La Jolla Historic Property Approved for Commercial-to-Residential Conversion: Sarah Beckwith House Shows Adaptive Reuse Pathway for Coastal Builders

TL;DR: On January 13, 2026, the La Jolla Development Permit Review Committee voted unanimously (5-0) to recommend city approval for converting the historic Sarah Beckwith House at 836 Prospect Street from commercial to residential use. Built in 1922 as a single-family residence, the 6,504-square-foot structure will become a 7,811-square-foot residence through "intentionally conservative" adaptive reuse that preserves exterior historic character while modernizing the interior. For Pacific Beach and La Jolla builders, this approval demonstrates a proven regulatory pathway for historic property conversions in coastal zones requiring both Neighborhood Development Permits and Coastal Development Permits.

January 13, 2026: La Jolla Development Permit Review Committee Unanimous Approval

In a decisive vote that signals strong community support for historic preservation through adaptive reuse, the La Jolla Development Permit Review Committee (DPR) unanimously approved plans to convert the Sarah Beckwith House at 836 Prospect Street from commercial back to residential use on January 13, 2026. The 5-0 vote represents a major milestone for property owner Dawn Davidson and demonstrates a viable pathway for builders specializing in historic coastal property conversions.

Committee Trustee John Shannon praised the project's approach to "make this a personal residence" while maintaining the building's historic integrity. The applicant team, represented by Chandra Slaven, described the project as "historic adaptive reuse" with a "scope intentionally conservative to protect the historic character" of the 1922 structure.

This approval is particularly significant for coastal builders because it demonstrates successful navigation of two complex regulatory processes: the Neighborhood Development Permit and the Coastal Development Permit. The project now moves forward to final City of San Diego approval, with construction expected to commence in 2026.

What is the Sarah Beckwith House and Why It Matters for Coastal Builders

The Sarah Beckwith House stands as a Tudor Revival structure with Craftsman influence at one of La Jolla's most prominent addresses. Originally constructed in 1922 as a single-family residence, the building features distinctive architectural elements including stucco and brick veneer exterior, half-timbering, a moderately-steeped pitched cross-gable roof with minimal eave overhang, a projecting front-facing gable, massive brick chimney, and tall narrow multi-lite wood windows.

The property was designated historic by the San Diego Historic Resources Board under HRB Criterion C for its embodiment of distinctive characteristics of the Tudor Revival style with Craftsman influence. The period of significance is listed as 1922, with the designation specifically excluding a 1954 rear addition and circa 1971 rear enclosed staircase, both constructed outside the period of significance.

For Pacific Beach and La Jolla builders, this project matters because it establishes a proven blueprint for several high-value construction niches:

• Commercial-to-residential conversions in premium coastal neighborhoods where residential values significantly exceed commercial rental income
• Historic preservation projects that can access Mills Act property tax incentives and use the more flexible California Historical Building Code
• Adaptive reuse methodology that preserves exterior character while completely reconfiguring interiors for modern living
• Dual permit navigation demonstrating how to successfully coordinate Neighborhood Development Permits with Coastal Development Permits

Adaptive Reuse Strategy: Preserving Exterior Character While Modernizing Interior

The genius of this project lies in its "intentionally conservative" approach to exterior preservation while allowing extensive interior reconfiguration. This strategy aligns perfectly with the Secretary of the Interior's Standards for Rehabilitation, which emphasize retaining historic character while accommodating contemporary uses.

According to the National Park Service, rehabilitation is defined as "the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values." Of the four treatment approaches (preservation, restoration, reconstruction, and rehabilitation), only rehabilitation explicitly allows alterations and new construction necessary for continuing or new uses.

Exterior Preservation Elements

The Sarah Beckwith House project preserves all character-defining features visible from the street:

• Historic front facade with original pillars remains completely unmodified
• Tudor Revival half-timbering and stucco/brick veneer exterior preserved
• Original window patterns and multi-lite wood windows retained
• Cross-gable roof form and massive brick chimney unchanged
• Front fencing and gating designed to complement historic character
• Landscaping updates emphasizing roses and manicured gardens consistent with 1920s aesthetic

Interior Modernization and Additions

The project's interior modifications demonstrate how builders can dramatically improve functionality while respecting historic designation:

• Subterranean garage construction: Adding below-grade parking without impacting lot coverage or exterior character
• Rear stairwell modifications: The circa 1971 rear staircase falls outside the period of significance, allowing contemporary redesign
• Attic skylights: Natural light enhancement without altering roof form
• Upper-floor porch conversion: Transforming underutilized space into a functional study
• Retaining wall additions: Grade changes at the rear to accommodate the subterranean garage
• Complete interior reconfiguration: Modern residential layout with updated systems throughout

This approach demonstrates a critical principle for builders: historic designation does not freeze a building in time. The California Historical Building Code (Title 24, Part 8) specifically provides alternative regulations that allow necessary upgrades while preserving character-defining features.

