, the Imperial Beach city council voted unanimously to permit a new use: rooftop live entertainment.
Rooftop sound monitor
"This is a bait and switch. They did not disclose this originally," said Gary Putlin, who owns a property immediately east of the site. Additionally, the city made a concession on the height limit, "which used to be sacred. And they didn't do it for affordable housing but for private development."
The project requires a conditional use permit, but is an allowed use in its commercial mixed-use zone where retail predominates, such as specialty stores, surf shops, restaurants, and hotels.
A community redevelopment plan has focused on improving the commercial corridor along Palm Avenue and Seacoast Drive, even as a cross border sewage crisis is hurting businesses and tourism, a county survey found last year.
"Ultimately, we're in a situation because of the sewage where I feel it is my responsibility to try to help the small businesses the best that I can," said councilmember Matthew Leyba-Gonzalez.
Even neighbors in the sound-path liked it at first.
"We were super excited to get this at the end of our street," said one neighbor, Veronica Archer, recalling the uninhabitable structure it replaced. Then the applicants held a sound event so neighbors could hear the various noises they might be exposed to. "It was not inaudible beyond the property line," as they'd been told.
People have to talk louder to be heard over the music, she said, so sound would likely exceed the 65 db maximum allowed by the city's noise ordinance.
Not just music, but crowds of people talking.
The live entertainment will include events with a master of ceremonies, live instrumentals and/or vocalists, recorded music, and restaurant-style ambient music. Live music will be allowed eight days per year; recorded music up to three days per week; and restaurant-style ambient music will be daily.
Elizabeth Shapiro, another neighbor, pointed out that it won't be a ground level restaurant like Novo Brazil. "It is literally adjacent to and towering over and directly across from multiple residential units," she said.
The applicant, Flavia Berys, an Imperial Beach real estate broker & attorney, said the site with its restaurant and commercial spaces will be one more venue the community can rent out for small gatherings like weddings and retirement parties.
"We have welcomed input from the very beginning."
The entire site will have 24/7 management. An acoustical study for the project led to sound mitigations that include eliminating the base, or low frequency noise from the equipment used on the roof deck, and optimal placement of speakers. They will have a parapet glass wall on the east side as a barrier, and a sound curtain for live events.
The earlier tests, she said, were done without the wall.
Real estate agent Sandy Crosby, the only tenant of the property, said that even though her business is thriving, it hasn't been easy.
"What's worse than having a business right now is having vacant space."
Here's something you might be interested in.
Imperial Beach anguish – so much for the birdwatching
Seacoast rooftop gets noisier
Imperial Beach anguish – so much for the birdwatching
Seacoast rooftop gets noisier
How will it sound in these nearby apartments?
The new building at 951 Seacoast Drive is touted as a public amenity for everything from ocean-view dining to yoga and birdwatching tours.
But to many neighbors of the two-story commercial building, which sits across the street from the Imperial Beach Pier Plaza, it's turning into something entirely different: "a private party palace."
The project broke ground in March 2022, replacing a dilapidated house with promises of an exciting new venue for gatherings of up to 100 people. Last week, the Imperial Beach city council voted unanimously to permit a new use: rooftop live entertainment.
Rooftop sound monitor
"This is a bait and switch. They did not disclose this originally," said Gary Putlin, who owns a property immediately east of the site. Additionally, the city made a concession on the height limit, "which used to be sacred. And they didn't do it for affordable housing but for private development."
The project requires a conditional use permit, but is an allowed use in its commercial mixed-use zone where retail predominates, such as specialty stores, surf shops, restaurants, and hotels.
A community redevelopment plan has focused on improving the commercial corridor along Palm Avenue and Seacoast Drive, even as a cross border sewage crisis is hurting businesses and tourism, a county survey found last year.
"Ultimately, we're in a situation because of the sewage where I feel it is my responsibility to try to help the small businesses the best that I can," said councilmember Matthew Leyba-Gonzalez.
Even neighbors in the sound-path liked it at first.
"We were super excited to get this at the end of our street," said one neighbor, Veronica Archer, recalling the uninhabitable structure it replaced. Then the applicants held a sound event so neighbors could hear the various noises they might be exposed to. "It was not inaudible beyond the property line," as they'd been told.
People have to talk louder to be heard over the music, she said, so sound would likely exceed the 65 db maximum allowed by the city's noise ordinance.
Not just music, but crowds of people talking.
The live entertainment will include events with a master of ceremonies, live instrumentals and/or vocalists, recorded music, and restaurant-style ambient music. Live music will be allowed eight days per year; recorded music up to three days per week; and restaurant-style ambient music will be daily.
Elizabeth Shapiro, another neighbor, pointed out that it won't be a ground level restaurant like Novo Brazil. "It is literally adjacent to and towering over and directly across from multiple residential units," she said.
The applicant, Flavia Berys, an Imperial Beach real estate broker & attorney, said the site with its restaurant and commercial spaces will be one more venue the community can rent out for small gatherings like weddings and retirement parties.
"We have welcomed input from the very beginning."
The entire site will have 24/7 management. An acoustical study for the project led to sound mitigations that include eliminating the base, or low frequency noise from the equipment used on the roof deck, and optimal placement of speakers. They will have a parapet glass wall on the east side as a barrier, and a sound curtain for live events.
The earlier tests, she said, were done without the wall.
Real estate agent Sandy Crosby, the only tenant of the property, said that even though her business is thriving, it hasn't been easy.
"What's worse than having a business right now is having vacant space."