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In San Diego’s quest for more housing, ‘unlimited’ height, density show results

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Building started this week at 901 West Washington St. in Mission Hills, the place developer Soheil Nakhshab is constructing 54 studio flats. He likens every unit’s design to a Swiss Military knife, with built-in tables and beds that fold up into the partitions.

The mission wouldn’t have been doable with out Full Communities, San Diego’s most aggressive try but at encouraging high-density housing close to public transit.

Authorized by the Metropolis Council in November 2020, only one month earlier than Mayor Kevin Faulconer and 5 councilmembers left workplace, Full Communities permits builders to construct flats with limitless density and peak if they comply with put aside a a lot larger share of the houses as inexpensive housing than would in any other case be required.

This system is designed to face up to political and neighborhood opposition to particular person tasks, letting builders bypass the Planning Fee and Metropolis Council and get constructing permits immediately from metropolis staffers. The end result has been swift approval of larger tasks with smaller, less-expensive houses.

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Websites zoned for single-family houses will not be eligible for Full Communities, irrespective of how shut they’re to public transit.

With ‘Full Communities,’ Faulconer pushes one last inexpensive housing plan

Nakhshab stated his mission, which incorporates no off-street parking, would open up Mission Hills to extra younger professionals who don’t need the expense of automobile possession and might’t afford the dear single-family houses that dominate the neighborhood.

“What we’re making an attempt to do is give them a chance to reside in a affluent, vibrant neighborhood with tons of public facilities at an inexpensive price,” Nakhshab stated.

4 tasks have been authorized below Full Communities, with one other 10 pending approval and extra popping up each month. And, if the purpose of this system was to get extra housing constructed with out the prolonged and costly means of updating zoning legal guidelines, early outcomes present that it is working.

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All collectively, the 14 tasks comprise 864 houses — 211 of them with restricted rents assured to be inexpensive to very-low- or middle-income tenants. If the websites have been constructed out in response to their official zoning, they might permit for 286 houses.

Limitless peak could conjure pictures of skyscrapers, however a lot of the tasks are eight tales or fewer. Taller tasks set off costly constructing code necessities that will probably make most of them infeasible. Full Communities additionally mandates a extra cumbersome approval course of for buildings above 95 toes.

5 of the websites, together with Nakhshab’s in Mission Hills, would probably not embrace any inexpensive housing with out Full Communities as a result of they’re zoned for fewer than 10 houses. That makes them exempt from the town’s inclusionary inexpensive housing ordinance, which requires builders to put aside 10% of a mission’s houses as inexpensive for low-income renters or pay a price to assist inexpensive housing development elsewhere.

Nakhshab stated adhering to the positioning’s low-density zoning would drive him to focus on solely the wealthiest of homebuyers.

“I (would) must construct super-high-end luxurious simply to recuperate my preliminary foundation into the properties,” Nakhshab stated. “That doesn’t add worth to our neighborhood. It doesn’t activate our neighborhood.”

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Andrew Bowen

Soheil Nakhshab stands in entrance of the development web site of his 54-unit condo constructing in Mission Hills, April 14, 2022.

And this system is proving to be engaging to not simply market-rate builders, however inexpensive housing builders, too. ShoreLINE, a 126-unit inexpensive housing advanced below development subsequent to the Grantville trolley station, is one other Full Communities mission.

Marie Allen, mission supervisor for the developer, Affirmed Housing, stated it was not the provide of limitless peak or density that benefited the mission. It was aid from improvement influence charges, which the town prices builders for every dwelling they construct. The funds assist pay for neighborhood infrastructure tasks.

Full Communities exempts rent-restricted inexpensive houses, or any unit that’s 500 sq. toes or smaller, from having to pay improvement influence charges. As an alternative, each mission is charged a “neighborhood enhancement price” primarily based on lot measurement. Market-rate houses bigger than 500 sq. toes are granted a sliding low cost on improvement influence charges.

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Coming to Grantville: Extra inexpensive housing … and wider roads?

Allen stated the ensuing financial savings of roughly $1 million helped immensely when making use of for state tax credit and allowed the mission to finish its financing and begin development a lot sooner.

“The financial savings that Full Communities supplied meant that we wanted much less subsidy from the state,” Allen stated. “And the much less subsidy we ask for from the state, the extra aggressive we’re. If we’re not aggressive, now we have to attend one other six to 9 months (to use for tax credit) once more.”