Dual Permit Requirements: Neighborhood Development Permit + Coastal Development Permit

One of the most valuable lessons from the Sarah Beckwith House approval is the successful navigation of dual permit requirements. For builders working in La Jolla and Pacific Beach coastal zones, understanding this process is essential.

Neighborhood Development Permit (NDP)

La Jolla requires a Neighborhood Development Permit for significant structural changes, additions, and use conversions in designated areas. The La Jolla Development Permit Review Committee reviews all NDP applications as part of the community planning process.

NDP Timeline and Process:

1. Pre-application consultation with City Development Services Department (recommended)
2. Notice posting at project site by the City once application is deemed complete
3. Community review by La Jolla Development Permit Review Committee (meets 2nd and 3rd Tuesday monthly)
4. Public comment period with 2-minute speaking limits per person
5. Committee recommendation to LJCPA Trustees (5-0 vote for Sarah Beckwith House)
6. LJCPA Trustees consideration at next monthly meeting
7. Final City approval by Development Services Department

Total timeline for NDP: Typically 3-5 months from complete application to final approval, depending on project complexity and community feedback.

Coastal Development Permit (CDP)

Construction projects in La Jolla are generally subject to the California Coastal Act, with enforcement delegated to the City of San Diego through its Local Coastal Program. According to California Coastal Commission guidelines, projects that don't satisfy specific exemptions require Coastal Development Permits.

CDP Requirements for La Jolla Projects:

• Detailed site plans showing coastal resource protection measures
• View corridor analysis for projects in high-visibility areas like Prospect Street
• Sea level rise vulnerability assessment for shoreline properties
• Sensitive habitat buffer requirements documentation
• Public access protection measures (where applicable)

Projects located between the first public road and the sea, within 300 feet of a beach or the top of a coastal bluff, or within 100 feet of a stream or wetland are typically appealable to the Coastal Commission, adding an additional layer of review.

Coordinating Dual Permits: Best Practices

For builders pursuing similar conversions, coordination is critical:

• Submit applications concurrently to minimize total review time
• Schedule preliminary meetings with both City Development Services and community planning groups
• Engage early with stakeholders including neighbors, historical societies, and coastal advocacy groups
• Document consistency between NDP and CDP applications to avoid conflicting requirements
• Budget 6-9 months for complete dual permit approval in best-case scenarios

Subterranean Garage Construction in Coastal Properties

The Sarah Beckwith House includes a subterranean garage as part of its 1,307-square-foot addition. This below-grade construction approach offers significant advantages for historic coastal properties where lot coverage restrictions and historic preservation requirements limit above-ground expansion.

Engineering Requirements for Coastal Subterranean Construction

Building underground in coastal zones presents unique challenges that builders must address:

• Geotechnical investigation: Mandatory soil analysis for coastal properties to assess bearing capacity, water table levels, and soil composition. La Jolla's coastal bluff geology requires specialized foundation engineering.
• Waterproofing systems: Ocean proximity demands robust waterproofing including below-grade membranes, French drains, sump pumps, and moisture barriers. Expect 15-20% of subterranean construction costs for waterproofing.
• Structural support: Reinforced concrete walls designed for lateral earth pressure and potential seismic loads. California's seismic requirements add 20-30% to structural costs versus non-seismic zones.
• Ventilation and egress: Building code requirements for underground spaces include mechanical ventilation, emergency egress, and carbon monoxide detection systems.
• Excavation access: La Jolla's narrow streets and historic neighborhood context often limit excavation equipment access, potentially increasing costs 10-15%.

Cost Analysis: Subterranean vs. Above-Ground Construction

While the Sarah Beckwith House project did not disclose specific costs, industry data from comparable Southern California coastal projects provides guidance:

Despite higher costs, subterranean garages offer compelling advantages for historic conversions:

• Preserve lot coverage for landscaping and outdoor space
• Maintain historic building proportions without bulky additions
• Increase property value by adding parking without visible impact
• Comply with coastal view corridor protection requirements
• Meet modern parking requirements in historic districts with small lots

Mills Act Property Tax Incentives: Significant Savings for Historic Conversions

One of the most powerful financial incentives for historic property conversions is the Mills Act property tax reduction program, available in the City of San Diego, Chula Vista, Coronado, Escondido, La Mesa, and National City.

