Bird Rock Coastal Height Limit Ballot Measure 2026: What Pacific Beach & La Jolla Builders Need to Know

A Bird Rock advocacy group has submitted a ballot proposal that could transform construction opportunities throughout Pacific Beach, La Jolla, and the coastal corridor. The Respect Bird Rock initiative aims to correct what organizers call a "53-year-old mapping error" in San Diego's 1972 Proposition D coastal height limit by replacing the rigid Interstate 5 boundary with a system that protects the immediate coastline while allowing housing development near transit corridors located over two miles from the Pacific Ocean. For builders and developers working in the coastal zone, understanding this ballot measure's implications could unlock significant construction potential currently blocked by the 30-foot height restriction despite properties being nowhere near the actual shoreline.

What is the Bird Rock ballot measure about?

The Respect Bird Rock ballot measure proposes updating San Diego's 1972 Coastal Height Limit (Proposition D) by replacing the Interstate 5 boundary with what advocates call a "smarter system" for coastal development. According to Harry Bubbins, spokesperson for Respect Bird Rock and former president of the La Jolla Community Planning Association, the initiative seeks to address an arbitrary boundary that uses I-5 as a "concrete red line of exclusion" miles from the actual coastline.

The group submitted their proposal to the San Diego City Clerk's office in December 2025, emphasizing they are "not proposing skyscrapers on the beach" but rather advocating for sensible housing near transit and jobs far from the water. The measure aims to address disparities where wealthy coastal neighborhoods west of I-5 have produced minimal housing while communities east of the highway bear disproportionate development burdens.

How does the current 53-year-old mapping error affect construction?

The "mapping error" refers to San Diego's use of Interstate 5 as the coastal boundary rather than the actual Pacific Ocean coastline for Proposition D height restrictions. This means properties located over two miles inland from the ocean still face the same 30-foot height limit as beachfront parcels simply because they sit west of I-5.

The restriction affects all of Bird Rock, Pacific Beach, La Jolla, and other coastal communities, preventing multi-story residential development even in areas near transit corridors and job centers. According to Respect Bird Rock, this rigid boundary blocked projects like Rose Creek Village in Pacific Beach, located more than two miles from shore.

The current system, approved by 64% of voters in November 1972 and effective December 7, 1972, creates what critics call an inequitable development pattern where distance from the actual coastline is irrelevant to building restrictions.

What specific areas would be impacted if the measure passes?

The ballot measure would primarily impact the I-5 corridor areas throughout Pacific Beach, Bird Rock, La Jolla, and Mission Beach where properties currently face the 30-foot height restriction despite being significant distances from the Pacific Ocean.

In Bird Rock specifically, this includes areas bounded by La Jolla Boulevard, Turquoise Street, and the neighborhoods extending from La Canada to the north down to Chelsea Street and Wrelton Drive to the south. Pacific Beach properties near the proposed Balboa Avenue Transit Station could see expanded development opportunities as the city prepares a $787,000 state-funded specific plan for transit-oriented development in this corridor.

The exact boundaries would be defined by the final ballot measure language, but Respect Bird Rock emphasizes protecting the immediate coast while allowing construction near transit miles from the water, potentially unlocking thousands of parcels currently restricted by the I-5 boundary.

What are the current Proposition D height limits and how are they measured?

Proposition D establishes a 30-foot height limit for all buildings in the coastal zone, defined as everything west of Interstate 5 excluding parts of downtown San Diego. The height is calculated from finished grade according to the 1970 Uniform Building Code standards, which differs from city-wide zoning height calculations that measure from the lower of existing or finished grade.

This restriction can only be modified by city voter approval, making it one of San Diego's most protected land-use regulations. The original initiative was placed on the November 7, 1972 ballot after activists from the Beach Action Group and VOTE (Voters Organized to Think Environment) gathered 36,000 signatures, exceeding the required 25,000-26,000 by more than 10,000.

While Proposition D withstood legal challenges after Judge Louis Welch initially overruled it in January 1973, it was finally put into full effect in 1976 and remains in force today across the entire coastal corridor.

How could this change construction opportunities in Pacific Beach and La Jolla?

If the ballot measure passes, builders and developers could gain access to multi-story construction opportunities in the I-5 corridor areas currently restricted to 30 feet. Pacific Beach stands to benefit significantly near the planned Balboa Avenue Transit Station, where the city is preparing a specific plan for transit-oriented development that could serve as a catalyst for new residential and mixed-use projects.

The Mid-Coast Corridor Light Rail Transit Project, with its investment of over $6 billion in the San Diego economy, provides infrastructure supporting higher-density development near transit. In La Jolla and Bird Rock, properties along La Jolla Boulevard and the eastern portions of the neighborhoods near I-5 could see expanded development potential.

This mirrors opportunities developers seek through density bonus law provisions, which allow height limit waivers for projects including affordable housing units, as demonstrated by the controversial 239-foot Turquoise Tower proposal in north Pacific Beach that leverages state law to bypass Proposition D restrictions.

When will this ballot measure be voted on?

The Respect Bird Rock ballot measure timeline remains uncertain as of January 2026. After submission to the San Diego City Clerk's office in December 2025, the measure must proceed through the city's Rules Committee process for public review.

For the November 3, 2026 General Election, the petition signature deadline is May 5, 2026, though this deadline is subject to ongoing litigation and may change. Ballot arguments are typically due about 75 days before the election, which would place that deadline in mid-August 2026.

Harry Bubbins indicated the group hoped council members would request additional detailed framework information rather than defer action, suggesting advocates want momentum for the 2026 election cycle. However, the California Supreme Court's January 2026 decision restoring the 30-foot height limit in the Midway District after ruling San Diego violated CEQA by inadequately studying environmental impacts has created legal uncertainty that may affect the timeline for any coastal land-use ballot measures.

What should builders and developers do to prepare?

Builders and developers should take several proactive steps while the ballot measure moves through the qualification process.

First, identify properties in your portfolio or acquisition pipeline located west of I-5 but over one mile from the Pacific Ocean, as these parcels could see the most dramatic value increases if height restrictions are modified.

Second, monitor the ballot measure's progress through the San Diego City Clerk's office and attend public hearings when the measure reaches the Rules Committee to understand the specific boundary proposals.

Third, review transit-oriented development opportunities near the Balboa Avenue trolley station and other Mid-Coast Corridor stations where higher-density zoning could align with ballot measure changes.

Fourth, study the environmental review requirements that doomed the Midway District's Measure C, as any successful ballot initiative must adequately address CEQA concerns including traffic, density, air quality, and view impacts identified by opposition groups like Save Our Access.

Finally, maintain relationships with community planning groups including the La Jolla Community Planning Association and Bird Rock Community Council, as their recommendations carry significant weight with the City Council on land-use matters affecting coastal neighborhoods.

Conclusion

The Respect Bird Rock ballot measure represents a potentially transformative opportunity for Pacific Beach, La Jolla, and Bird Rock builders and developers, but significant hurdles remain before voters decide whether to modify the 53-year-old Proposition D coastal height limits. The California Supreme Court's recent Midway District ruling demonstrates that any ballot initiative must clear rigorous environmental review requirements, while opposition groups remain vigilant about protecting coastal character and ocean views. Property owners should track the measure's progress toward the May 2026 signature deadline and prepare strategic plans for properties that could benefit from height limit modifications in the I-5 corridor areas far from the actual coastline.