Additionally among the many Full Communities tasks are:

  • 3090 Polk Ave., the previous web site of MissionGathering church and The Irenic live performance venue, the place Streamline Improvement Group is planning 137 flats that it says will provide “a brand-new work-from-home expertise.”
  • 4222 Georgia St., the place a single-family dwelling and yard condo would get replaced with 31 flats on six tales with two parking areas.
  • 1959 Harrison Ave. in Logan Heights, the place a single-family dwelling will likely be changed with 32 flats. The positioning is a three-minute stroll to the twenty fifth & Industrial trolley station.

Fencing surrounds a single-family home in North Park that is due to be replaced with a six-story apartment building, April 14, 2022.

Andrew Bowen

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Fencing surrounds a single-family dwelling in North Park that’s due to get replaced with a six-story condo constructing, April 14, 2022.

This system has additionally led to some counterintuitive coverage impacts. The variety of rent-restricted inexpensive houses a developer should embrace below Full Communities is predicated on the positioning’s official zoning. However the potential for limitless density makes that zoning irrelevant, a minimum of when it comes to the full variety of houses allowed.

This implies, a minimum of in idea, that lower-density zoning could be extra engaging for builders wanting to make use of Full Communities as a result of it will translate to fewer rent-restricted houses than higher-density zoning. In follow, it’s nonetheless unclear whether or not this system is getting used extra on websites zoned for decrease density.

Coronado nonetheless ready for California to crack down on housing plan

Whereas Full Communities is proving efficient at getting extra housing constructed, it’s also sparking opposition amongst residents resistant to vary and development of their neighborhoods.

That resistance is taking part in out in Regular Heights, the place developer Seamus Garland is planning to construct a seven-story, 175-unit condo constructing on the intersection of Adams Avenue and thirty fifth Road. The Regular Heights Group Planning Group voted earlier this month to oppose the mission.

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Residents on the April 5 planning group assembly blasted the proposal as too tall, too dense and poor in parking. Board member Frances Prichett requested; “What’s the neighborhood getting out of this?”

Resident Adam Deutsch stated, “This mission merely would not match the neighborhood plan.”

A rendering shows the exterior of a seven-story, 175-unit apartment building proposed on Adams Avenue in Normal Heights.

INI Greenfield

A rendering reveals the outside of a seven-story, 175-unit condo constructing proposed on Adams Avenue in Regular Heights.

Opposition grew with the conclusion that the mission would pay a small fraction of the development-impact charges that will usually be charged as a result of practically the entire 175 flats are 500 sq. toes or smaller. Garland estimates that the mission pays just below $326,000 in neighborhood enhancement charges and development-impact charges.

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Garland stated that, with out the Full Communities low cost, an equal mission would pay about $2 million in influence charges. However, as a result of zoning limits the positioning to solely 26 houses, a mission that adheres to that density restrict would pay roughly $338,000. The charges could be considerably much less for a purely industrial constructing, resembling a comfort retailer or quick meals restaurant, which Garland stated was his solely financially possible different.

Garland’s presentation to the planning group in March was what set off the neighborhood’s opposition. The presentation was not required, however he stated he thought neighbors deserved to know what was taking place.

“I knew what I used to be entering into,” Garland stated. “It is a good discussion board to reply everybody’s questions. On the very least I owe that to the neighborhood.”





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San Diego, CA

Millions in Nigeria have little to no electricity. It’s straining businesses and public services

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Millions in Nigeria have little to no electricity. It’s straining businesses and public services


IBADAN, Nigeria (AP) — Dimly lit and stuffy classrooms stir with life every morning as children file in. Rays of sunlight stream through wooden windows, the only source of light. Pupils squint at their books and intermittently the blackboard as teachers try to hold their attention.

It’s a reality for many schoolchildren across Nigeria, where many buildings don’t have access to the national electricity grid. In Excellent Moral School in Olodo Okin in Ibadan, “the entire community is not connected, including the school,” said school founder Muyideen Raji. It acutely affects pupils, he said, who can’t learn how to use computers or the Internet and can’t study in the evenings.

About half of Nigeria’s more than 200 million people are hooked up to a national electricity grid that can’t provide sufficient daily electricity to most of those connected. Many poor, rural communities like Olodo Okin are off the grid entirely.

