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Neighbors, Update: Legal Comment Letter Submitted for Turquoise Tower (Project Vela) We wanted to share an important update. The NFABC Board has been actively working behind the scenes by engaging experienced land-use counsel, submitting formal public records requests, and conducting a detailed review of project plans and applicable local and state laws. Drawing on expertise within the Board, including law, compliance, and city planning, NFABC has taken a careful, fact-based approach to ensure this project is evaluated thoroughly and appropriately. That work has now resulted in a formal comment letter to the City. Why this letter matters This comment letter is important because it does more than express concern - it puts NFABC’s arguments into the formal record while the City is still reviewing the project. That matters because once issues are clearly raised in writing, the City has to contend with them. The letter forces attention to the key pressure points in this project, including whether it actually qualifies for streamlined approval, whether density and floor area have been calculated correctly, and whether the project is being classified consistently under the law. It also creates accountability. A written record makes it harder for major issues to be softened, overlooked, or quietly reinterpreted later in the process. In practical terms, this letter helps do three things: - it tightens the record - it sharpens the City’s review - it preserves the community’s position if the project moves forward on a flawed legal basis This is one of the most important ways the community can insist that the rules be applied clearly, consistently, and transparently before any decision is made. As Assemblymember Boerner noted, “California is not in a hotel crisis; we are in a housing crisis.” Project Vela (Turquoise Tower) Faces Strong Legal Challenge: Summary of Letter Project Overview: 24-story mixed-use development at 954–980 Turquoise Street in Pacific Beach, proposing 74 residential units (only 10 affordable), 139 visitor accommodation (hotel-style) units, ground-floor commercial space, and multi-level parking resulting in more hotel rooms than homes. Core Problem: The City is fast-tracking the project via ministerial review (no public input or full environmental review under CEQA). NFABC argues this violates state law. Key Legal Flaws: Fails SB 423’s “two-thirds residential” rule to be considered for ministerial processing by the City (underground parking improperly counted as residential; visitor units are commercial). Also does not meet minimum affordable housing requirements under SB 423 to qualify for ministerial processing. Inflates base density by ~30 units, adds luxury hotel FAR bonuses, and waives coastal height limits resulting in benefits that primarily serve a hotel, not affordable housing. Conflicts with Pacific Beach Community Plan and San Diego Municipal Code. Broader Issue: Shows how recent state housing laws are being twisted to enable large-scale commercial projects instead of meaningful affordable housing.
NFABC’s Request: Halt ministerial processing immediately Require full CEQA environmental review Ensure full compliance with all state and local laws before any approval. Current status at the City As a reminder, in December 2025 the City’s Development Services Department stated that the project cannot be approved as currently proposed and identified several issues that must be resolved. To date, the developer has not yet submitted a response. We are monitoring this closely. The developer’s next submission will be a key moment in determining how the project moves forward. Why this matters This stage of the process helps determine how the rules are interpreted and applied, not just for this project, but for future development as well. That is why ensuring a clear and accurate review now is so important. What’s next Once the developer responds, the City will evaluate the revised proposal. NFABC will review those materials carefully and share an update with the community as soon as more information becomes available. Legal review and comment letter -Submitted March 25, 2026 by Chatten-Brown Law Group on behalf of Neighbors for a Better California. (Due to its length, for a copy of the letter please contact: info@neighborsforabettercalifornia.org
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