News and Upcoming Events

Neighbors for A Better California [1/17/26]

  Neighbors for a Better California Newsletter January 16, 2025   News on the Turquoise Tower Development: On Wednesday night, the PB Planning Group obtained an Dec. 23, 2025, San Diego Development Service Department (DSD) letter sent to the Turquoise Tower (Project Vela) applicant saying the project cannot be approved yet. DSD says the submitted plans are still inconsistent and unclear, especially about how many units are housing versus ‘visitor accommodation.’ Based on the information provided, DSD states the units appear to function as residential dwelling units, which affects the allowable unit count and any requests for incentives or waivers. DSD is requiring a clearer, fact-based re-submittal before review can proceed. Here is a synopsis of what DSD said in the December 23, 2025 letter to the Developer and our interpretation of ‘Why it matters’ in no particular order of concern. All are important. To read the full letter please click to the Home page: NFABC website: Dec. 23, 2025 letter
DSD said: “The project cannot be approved at this time.” Why it matters: The City is requiring additional corrections and information before review can move forward.
DSD said: “The permitting process is iterative.” And: “Where the plans lack necessary information or contain errors… staff has provided comments regarding the corrections that are needed.” Why it matters: Items can only be approved when the submitted materials clearly demonstrate compliance.
DSD said: “Various issues remain unresolved due to noncompliance… including those that safeguard health and safety, as well as due to insufficient or conflicting information.” Why it matters: The letter identifies unresolved items tied to both safety-related requirements and inconsistent documentation.
DSD said: “Insufficient and conflicting information has… frustrated the City’s ability to make a determination as to the applicant’s requests for incentives and waivers under State Density Bonus Law (DBL).” Why it matters: Incentives and waivers depend on accurate, consistent project information.
DSD said: “Whether this project is eligible to use DBL… requires… a fact-specific analysis…” And: “staff has not had sufficient factual information to determine whether the request to use DBL as proposed is appropriate.” Why it matters: The City is saying it cannot complete the DBL analysis on the current record.
DSD said: “the height presented throughout the first several cycles was not stated in accordance with the applicable rules for calculation and measurement.” Why it matters: Height is a core input that affects review and any requested incentives.
DSD said: “Statements regarding floor area ratio (FAR) have been and remain inaccurate.” Why it matters: FAR is another core input that affects what the project is asking to build.
DSD said: “the plans still contain inconsistent information about which units will be used for residential versus commercial purposes… It is critical for basic project review.” Why it matters: The City is saying it cannot do basic review without clarity on how the units will be used.
DSD said: “the plans assign… ‘visitor accommodation’… to refer to 139… units” and “‘dwelling unit’… to refer to… 75 units.” And: “the label the applicant uses does not establish the use as a matter of fact.” Why it matters: The City is saying labels are not enough; the City must determine use based on facts.
DSD said: “Therefore, the application presents a project that contains significantly more units than are allowed under local and state law.” And: “The applicant may revise its project… or demonstrate how the non-residential units would in fact be used for visitors.” Why it matters: DSD is requiring the next submittal to either fit within the limits discussed or clearly document visitor-serving use.
DSD said: “The applicant’s strategy is to call the units commercial for some purposes and residential for other purposes, but the City needs clarity…” And: “In its next resubmittal, the applicant needs to choose which is accurate…” Why it matters: The City is requiring internal consistency in the next submission. “In summary, NFABC strongly commends the Development Services Department for issuing this thorough and comprehensive letter to the applicant. We also urge the City to keep project information transparent and consistent so the public can understand what is being reviewed before any approvals are granted. Residents deserve a process that is responsible, responsive to community concerns, and clear enough for everyone to follow.” Your support is the only way we can keep pushing the City for real oversight and be ready to go to court if we have to.
Please donate today at NFABC.org.    

