A proposed three-story mixed-use building at the corner of Pearl Street and Girard Avenue in La Jolla is headed back to the drawing board after two community advisory committees asked its architects to return with more technical detail before any recommendation moves forward. The project, called The Pearl, would replace a single-story commercial building spanning 1941-1945 Pearl Street with six housing units, ground-level retail, and underground parking.
Architect Taal Safdie of Safdie Rabines Architects and colleague Alfonso Barragan presented the plans on Monday at the La Jolla Recreation Center, according to The San Diego Union-Tribune. The La Jolla Planned District Ordinance Committee and the La Jolla Development Permit Review Committee both reviewed the proposal and asked applicant representatives to come back with additional information before the process advances. Safdie has led major regional projects, including UC San Diego's North Torrey Pines Living and Learning Neighborhood and the oceanfront Seaside Forum at Scripps Institution of Oceanography, according to background provided by UC San Diego.
Under the plans, the existing 2,980-square-foot commercial space would balloon to 17,172 square feet of mixed-use development, per the Union-Tribune's report. The project includes one deed-restricted affordable housing unit, a residential lobby, and 10 residential parking spaces located underground.
Height Measurement Becomes a Sticking Point
The biggest technical snag involves Girard Avenue's slope, which could cause the building's plumb line to be interpreted as exceeding the maximum allowed height, according to the Union-Tribune. City rules require height in the Coastal Height Limit Overlay Zone to be measured with a plumb line running vertically from existing or proposed grade — whichever is lower — to the roof's highest point, per City of San Diego code. Safdie agreed to return with formal information about that height calculation; the project has proposed a height of no more than 30 feet, in line with the limit voters established citywide in 1972 through Proposition D, which passed with 63.06% approval after high-rise construction alarmed coastal neighborhoods, including La Jolla, according to the OB Rag.
Parking drew its own round of scrutiny. The design relies on two mechanical lifts to move cars into the underground lot and back onto the street, and Safdie said the dual-lift system provides backup coverage if one fails. Committee member Sally Miller raised concerns about the risk of the lifts breaking down. Mechanical automobile lifts are permitted under city code to fulfill required off-street parking counts for development projects.
Committee Members Split on Design and Density
Reaction from committee members was mixed. Glen Rasmussen called the design attractive and beautiful but criticized the building's articulation and its relationship with the surrounding street, saying the lack of articulation on Pearl Street was concerning; he nonetheless told the applicant representatives they were on the right track. John Shannon, who serves as a trustee for both the PDO and DPR committees, applauded the design and said ground-floor retail benefits the area. Brian Will called the building lovely and voiced support for the project, arguing the city should accept some added density to support long-term walkability and housing goals.
Not everyone was on board. Joe Parker rejected the proposal outright, criticizing its density and potential traffic impacts. Mary Soriano asked for renderings showing the project alongside neighboring properties, and applicant representatives are expected to present those images when they return.
The debate fits into a broader statewide pattern. Under California's State Density Bonus Law, as expanded by Assembly Bill 1287, developers who include deed-restricted affordable units can secure density bonuses and waivers from local development standards, according to the City of San Diego. Tensions over those state rules allowing multi-family developments to exceed traditional local limits have fueled opposition and legal challenges across San Diego's coastal communities throughout 2026, per Voice of San Diego. La Jolla has already seen that fight play out nearby — neighbors sued over Bird Rock townhomes earlier this year.
What Comes Next for The Pearl
Safdie has tentatively committed to presenting the project again at a DPR meeting on August 18. The PDO Committee, whose role is to enforce uniform commercial zoning rules and issue advisory recommendations on discretionary permit applications, is considering holding a special meeting in the coming weeks to review the revised plans and issue a recommendation. Any determination from the PDO Committee will then be forwarded to the La Jolla Community Planning Association for further consideration.
The Pearl Street corridor has seen other recent changes. Just down the block at 564 Pearl Street, a long-vacant former Jack in the Box site purchased by The Bishop's School for $5.5 million in 2021 was leased to regional chain El Pueblo Mexican Food earlier this year. Findings from the upcoming DPR meeting are expected to be reported in a future issue of the La Jolla Light.