In a country with abundant sunshine, many are looking to solar energy to help fill the gaps, but getting risk-averse investors to finance major solar projects that would give Nigeria enough reliable energy is an uphill struggle. It means that millions in the country are finding ways to live with little to no electricity.

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Lots of sun, few funds

Studies have shown that Nigeria could generate much more electricity than it needs from solar energy thanks to its powerful sunshine. But 14 grid-scale solar projects in the northern and central parts of the country that could generate 1,125 megawatts of electricity have stalled since contracts were signed in 2016.

Those trying to develop solar projects in the country blame interest rates for borrowing which can be as high as 15 percent, two to three times higher than in advanced economies and China, according to the International Energy Agency.

That means it’s more costly for solar companies to work in Nigeria or other developing nations than in rich countries. Africa only has one-fifth the solar power capacity of Germany, and just 2% of global clean energy investments go to the continent.

“The same project put up in Nigeria and Denmark; the Danish project will get funding for 2 to 3 percent” interest rate, said Najim Animashaun, director of Nova Power, one of the stalled solar projects. Meanwhile he struggles to get loans even with interest rates of 10 percent or higher, “even though my solar project can produce two and half times more power,” than a Danish one.

Nigeria also does not set so-called cost-reflective tariffs, meaning the price consumers pay for electricity doesn’t cover the costs to produce and distribute it. This means distribution companies can’t fully pay producers and the industry relies on government interventions to stay afloat, scaring off lenders from investing in the solar industry.

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Currently, power producers say they are owed up to 3.7 trillion Naira ($2.7 billion) by the government, making it difficult to meet obligations to their lenders and contractors.

One option would be getting World Bank guarantees that would put investors at ease and make them more willing to put money into solar projects — but the government is wary of signing up to anything that would force them to pay large sums even if electricity from the projects does not get the consumers because of inadequate transmission and distribution infrastructure.

But without World Bank guarantees “nobody will develop or finance a project with a government subsidy, because it can dry off,” said Edu Okeke, the managing director of Azura Power. Azura Power has a stake in the now-stalled 100 megawatt Nova solar project in Nigeria’s northern Katsina State.

Stop-gap solutions

With less than 8,000 megawatts of capacity and an average supply of less than 4,000 megawatts — less than half of what Singapore supplies to just 5.6 million people — power outages are an everyday occurrence in Nigeria.

Communities like Excellent Moral School’s in Ibadan that have no access to electricity are often surrounded by more fortunate ones that are connected to the grid but experience frequent outages and have to use gasoline and diesel-run private generators.

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With the long-running petroleum subsidies now removed, many households, schools, hospitals and businesses struggle with the cost of the fuel for their backup generators.

“We have stopped using a diesel generator as an alternative due to costs,” said Abdulhakeem Adedoja, the head of Lorat Nursery and Primary School in Ibadan. He added that although the school is in an Ibadan area that is connected to the grid, they could go two weeks without a power supply.

The problem is not just the lack of electricity for computer-aided learning, proper lighting, and fans to make classes less stuffy for pupils and teachers, but also that students are unable to complete their school assignments at home, Adedoja said.

For more energy-hungry small businesses like restaurants, they either close shop or continue with alternative power generation, incurring high costs that hurt their capacity for expansion.

Ebunola Akinwale, the owner of Nature’s Treat Cafe in Ibadan, said she pays 2.5 million Naira ($1,700) monthly to power backup generators in her four branches.

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“If nothing changes, I probably would have to close one or two branches,” she said, though she is planning to go solar which she enthuses will help us cut “pollution from the diesel (generators).” She’s in talks with her bank for a low-cost loan package specially designed for young women entrepreneurs to finance the solar alternative.

However, not every business and household has such access or can afford the upfront capital for a private solar system. School heads Raji and Adedoja said they find the costs prohibitive.

Finding a way forward

The stalled solar projects aren’t happening as finances don’t add up, but even for other sources of electricity generation, Nigeria struggles to attract desperately needed private financing.

The power minister, Adebayo Adelabu, said in May that in order to address the financial crisis affecting the electricity sector, prices must reflect the true costs of service because a broke “government cannot afford to pay 3 trillion Naira ($2.4 billion) in subsidy.”