What Neighbors for a Better California (NFABC) Is Doing NFABC refuses to accept this project as a foregone conclusion. We are actively:
Pressing City leadership for clear answers and insisting on full transparency
Challenging the “ministerial” designation and exploring all available legal options
Preparing potential legal and procedural challenges
Keeping the community fully informed and strongly organized
We remain committed to protecting our neighborhoods through persistent advocacy and accountability.    
How You Can Help Right Now Neighbors for a Better California needs your support to protect Pacific Beach from this proposed 23-story tower on Turquoise Street. Here’s what you can do immediately:
1. Spread the Word – Share This Newsletter Forward this email to your neighbors, HOA boards, tenant associations, civic clubs, local businesses, and anyone in the community who may not yet know about Project Vela. Most residents still have no idea that a massive high-rise is being fast-tracked in our neighborhood.
2. Contact Your Elected Officials Today Reach out directly to let them know this matters to you. Use the sample message below as a starting point—feel free to personalize it in your own words. Councilmember Joe LaCava at: joelacava@sandiego.gov
Mayor Todd Gloria at: toddgloria@sandiego.gov
Sample message to adapt: Dear Councilmember LaCava / Mayor Gloria, As a resident of [your neighborhood/Pacific Beach/San Diego], I am deeply concerned about Project Vela, the proposed 23-story tower on Turquoise Street. I urge you to defend our adopted community plan, protect our neighborhood character, and demand a full, transparent review process including strict compliance with all applicable laws and municipal codes. This project should not be treated as a simple ministerial approval. Please stand with the community and ensure proper scrutiny before any approvals move forward. Thank you for your attention to this important issue. Sincerely, [Your Name]
3. Support the Legal Fund We are preparing to challenge this project through every available legal and procedural avenue, but this requires significant resources. Please consider making a donation today at NFABC.org. Initial estimates indicate we will need at least $150,000 to cover attorney fees, technical experts, public records research, and court filings. No single person can shoulder this burden alone but together, we are powerful.
We still believe that good-faith planning and genuine respect for community plans are possible. But that only happens when the City stands firm against aggressive legal pressure and refuses to rubber-stamp a 23-story tower as a routine “ministerial” review. Together, we can preserve the unique character of Pacific Beach and stop this dangerous precedent from taking root along California’s coast.
In solidarity, Neighbors for a Better California    LINK TO NFABC.com    Neighbors For A Better California
9855 Black Mountain Road
SAN DIEGO
United States Powered by Squarespace Unsubscribe

New Edition of Draft Coastal Resilience Master Plan

Click link below to view the New Edition of the Draft Coastal Resilience Master Plan:

https://www.sandiego.gov/sites/default/files/2025-03/crmp-draft-with-appendices-03-2025r.pdf

Final Spindrift Dr Marine Room Beach Access Walkway Feasibility Study by Moffatt & Nichols (29MB).

Spindrift_Feasibility_Study_FinalReport_20241206



Draft Coastal Resilience Master Plan – Webinar on Nov. 18, 2024

The draft Coastal Resilience Master Plan is now available for your review.

The Coastal Resilience Master Plan is an implementation action of Climate Resilient SD that develops nature-based solution concept level designs for locations along San Diego’s coast. The plan aims to mitigate sea level rise risk, enhance habitat, support coastal access and recreation, and protect historic and tribal cultural resources.

The City will hold a community webinar on Nov. 18, 2024 from 5 to 7 p.m. where community members can learn more about the planning process, proposed draft concept design, and provide feedback on the proposed projects. Interactive breakout groups for each project site will be held. Register now for the webinar.

The webinar will be recorded and posted to the Coastal Resilience Master Plan project webpage for those unable to attend.

The draft Coastal Resilience Master Plan will be available for public review and feedback through Jan. 7, 2025. Complete the feedback form for one or all project sites. Following the public review period, feedback received will be incorporated into the draft plan. It is anticipated that the draft plan will be considered by Environment Committee and City Council in spring 2025.

Questions or comments can be submitted via email to ClimateResilientSD@sandiego.gov.

Streetlight Presentation Light Distribution   [7/12/23]

230712 LJSA Streetlight Presentation Light Distribution Addendum

Beach Parking Impact Areas    [6/3/23]

The yellow areas on the maps represent the areas in the Shores that street dining is affected by the beach parking impact areas:

Sample Coastal Signs  [4/20/23]

Beach Rule Signs

Sidewalk Vending Regulations in Parks and Beaches  [7/20/22]

Open the following link to see the presentation on Sidewalk Vending Regulations:

220719 Sidewalk Vending Regs

Air Quality comparison between Logan Heights and La Jolla Shores  [7/13/22]

Open the following link to see the air quality graph:

220713 Logan_Heights_PO&LaJollaShores_July2022

Sidewalk Vending Regulations  [6/9/22]

Open the following link to read the City’s Guide to Sidewalk Vending:

220609 guide-to-sidewalk-vending

Residential Burglary Information  [1/24/22]

The San Diego Police Department has identified a residential burglary series occurring throughout the county to include the La Jolla community. Northern Division Detectives are currently working with other agencies to bring our resources together to identify and to arrest the suspects related to this series. The San Diego Police Department wants to provide information and education to the public regarding these suspects and recommend ways to improve your home security to protect yourself.

