Development and affordability among top issues to impact Pacific Beach in 2026

Housing, development and affordability are among issues elected leaders said are carrying over into the new year.

Those who represent Pacific Beach were invited to share the top issues they will be focusing on in 2026. This is what those who chose to participate had to say.

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“As my fourth year as Pacific Beach Town Council president begins, I am filled with gratitude for the relationships we’ve strengthened despite significant community challenges,” said Charlie Nieto. “Looking ahead, the issues on the horizon are certainly daunting, but … I believe these moments often present the best opportunities to bring people together and work creatively toward shared solutions.

“Unsurprisingly, the 23-story Turquoise Street Tower remains at the forefront of PB’s housing debate,” he said. “More concerning, however, is recent news that the developer, Kalonymus, has attempted to strongarm the city into immediately approving its permits. The community has continued to stand as a united front in opposition to this blatant example of density bonus abuse, and I fully anticipate a legal battle in the near future to stop this once and for all.

“Another major development over the past year, the 130-unit Chalcifica project in east PB, alerted the community to the potential misuse of the city’s ADU Bonus Density Law,” he said. “While the City Council has since reduced the scope of ADU bonuses, the code applicable to this project is “grandfathered” in. Nearby residents are now challenging the project’s advancement, with further news likely in early 2026.

“PB residents, and San Diegans more broadly, should expect to see more legal battles over projects like these, from both supporters and opponents; the unfortunate reality of a housing conversation increasingly determined in courtrooms rather than through sensible policymaking.”

Nieto said housing is just one part of a broader conversation about affordability in San Diego.

“This is especially relevant as the City of San Diego raises parking meter fees, water rates, permit costs, trash fees and more,” he said. “These increases stemmed from a particularly difficult fiscal year for the city, and we can expect another difficult budget conversation in 2026 to potentially result in more fees, service cuts or potential new taxes appearing on the ballot, including the controversial bedroom tax on vacation rentals and second homes.”

Nieto said the PB Town Council will continue working with government officials in order to advocate for PB’s most vital needs, including the North PB Lifeguard Tower initiative, importance of public safety and repair of and maintenance of aging infrastructure.

“It is more important than ever for residents to remain engaged and informed,” Nieto said, encouraging residents to attend the council’s meetings at 6:30 p.m. on the third Wednesday at Crown Point Junior Music Academy.

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“As Pacific Beach navigates its ongoing growth and change, the Pacific Beach Planning Group remains dedicated to ensuring development occurs safely, sustainably and with strong community involvement while recognizing the significant issues concerning affordable housing,” said Chair Marcella Bothwell.

Safety and infrastructure are among the group’s priorities, she said.

“We continue to closely monitor major projects, including the ongoing review of Project Vela (the proposed Turquoise Tower), focusing on potential impacts to our aging and potentially inadequate infrastructure, increasing traffic congestion, diminished public beach access and, of course, safety,” Bothwell said.

Last month, the planning group sent a letter to the city claiming errors in how the base zone density calculation is being figured for the project, arguing the density incentive applied is incorrect and should not have been used. Bothwell said the group is expecting a response and correction by early January.

“We’re committed to supporting projects that follow the Pacific Beach Community Plan, maintain appropriate neighborhood scale and protect our long-term quality of life, while recognizing the critical problem of housing affordability,” Bothwell said. “We have launched a community parking survey to capture on-the-ground experiences with parking challenges. This will help us gather valuable data and shape practical, evidence-based recommendations.

To participate, visit tinyurl.com/PB-parkingsurvey.

“We are (also) working to make planning processes more accessible and ensure resident involvement,” Bothwell said. This included a citywide effort the Pacific Beach Planning Group led over concerns with the city’s Development Services Department about new fees and access limits for development project records.

“This prompted the Community Planners Committee to send a formal letter in December … requesting clarification on public inspection policies, consistency with the California Public Records Act and Health & Safety Code, permissions for notetaking and sketching restrictions,” Bothwell said. “While we recognize the challenges in balancing cost recovery with transparency and legal requirements, the city appears to be falling short in upholding its duty to safeguard community interests and ensure openness and transparency in its development procedures.

“We look forward to a response in 2026 that will enable stronger community advisory functions,” she added.

“Together, we’re guiding change to bolster the health, safety and vibrancy of Pacific Beach for current and future generations,” Bothwell said, encouraging residents to get involved with the planning group.

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“For the past year, I am most proud of guiding the City Council and the public in a series of difficult and even unprecedented decisions,” said Joe LaCava, whose District 1 includes Pacific Beach. “The discourse was civil, thoughtful, and inclusive as City Hall balanced city services against impacts to residents and businesses.

“In the year ahead, as council president, I will fight for a structurally sound Fiscal Year 2027 budget and guide the hard conversations to adopt a balanced budget,” LaCava said. “Like last year, no voices will be silenced and rigorous debate will be encouraged.

“In District 1, I will build on the foundation from 2025, fighting to protect the voter-adopted Coastal Height Limit, challenging state overreach in local land use and not letting the city backslide on my vote to throttle Accessory Dwelling Units,” LaCava said. “I will continue to work with librarians and SDPD to ensure the PB Library and surrounding park are welcoming spaces for families and students.

