Tideline was honored to be selected as a partner by the family that has owned the iconic Pepper Tree corner in historic Downtown Vista (San Diego MSA). A true main-and-main location, the site has been home to the family-owned and-operated Pepper Tree Frosty for more than 70 years.

Tideline completed a FEMA flood map revision, lifting the property and the surrounding neighborhood out of the flood zone and paving the way for redevelopment. Working with the family, Tideline is entitling the property for a five-story, 109-unit mixed-use development anchored by Pepper Tree Frosty and operated by the third generation of the family.

Distinctive architecture, integrated public art, and outdoor spaces connected to the adjacent Buena Vista Creek greenbelt will reinforce walkability and neighborhood character. Located in a Qualified Opportunity Zone, the project is financed through Tideline’s third Qualified Opportunity Zone Fund.