As a result of our investigations, we want to share a list of common behaviors and practices used by these sophisticated suspects. • Highly organized group, usually in groups of 3 or 4, with one person waiting in the “getaway vehicle”, often parked far away from the victim’s residence. • Prior to burglarizing the residence, they have been known to conduct surveillance of the neighborhood o They have been seen wearing high end clothing during their surveillance o Driving Audi, BMW, and Mercedes vehicles o They have been seen carrying a satchel or cross body type bag during their surveillance • This group has been known to utilize canyons and greenbelts to hike to the victim’s residence • They often target the rear of the residence and gain entry by breaking a glass window or door. • They have also been known to make entry on the 2nd floor through a window or door because alarms are usually not installed on those • Suspects mainly target the master bedroom to include the closet and bathroom • They target high end jewelry, watches, handbags, and designer clothing

Suggested security measures to help reduce your chances of becoming a victim: • Remember to always lock your doors and windows • Always activate your alarm when leaving your residence. Consider adding glass break alerts, second floor motion sensors (master bedroom), and audible ringing alarms which can be heard outside the residence • When leaving your residence, watch your garage door close completely before driving away • Have security cameras installed around the perimeter of the residence and make sure they are in working order • Increase the lighting around the perimeter of the residence and make sure all bulbs are in working order. Without lighting at night, cameras maybe ineffective. Consider adding additional motion sensor lights along the rear property line • If your camera system is capable of sending “notifications” to your smartphone, make sure the feature is set up • Install smart lights or have a lamp on a timer in your residence and set up to have the lights turn on automatically at dusk • Notify a trusted neighbor when you will be leaving on vacation. Store your valuables in a large safe or consider getting a safety deposit box to secure your valuables when away for periods of time. Additionally, you can contact Northern Division to schedule vacation home checks provided by RSVPs

You are the eyes and ears of your neighborhood. You know what is normal and what is not. We need your help. Do not hesitate to call to report suspicious activity. See something, say something! SDPD Non-Emergency Number: (619) 531-2000

For those of you concerned about the move to densify our single family neighborhoods, here is a group that is working to stop that from happening:  [9/7/21]

Neighbors for a Better San Diego Progress Update #2

As of September 6, over four thousand San Diego residents have signed our petition asking the city to revise its ADU ordinance.Neighbors For A Better San Diego (NFABSD) has met with Mayor Gloria and all of the San Diego City Councilmembers. As we head out of the legislative recess, we will be increasing our pressure for the City Council to take up our proposed revisions to the City’s ADU code.NFABSD continues to meet with community councils and planning groups across San Diego.The following groups have voted to support NFABSD’s position to revise the City’s 2020 ADU Ordinance:College Area Community CouncilEastern Area Communities Planning Committee

El Cerrito Community Council

Kensington/Talmadge Planning Group

La Jolla Community Planning Association

Rancho Bernardo Community Planning Group

Scripps Ranch Planning Group

Serra Mesa Planning Group

Upcoming presentations:

Navajo Planning Group: 9/8

Carmel Mountain Ranch/Sabre Springs Community Council:  9/8

Otay Mesa Nestor Community Planning Group:  9/8

Peninsula Community Planning Board:  9/16

Chollas Valley Community Planning Group: 9/20

Mission Hills Heritage: 9/22

City Heights Area Planning Committee: 10/4

Greater Golden Hill Planning Committee: 10/13

What we know from our fight against SB 9 and SB 10:

In order for SB 10 to be implemented, it must be approved by City Council. Our efforts will now include raising public awareness on this issue and letting City Hall know SB 10 is NOT an option for San Diego.

In order for SB 9 to be “not more than four houses” where one home now sits (after a lot split), San Diego must write code that prevents ADUs from being added to the lots. This issue is now part of our code update efforts.

