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Pepper Tree redevelopment: family keeps iconic frosty shop; developer proposes 109 apartments with public plaza and 'Wishing Well' parklet
Summary
Owner Villasenor family and Tideline Partners presented a mixed‑use redevelopment of the Pepper Tree corner (P25‑0095) that retains the Pepper Tree Frosty walk‑up, adds 109 apartments and two retail spaces, and proposes a public plaza capping a concrete drainage channel; public reaction was mixed — supporters cited housing and downtown vitality,;
An early design review for the Pepper Tree mixed‑use project (P25‑0095) drew a full room of supporters and critics as the Villasenor family and developer Tideline Partners presented plans to demolish four existing small commercial structures and build a 109‑unit mixed‑use project with two retail spaces on a 1.3‑acre site at the northeast corner of South Santa Fe Avenue and Eucalyptus Avenue.
Project highlights and developer commitments
Lev Gershman of Tideline Partners and family representative Joe Villasenor emphasized that the Pepper Tree Frosty will remain on site as an anchor tenant and continue under family ownership. The team described the project as a pedestrian‑oriented mixed‑use building that preserves the pepper tree and the wishing‑well plaza, proposes a public plaza over an existing concrete drainage gap, and provides 109 apartment units (59 studios, 44 one‑bedrooms, six two‑bedrooms) with 2,958 square feet of ground‑floor commercial space.
State rules, affordabilit…
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