Pacific Beach's 239-Foot Tower Controversy: What the Turquoise Street Battle Means for Coastal Homeowners

The Turquoise Tower: A 239-Foot Challenge to Local Control

In the heart of Pacific Beach, just blocks from the ocean, developer Kalonymus has proposed a project that would shatter the neighborhood's low-rise character. The 970 Turquoise Street development—dubbed the "Turquoise Tower" by opponents—would rise 239 feet with 22 stories, housing 139 hotel rooms and 74 apartments atop ground-floor retail on a 0.67-acre site currently occupied by a gym, liquor store, shuttered bar, and The French Gourmet restaurant.

The $185 million project has become ground zero in a larger battle over state housing law versus local planning authority. At stake is not just one building, but the future of coastal development across San Diego and California.

What makes this project particularly controversial is its location within the Coastal Height Limit Overlay Zone, where San Diego's Proposition D—passed by voters in 1972 with 64% approval—restricts new buildings to just 30 feet in height. The tower would exceed this limit by nearly 700%.

Yet the project may be entirely legal under current California law. The developers are invoking the state's Density Bonus Law to circumvent the local height restriction, a strategy that has outraged community members but reflects a growing conflict between state mandates to increase housing production and local desires to preserve neighborhood character.

Understanding San Diego's 30-Foot Coastal Height Limit

San Diego's coastal height limit stands as one of the city's oldest and most cherished planning policies. Enacted through Proposition D in 1972, the regulation restricts building heights to 30 feet in the "Coastal Zone"—generally defined as areas between the Pacific Ocean and Interstate 5, with specific boundary exceptions.

The height measurement is precise and unforgiving. According to the City's Land Development Code Section 132.0505, the 30-foot limit is measured from a "reference datum" (base point) to "the highest point of the roof, parapet, mansard, equipment, vent, pipe, and antenna or any other elements projected above the roof." This means even rooftop mechanical equipment counts toward the limit.

The measurement methodology is equally specific. The reference datum is determined by finding the highest and lowest "adjacent ground elevation" within 5 feet of the building exterior. If the difference between these points is 10 feet or less, height is measured from the highest adjacent ground elevation. If the difference exceeds 10 feet, the reference datum is set at 10 feet above the lowest point—effectively allowing a maximum 40-foot building height in steep terrain.

This regulation has shaped Pacific Beach's built environment for over five decades, creating the low-rise, beach-community character that residents value. However, as California's housing crisis has intensified, state lawmakers have enacted legislation that can override even voter-approved local initiatives like Proposition D.

How State Density Bonus Law Overrides Local Restrictions

California's Density Bonus Law, codified in Government Code Section 65915, allows developers to exceed local zoning restrictions—including height limits—if they include affordable housing units in their projects. The law was designed to incentivize affordable housing production, but recent amendments have significantly expanded its scope and power.

In the case of the Turquoise Tower, developer Kalonymus is leveraging multiple bonus provisions. The base zoning would permit just 31 residential units on the site. By setting aside 15% of these units (5 units) for very-low-income households and another 15% (5 units) for moderate-income households, the project qualifies for two separate 50% density bonuses.

But the bonuses don't stop there. Assembly Bill 1287, authored by Assemblymember David Alvarez and effective in 2024, grants developers an additional density bonus for middle-income units. This gives Kalonymus a second 50% bonus, adding another 16 market-rate units and bringing the total residential count to 74 apartments.

More significantly, the Density Bonus Law allows developers to request "waivers" or "concessions" from local development standards that would physically preclude construction at the bonus density. In a 2022 Letter of Technical Assistance to the City of San Diego, the California Department of Housing and Community Development (HCD) explicitly stated that the state Density Bonus Law supersedes the 30-foot height restriction in San Diego's Coastal Height Limit Overlay Zone.

HCD's position is clear: local legislation that conflicts with state housing law is preempted and therefore void. This applies even to height limits adopted by voter initiative. As HCD noted, "the adoption of a height limit by local voter initiative does not allow the City to supersede state law."

The only potential exception involves height limits adopted specifically to comply with the California Coastal Act—a narrow carve-out that doesn't appear to apply to San Diego's Proposition D, which predates the 1976 Coastal Act.

SB 92: Closing the Loophole (But Not in Time)

The Turquoise Tower controversy exposed what many lawmakers and community advocates view as a loophole in the Density Bonus Law: developers could use affordable housing bonuses to build projects dominated by commercial space that far exceeds local zoning.

The Turquoise project illustrates this concern perfectly. While it includes 74 apartments with 10 affordable units, the development dedicates substantially more space to 139 hotel rooms and ground-floor commercial uses—hardly the affordable housing-focused project the law was intended to encourage.

In response, State Senator Catherine Blakespear (D-Encinitas) introduced Senate Bill 92 in January 2025. The legislation requires projects seeking density bonus benefits to dedicate at least two-thirds of their floor space to residential housing. It also limits commercial floor space increases to no more than 2.5 times what local zoning allows.

Governor Gavin Newsom signed SB 92 into law, but the timing provides no relief for Pacific Beach residents. The law takes effect January 1, 2026, and explicitly does not apply to projects already proposed—including the Turquoise Tower.

What This Means for Homeowners Planning Coastal Zone Projects

While the Turquoise Tower represents an extreme case, the underlying legal framework has significant implications for Pacific Beach homeowners considering additions, ADUs, or renovations within the coastal zone.