Outreach:

In the coming weeks, we will be using a portion of our funding to conduct a postcard awareness campaign to help inform the residents of specific neighborhoods.

Our immediate focus will be on the Land Use & Housing Committee, and we will need your help with the four council members on that committee: Stephen Whitburn (Chair), Sean Elo-Rivera (Vice Chair), Joe LaCava, and Vivian Moreno. More on this in an upcoming email.

IMPORTANT State Initiative information:

Neighbors For A Better San Diego is supporting the Communities For Choice ballot initiative which returns community planning to our communities and UNDOES SB 9 and SB 10. Please see their website for more information or review our previous email for details on this very important initiative.

Ways you can help now:

• Contact your Councilmember to get answers to your questions and let your voices be heard regarding San Diego’s neighborhood-killing 2020 ADU ordinance. In addition, we need provisions in our municipal code that will prevent any more than SB 9’s “four homes on a single lot”. Also, it’s important that the Mayor and Councilmembers understand that SB 10 is NOT an option for San Diego.

• Encourage family, friends, and neighbors to sign our petition.

• Display your yard signs.

• Please DONATE and HELP SPREAD THE WORD about the Communities For Choice ballot initiative which can UNDO SB 9 and 10. This is a “heavy lift” – there is a lot to do in a short period of time. Please visit their website for more information and share it with all of your contacts in California.

We will continue to share our Progress Updates with you as we move forward. Thank you for your amazing efforts and your continued support.

NFABSD
  •  

Must Read:  Important Information on Current ADU Policy and Proposed Housing Density Changes [7/14/21]

San Diego Policy allows higher density than the State mandate.  Read this link for more information about why we are asking for moratorium and to have the City vote to comply with the State mandates, not exceed them.

210714 NFABSD-7-1-21-revised

The La Jolla Shores Association (LJSA) disagrees with the Draft Mitigated Negative Declaration (MND) Findings on the project at 8423 El Paseo Grande, La Jolla.

Click link below to read letter from LJSA to City:

LJSA MND Letter – 11_23_20

Outcome of Parks Master Plan Hearing Before City Council  [11/10/20]

For your information, the Parks Master Plan under the proposed Complete Communities initiative was rejected by the City Council. Many of the concerns expressed are contained in the attached letter.  Below is the article in today’s SDUT.

San Diego OKs ‘complete communities’ housing incentives, but rejects parks plan:

Council members say parks plan has too many unanswered questions

By DAVID GARRICK NOV. 9, 2020 | 6 PM SAN DIEGO —

Housing developers in San Diego got new incentives Monday to build “complete communities” that include neighborhood amenities, instead of just building housing units by themselves.

But a related city proposal that would have significantly changed how and where San Diego adds new parks was rejected by the City Council in a narrow 5-4 vote.

Mayor Kevin Faulconer’s planning staff presented the bold and comprehensive policy changes as a joint proposal called “Complete Communities Housing Solutions” and “Complete Communities Play Everywhere.”

Council members praised the new incentives, which would allow developers to build more housing units if they agree to boost transit options near a project or if they add amenities like parks or promenades nearby.

The council approved the incentive for adding transit options, which include bike lanes and pedestrian upgrades, in a 7-2 vote.

The incentive for adding amenities like parks and promenades was approved 8-1.

Councilwoman Vivian Moreno voted no on both incentive programs and on the changes to parks funding. Moreno said all the proposals aim to achieve laudable goals, including to boost equity across the city, but she criticized the timing.

Five members of the nine-member council will be replaced on Dec. 10, the results of last week’s elections. And Mayor-elect Todd Gloria will replace outgoing Mayor Kevin Faulconer the same day.

“A policy of this level of importance that significantly changes existing city policies should not be rushed and passed at the last minute during a lame-duck period,” Moreno said. “I believe this should be vetted by the new mayor and voted on by the next council.”

On the housing incentive proposal, Moreno was joined in opposition by Councilman Mark Kersey on the transit portion.

On the parks funding proposal, Moreno was joined in opposition by Kersey, Chris Cate, Barbara Bry and Dr. Jennifer Campbell.

Bry said many questions remain about the parks proposal, which would replace the city’s standard of 2.8 acres of parkland per 1,000 residents with a new points matrix based on equity, community access and several other factors.

“This plan is not ready for prime time,” Bry said.