“I will (also) hold City Operations to deliver on their commitment to fix your streets and sidewalks, building on the over 100 streetlights already re-energized,” he said.

As for repair work scheduled for 2026, LaCava said it includes the series circuit streetlights that leave Fanuel and Crown Point neighborhoods in the dark. Next on the list is Garnet Avenue. In addition, Mission Boulevard south of Loring will be repaved using his budget allocation. Due to donors, the Fanuel Park playground will be replaced.

“Public safety will continue to be a priority, supporting SDPD and Fire-Rescue in the upcoming budget,” LaCava said, adding he hopes to see progress on a new North PB Lifeguard Station and replacement of the Mission Beach Station.

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Assemblymember Tasha Boerner said she has been honored to represent the 77th District, which includes Pacific Beach.

“I have listened to your concerns, and (in 2025), I introduced Assembly Bill 87, a significant step towards ensuring that developments using the Density Bonus Law truly benefit our community,” Boerner said. “This legislation requires that affordable residential housing take priority over hotels, directly addressing the issues raised by Project Vela, which unfortunately misused the law.

“I’m thrilled to share that Governor Newsom has officially signed this bill into law, helping us protect our district and support families seeking affordable housing,” she said.

“(Last) year was challenging for many of us,” Boerner said, noting ways she helped the region included securing $60 million for food banks, $7.4 million for diaper and wipe distribution banks and $2.8 million for the Senior and Disabled Property Tax Postponement Program. In response to the 43-day government shutdown, she worked with local businesses and nonprofits on a Thanksgiving Grocery Giveaway and Resource Fair.

“My family, like many others, is navigating the challenge of rising utility prices,” Boerner said. “San Diego’s rates rank among the highest in the country, leading to understandable frustration over our bills. However, I’m encouraged by a recent law signed by the governor regarding gas and electric distribution capacities. This legislation promotes affordability for families by ensuring a more transparent process for setting utility rates. It mandates that utility companies include their distribution capacity in annual reports to the California Public Utilities Commission, which oversees pricing for utility agencies. These steps can help create a fairer and more manageable utility landscape for everyone.”

Boerner added that she is looking forward in 2026 to champion a legislative agenda that truly represents the community’s needs and dreams.”

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“Throughout 2025, I’ve focused on addressing San Diego’s most pressing concerns in Washington to better our communities,” said Rep. Scott Peters, whose 50th District includes Pacific Beach and Mission Beach.

“I’ve worked to lower the cost of living, to support those who have served our country and to protect their hard-earned benefits, to combat the climate crisis, stop air and water pollution in the Tijuana River Valley and so much more,” Peters said.

Citing the 2025 Point-in-Time Count which identified 9,905 people in San Diego County as homeless, compared to 10,605 the previous year, Peters said it was “encouraging data” that shows proven strategies are making a difference.

An example he gave was the opening of a new youth shelter, for which he secured $1.5 million. Peters said it is part of the City of San Diego’s Safe Shelter for Transition-Age Youth (Safe STAY) program. It provides wrap-around case management to help young people exit homelessness through education, employment and supportive services, he said.

“Too many San Diegans remain unsheltered,” Peters said. “I will continue to advocate for investments and federal jobs that help us get people off the streets and into safe, stable housing.”

In a follow-up to his meeting with the Pacific Beach Town Council last June to discuss PB’s most pressing concerns, Peters said he supports ensuring “the best, most representative police force possible to keep our communities safe.”

One way he said this can be done is by expanding access to quality, reliable childcare available to officers working non-traditional hours.

“I reintroduced my Providing Child Care for Police Officers Act … to help local police departments establish childcare options for their officers and address the nationwide police staffing shortages by making it easier for people who are parents to enter and stay in the field,” he said.

He is also dedicated to ensuring San Diego gets its fair share of federal resources. One example, he said, is significant progress made on both sides of the border to stop the flow of toxic sewage from the Tijuana River Valley.

“Our Congressional delegation has secured a total of $650 million to fully repair and expand the South Bay International Wastewater Treatment Plant,” he said. “We achieved this funding through years of science-backed advocacy from government and community partners.

Peters said in 2025 the House passed his legislation to increase funding pathways for critical wastewater infrastructure at the border. In December, a new treaty with Mexico was announced, “committing Mexico to build, maintain and fund the border water infrastructure projects it must have to protect its people now and in the future.

“The treaty also looks to fund long-term operation and maintenance,” Peters said. “I’ll continue to work with anyone and everyone who wants to help us fix this public health threat.”

Peters said in the new year, “I will continue fighting for San Diego — working with Republicans when I can to help our community and serving as a check when I must to protect San Diegans. I will work to bring people together when possible and tone down the bitterly partisan rhetoric.

“While I do not agree with much of the Trump Administration’s agenda, I will continue to advocate for the same things I always have — lower costs, affordable housing, clean air and water, reliable and affordable energy, fiscal responsibility and San Diego’s critical role in our national defense,” Peters said.