The 30-foot limit still applies to most residential projects. Standard home additions, second-story additions, and remodels must comply with Proposition D's height restriction. The Density Bonus Law only applies when a project includes affordable housing units—an unlikely scenario for single-family home improvements.

ADU height regulations offer some flexibility. California law requires local jurisdictions to permit ADUs up to 16 feet in height without additional restrictions. For detached ADUs of 16 feet or less, homeowners can build with zero-foot side and rear setbacks. ADUs exceeding 16 feet must maintain at least 4-foot setbacks from side and rear property lines.

Coastal Development Permits add complexity. Most ADUs and substantial additions in the coastal zone require a Coastal Development Permit (CDP) unless the work is entirely contained within the existing primary structure. As of September 2022, ADUs in the non-appealable area of the Coastal Overlay Zone (generally more than 50 feet from a bluff edge) qualify for a city-issued CDP rather than requiring California Coastal Commission review—a significant streamlining.

Parking requirements are mostly waived. San Diego has eliminated parking requirements for ADUs outside the coastal zone. Within the coastal zone, parking is only required if the property sits in the Beach Impact Area of the Parking Impact Overlay Zone and outside a transit priority area—a relatively limited geographic subset.

Permit processing takes time. While research shows San Diego processes coastal ADU permits at similar speeds to non-coastal areas (unlike Los Angeles and Orange counties, where coastal permits take significantly longer), homeowners should still budget 6-8 months for the complete permitting process.

The Geographic Scope: Pacific Beach, La Jolla, Mission Beach, and Bird Rock

The coastal height limit affects a substantial portion of San Diego's most desirable neighborhoods, creating a consistent regulatory framework from the Mexican border to La Jolla but also contributing to housing scarcity in these areas.

Pacific Beach encompasses the epicenter of the current controversy. With a median home price of approximately $1.3 million (up 4.5% year-over-year), the neighborhood attracts buyers seeking coastal living without La Jolla's premium pricing. Properties frequently receive multiple offers and sell above asking price. For investment properties, two-bedroom rental units average $3,500 monthly. The limited land availability and strong demand make every development decision consequential.

La Jolla represents San Diego's most prestigious coastal community, with a median home price around $2.5 million (up 5% annually). The neighborhood's luxury character and strict development oversight have largely prevented the type of controversy erupting in Pacific Beach, but the same legal framework applies. La Jolla properties often sell above asking price, and the community has been particularly vocal in opposing any relaxation of coastal protections.

Mission Beach offers a unique mix of oceanfront homes and bayfront condos on a narrow peninsula. The area's walkability and water access keep property values high despite extremely limited inventory. Mission Beach is one of six priority sites in San Diego's Coastal Resiliency Master Plan, with proposed sand dune construction to address sea-level rise and coastal flooding—adding another layer of complexity to development decisions.

Bird Rock, technically part of La Jolla but with its own distinct identity, sits squarely within the coastal height limit zone. This walkable village area has seen increasing property values as buyers seek more accessible coastal living compared to central La Jolla's estate properties.

The Community Response: Organized Opposition and Dueling Perspectives

The Turquoise Tower has galvanized Pacific Beach residents into organized opposition. The Pacific Beach Town Council made the project a central focus of its January 15, 2025 meeting, with representatives from multiple elected officials—including Representative Scott Peters and County Supervisor Terra Lawson-Remer—declaring their opposition.

Community group Neighbors For A Better California has led a "Stop the Turquoise Tower" campaign, organizing rallies and public comment efforts. Their concerns center on several key points: the project's massive scale relative to surrounding development, potential impacts on traffic and parking, the precedent it would set for future projects, and the fundamental issue of state law overriding local voter decisions.

However, the opposition isn't unanimous. On July 19, 2025, Pacific Beach witnessed dueling rallies as pro-housing advocates argued that San Diego's housing crisis demands increased density and that the city's 30-foot height limit is an outdated restriction from 1972 that bears little relationship to today's housing needs.

This philosophical divide—community character preservation versus housing production—mirrors similar conflicts across California's coastal cities. It's a debate without easy answers, as both sides raise legitimate concerns about housing affordability, environmental sustainability, and quality of life.

Practical Guidance for Coastal Homeowners: Navigating Height Restrictions

If you're a Pacific Beach, La Jolla, Mission Beach, or Bird Rock homeowner planning a project within the coastal zone, understanding height regulations is essential to avoid costly redesigns or permit denials.

Before you design, establish your reference datum. Work with your architect or contractor to determine the "adjacent ground elevation" around your property. If your lot has more than 10 feet of elevation change within 5 feet of your proposed structure, you may be able to achieve effective heights greater than 30 feet. This is particularly relevant for properties on slopes or bluffs.

Account for all projections in your height calculation. The 30-foot limit includes everything: roof peaks, parapets, vents, pipes, mechanical equipment, and antennas. Many homeowners make the mistake of designing to exactly 30 feet at the roof surface, then discovering their HVAC equipment pushes them over the limit. Budget height capacity for these necessary elements.

Consider an ADU instead of a second-story addition. If your goal is additional living space, an ADU capped at 16 feet might provide more design flexibility than fighting to keep a second-story addition under the 30-foot limit. ADUs also offer rental income potential and, in the future, may be eligible for sale as separate condos under AB 1033 if San Diego County adopts that program.

Work with experienced coastal builders. Contractors familiar with Pacific Beach's coastal zone regulations can help you maximize your project within the constraints. Pacific Beach Builder brings extensive experience navigating these requirements, from initial design through permit acquisition and construction.