The government also insists that Nigerians paying fully for the electricity they consume would encourage investments in the sector.

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There has been some pushback to that, as labor unions went on strike in early June in part to protest electricity tariff increases.

But businesspeople like Akinwale understand the government’s position because regularly supplied grid electricity, even without a subsidy, is “still cheaper and cleaner” than diesel for generators, she said.

If finances for grid-scale solar projects do not add up, the government should offer incentives such as tax relief and payment plans to encourage private solar adoption, Akinwale said. “Sunlight is there abundantly,” she said.

Former regulatory chief Sam Amadi doubts if consumers in Nigeria — where the minimum wage is 30,000 Naira ($20) a month — “can today pay for energy consumed without subsidy.” He also wants a policy that makes it more affordable to have smaller-scale solar projects dotted across communities, businesses and homes.

Until then, there are consequences to the frequent blackouts, he said.

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“I have the story of a person who died in hospital because the electricity went out during operation,” he said. “Every day, we see the real-world effects of the lack of electricity.”

___

The Associated Press’ climate and environmental coverage receives financial support from multiple private foundations. AP is solely responsible for all content. Find AP’s standards for working with philanthropies, a list of supporters and funded coverage areas at AP.org.



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San Diego, CA

A propane tank explosion in western Turkey has killed 5 people and injured 63 others

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A propane tank explosion in western Turkey has killed 5 people and injured 63 others


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ISTANBUL (AP) — A propane tank explosion at a restaurant in the western Turkish city of Izmir on Sunday left five people dead and 63 others injured, authorities said.

Security cameras recorded the explosion, which devastated the street and caused minor damage to surrounding buildings.

Interior Minister Ali Yerlikaya announced on social media that dozens of rescue personnel were immediately dispatched to the scene.

Izmir Gov. Suleyman Elban visited the injured at the hospital and announced that 40 of them had already been released.

Authorities have detained one suspect who might be responsible. The man had replaced the propane tank with a new one on Saturday.

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One year ago, San Diego State wanted to save the Pac-12, but CEOs said no thanks

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One year ago, San Diego State wanted to save the Pac-12, but CEOs said no thanks


June 30 is a very important date in college sports history and college sports administration. June 30, 2022, was the date when the USC-UCLA move to the Big Ten became known. June 30, 2023, was the date when the Pac-12 and the Pac-12 CEO Group had one last chance to invite San Diego State at a comparative bargain, help pay for SDSU’s Mountain West exit fee, and stabilize the conference with a Southern California-based member. San Diego State’s arrival in the Pac-12 would have appealed to ESPN, SMU, and various other entities which were monitoring the situation. When we consider why the Pac-12’s existence is ending today — June 30, 2024 — there are so many reasons to mention, but the failure to invite and on-board San Diego State was the last in a series of crucial mistakes which destabilized the conference and left it without a buffer to guard against other members fleeing.

We wrote this on June 20, 2023:

San Diego State University and the Pac-12 Conference want each other. At least, that is and has been the indication for several months.

San Diego State would love to move up from the Mountain West, a Group of Five league, to the Pac-12, a Power Five conference. The Pac-12, for its part, wants to maintain a presence in Southern California. The conference has expressed optimism that it can fetch a competitive price point for its new round of media rights deals based on having the added inventory provided by both San Diego State and SMU, the two schools it has heavily courted.

Now, however, the Mountain West is refusing to give San Diego State an extension on its timeline for leaving the conference without paying added exit fees beyond what it already owes. The current deadline is June 30. San Diego State would pay close to $17 million in additional exit penalties if it doesn’t leave the Mountain West by then.

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Why hasn’t SDSU already left? The Pac-12 hasn’t extended an offer to join the conference. Why hasn’t the Pac-12 extended an offer? Because it hasn’t finalized its media rights deal.

If San Diego State wants out of the Mountain West, it shouldn’t feel the need to wait beyond June 30. If the Pac-12 is confident that San Diego State will deliver a good media rights deal, what is the remaining holdup at this point?

San Diego State was right there on a platter as insurance in case Colorado left. SDSU’s arrival probably would have enticed SMU or another Texas-based school, or possibly Fresno State, to join the conference and guard against a mass exodus, thereby keeping the conference intact. Yet, nothing happened. The Pac-12 was amateurish to the end … and the end is now here.

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