All of the proposals have generated significant controversy since city officials first unveiled them more than two years ago. Supporters have called them an innovative way to spur housing and boost social equity, but critics have called them a giveaway to developers and have raised other concerns.

The parks proposal has been the most controversial, partly because it would use parks money generated in suburban areas to build parks in low-income, urban areas.

Goals of that policy include boosting equity in San Diego, where many low-income communities lack adequate parks, and accelerating park construction by eliminating a mandate that parks money provided by developers gets spent near the project the developer built.

Stranded funding

The city has roughly $450 million stranded in 42 parks construction accounts because of the rule requiring the money be spent near the development that generated the funding.

The parks proposals would replace the funding rules that created those accounts with new rules, lumping all future developer money for parks into one citywide account.  That would allow San Diego to spend such money elsewhere, particularly in low-income areas that lack parks, to boost social equity across the city.

The change would also increase the city’s ability to spend the stranded $450 million, by providing a citywide account with the flexibility to provide funding to neighborhood projects that have fallen just short of funding goals.

Heidi Vonblum, a city planning official, said the parks plan could bring parks to low income neighborhoods where they are desperately needed.

“We must prioritize investments where they are needed the most,” she told the council. “Inequities have persisted for too long. We know that the current system works for some, and we also know it does not work for many.”

Cate said the parks proposal would not guarantee neighborhoods allowing significant development in coming years would get the parks they need to support the residents who will live in the new housing.

Brian Schoenfisch, another planning official, offered praise for the separate proposal for developer incentives.

“This program takes a comprehensive approach to improving neighborhoods all across the city, with a particular focus on those which have been underserved and neglected for far too long,” he said.

City officials have made several adjustments to the proposals this fall in response to community feedback and complaints.

One example is an effort to prevent gentrification. The developer incentive requires developers to offer at least 75 percent of new units they build in low-income “communities of concern” to existing residents of the area.

Last week, Mayor-elect Gloria said he supports the goals of the complete communities proposal, but he has some concerns about changes to height limits and other elements.

Gloria said he and the new council can make adjustments if problems arise. And Monday’s 5-4 vote to delay approving the parks funding proposal will allow Gloria and the new council to help shape that proposal.

 

If Proposed bus route #34 becomes a reality, it opens all property along it’s route to all the new bills in Sacramento touting to increase density without going thru any Local Planning Groups.

The Metropolitan Transit System released its Mid-Coast Feeder Bus Plan this week, including the new local route #34 depicted in bright green on the map.  If the MTS Board gives its final approval, the route will open when the trolley begins service in the Spring of 2021.  Note: All new bus routes are re-evaluated at the end of one year.

Steven Hadley
Community Outreach Director
Office of Councilmember Barbara Bry
202 C Street
San Diego, CA 92101
(619) 236-6972

 

 

Letter from La Jolla Community Orgs with Comments to Draft Parks Master Plan

Click the following link to read the letter:

Comments to Draft Parks Master Plan

 

Mental Evaluation 911 Checklist When Calling for Help

Officer Hesselgesser provided the attached checklist for use when calling 911 for a Mental Crisis Situation:

Mental Health 911 Call Info Checklist

 

Please click on this link for info about laws regarding homeless in cars:

https://urldefense.proofpoint.com/v2/url?u=https-3A__nlchp.org_homeless-2Dpersons-2Dcannot-2Dbe-2Dpunished-2Dfor-2Dsleeping-2Din-2Dabsence-2Dof-2Dalternatives-2D9th-2Dcircuit-2Ddecision-2Destablishes_&d=DwIFAg&c=qgVugHHq3rzouXkEXdxBNQ&r=mbpL1ow9euyNkjFhvj_M9pmfLHX6J6kw7NxQdbjC67A&m=jDNOxAgKOHfNlV-hOWMpHMoBNNsXDAN1ww1zIkVB4UI&s=YjHr91euMkIoRCe6CTtzZUsZ4gwOz8taKETwEbgy9H8&e=

 

11/1/18, The city has a website that shows all Capital Improvement Program projects in development.

To access the website, go to:  https://www.sandiego.gov/cip/projectinfo .  You will have to follow instructions there to experiment navigating around the system.  Eventually you will navigate to the following address:  https://webmaps.sandiego.gov/cippublic/?find=B15041 which is the current water main replacement project in La Jolla Shores.