How the Mills Act Works

According to the City of San Diego Mills Act program, properties subject to historical property contracts are valued using rental income methodology rather than comparable sales. This alternative valuation typically results in assessed values 40-60% lower than market-rate assessments.

Example: Sarah Beckwith House Mills Act Savings (Projected)

Mills Act Application Timeline for 2026

Property owners interested in Mills Act contracts must apply between January 1 and March 31, 2026 to be processed in the same calendar year. Eligibility requirements:

• Property must be listed on the City of San Diego Register of Historical Resources by December of the application year
• Owner commits to maintain property according to Secretary of the Interior's Standards
• 10-year rolling contract (automatically renews annually unless terminated with 90-day notice)
• Benefits and obligations transfer to new owners with the property

For the Sarah Beckwith House, Mills Act eligibility is confirmed through its May 2025 HRB designation under Criterion C. The property owner can apply for the program once the residential conversion is complete and the property is occupied.

Lessons for Pacific Beach Builders: Replicating La Jolla's Adaptive Reuse Success

The Sarah Beckwith House approval provides a proven blueprint that Pacific Beach builders can apply to similar opportunities in their service area.

Identifying Conversion Candidates in Pacific Beach

Based on Pacific Beach historic building research, numerous 1920s-era commercial structures exist along key corridors:

• Garnet Avenue: The 1926 Dunaway Pharmacy building and other commercial structures from the Crystal Pier development era
• Mission Boulevard: Commercial buildings from the 1920s-1930s streetcar development period
• Cass Street: Mixed-use buildings from the coast highway development (1919-1930)
• Lamont Street area: Commercial blocks from the 1920s Army and Navy Academy growth period
• Bird Rock: Historic coastal neighborhood with recent mixed-use developments near Windansea Beach

Further north, the Tourmaline Surfing Park area includes several 1920s-1930s cottage-style buildings along Tourmaline Street and La Jolla Boulevard that represent potential adaptive reuse opportunities. This neighborhood's transition from agricultural land to coastal residential community mirrors La Jolla's development pattern, with several properties potentially qualifying for historic designation under the same Tudor Revival and Craftsman criteria that earned the Sarah Beckwith House its HRB recognition.

These properties share characteristics with the Sarah Beckwith House that make them attractive conversion candidates:

• Small-scale 1-2 story construction (typically 3,000-8,000 square feet)
• Historic architectural character (Craftsman, Spanish Colonial Revival, Tudor Revival)
• Under-utilized commercial space in high-value residential neighborhoods
• Good bones with solid construction but outdated systems
• Locations where residential values exceed commercial rental income 2:1 or greater

Action Plan for Pacific Beach Builders

To replicate this success in Pacific Beach:

1. Identify target properties: Focus on 1920s-1950s commercial buildings in residential neighborhoods
2. Preliminary market analysis: Confirm residential values exceed commercial by 50%+ to justify conversion costs
3. Historic significance evaluation: Hire qualified architectural historian to assess HRB eligibility
4. Pre-application consultation: Meet with City Development Services and PBPG before formal applications
5. Community engagement: Present plans to neighbors and community groups before official hearings
6. Concurrent permit strategy: Submit NDP and CDP applications simultaneously to minimize timeline
7. Mills Act planning: If property qualifies for historic designation, factor tax savings into pro forma
8. Budget conservatively: Plan for $500-700/sq ft all-in costs for coastal historic conversions

Conclusion: A Proven Pathway for Coastal Historic Property Conversions

The January 13, 2026 unanimous approval of the Sarah Beckwith House conversion at 836 Prospect Street represents far more than a single project success. It establishes a replicable blueprint for Pacific Beach and La Jolla builders seeking to specialize in the high-value niche of historic property adaptive reuse.

Key takeaways for builders:

• Regulatory pathway is proven: Dual NDP/CDP approval demonstrates successful navigation of complex coastal permitting
• Economics are compelling: Residential conversion can create $1-5 million in value over commercial use in premium neighborhoods
• Historic designation is an asset, not a liability: CHBC flexibility and Mills Act savings offset preservation costs
• Community support is achievable: Conservative exterior preservation with interior modernization satisfies stakeholders
• Market opportunity exists: Numerous 1920s-1950s commercial buildings in Pacific Beach and La Jolla are conversion candidates

For builders ready to differentiate from commodity new construction and pursue sophisticated adaptive reuse projects, the Sarah Beckwith House demonstrates that historic preservation and profitable development are not only compatible but synergistic in San Diego's coastal markets.