If the City of San Diego has its way, the single-family home landscape that has been a part of the fabric of Clairemont for decades is about to dramatically change.
On August 4, city planners unveiled their proposed 30-year plan for Clairemont at the Clairemont Community Planning Group (CCPG) meeting. The 101-page document was released to the public less than two hours before the meeting.
The new Clairemont Community Plan proposes up to 17,100 additional residences and a more urbanized ‘City of Villages’ neighborhood design where commercial, retail, and residential units will share higher density spaces.
Additionally, the 30-foot height limit the City Council adopted in 1989 for most of Clairemont will go away. This will clear the way for, at a minimum, 65-foot height limits in certain areas.
The elimination of height limits aligns with California Senate Bill 79. SB 79 would override current single-family zoning restrictions in favor of multi-family residential developments (condos, apartments). The bill would allow buildings up to 95 feet high in areas with access to transit within a half mile (as the crow flies).
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Submit By September 14What Are The Details Of The Clairemont Community Plan Proposal?
The Plan’s History
If this is the first time you’re even hearing of a Clairemont Community Plan, you’re not alone. The initial plan was adopted in 1989. It remained dormant until 2016, when the city initiated an update process.
Between 2017 and 2019, there were 26 ad hoc meetings, a workshop, and online surveys to collect community feedback on land use. The feedback from the community overwhelmingly indicated resistance to more height or density, with the exception of the Clairemont Village area (The Quad) and the area of Clairemont Drive south of Clairemont High School. One reason for the community pushback cited concerns about wildfire risk.
It is important to note that the design of a community plan does not require implementation by a community. Instead, adoption of a community plan allows the city to change zoning and policy restrictions in areas of the neighborhood, thereby opening the door to taller buildings and more of them.
In 2021, the City of San Diego released its first draft of the Community Planning Update (CPU) for Clairemont. In 2024, San Diego adopted Blueprint SD, which “identifies areas for more homes and jobs that are connected to convenient and affordable options to walk, bike, and ride transit to meet daily needs.” Blueprint SD is the guiding principle driving the new community plan.
Clairemont Community Plan’s Second Draft
The second draft of the Clairemont Community Plan is the final draft before the final plan is submitted for approval. Despite several years of meetings, workshops, and community input surrounding the first draft, residents have less than six weeks to submit feedback on the second draft.
Members of the Project Review Subcommittee (PRS) for the CCPG, and an all-volunteer coalition, expressed concern about the accelerated timeline for feedback. Community member Morgan Justice-Black asked San Diego’s Community Planner Sean McGee what was driving this and requested an extension.
“We will always take feedback, but to incorporate the feedback from the [city’s feedback] form, we’ll need it by September 14,” responded McGee.
In other words, only comments submitted prior to the deadline will be officially considered when drafting the final plan. Those comments must be submitted using this form.
The final plan approval is anticipated in the fall. From there, the Clairemont Community Planning Group would vote on it before it would make its way to the Planning Commission, the Council Committee, and the City Council.
Major Points of the Updated Clairemont Community Plan
The proposed plan for Clairemont is broken down by various segments, including:
- Land Use
- Mobility (transportation)
- Urban Design
- Economic Prosperity
- Recreation
- Open Space & Conservation
- Public Facilities, Services & Safety
- Historic Preservation
- Noise
McGee presented the city’s plan as one that “aims to highlight Clairemont as a community of opportunities for employment, shopping, and entertainment.” It also seeks to eliminate housing disparities by creating more affordable housing options. Finally, the community of Clairemont is reimagined with more biking and walking and less driving.
Population Projections
The projected population growth over the 30-year life of the plan is expected to increase the population from 82,600 residents to 104,000 residents, a total growth rate of 25.9 percent, or .77 percent annually. This is more than double the citywide growth rate of 12.3 percent projected by SANDAG (San Diego Association of Governments).
Projected Density Growth Zones
The areas of Clairemont poised for the most density, both in residents and in building height, include those closest to transit. Clairemont Town Square, Clairemont Village, and the intersections of Balboa and Genesee are a few of the areas the city is targeting for rapid growth.
City Proposal: Fewer Vehicles and Less Parking; More Bikes, Walking, and Public Transit
Despite the projected growth in population, which is likely to see an influx in the number of cars in Clairemont, the city seeks to reduce some automobile lanes in favor of additional bicycle and bus lanes and other pedestrian pathways.
According to the Mobility Technical Report (MTR) portion of Clairemont’s updated community plan, the bicycle network in the neighborhood will increase by 195 percent, or 38.3 miles. This is to enhance the safety of cyclists and to encourage more commuting by bicycle.
In San Diego, 1 percent of the population bikes to work. In Portland, the city with the greatest number of bicycle commuters, that number was 3.7 percent in 2023.
At the meeting, there was both positive and negative feedback regarding the implementation of bike lanes, with most expressing concern over how it would impact traffic.
Adding bicycle lanes and pedestrian pathways will also necessitate the removal of parking in some areas. Per the report: “On-street parking, some of which were described in the Roadway Modifications subsection, may need to be removed…as network improvements are implemented.”
Additional ideas the city has to reduce traffic are to implement time-limited parking to encourage quicker turnover, smart meters (dynamic pricing), and encourage carpooling and vanpooling. However, statistics on carpools and vanpools show fewer than one out of ten commuters use them, despite various subsidy and initiative programs offered by the city and corporations.
Vehicular Demand and Traffic Analysis
According to the city’s own data, which compared the current versus proposed plan, the substandard LOS (Level of Service) for roadway segments would worsen by 152 percent. LOS is a way transportation engineers describe the quality of traffic flow, typically graded on a scale of A through F, with A being the best and F being the worst (like school grades). From the city’s mobility report:
“As shown, the implementation of the Clairemont CPU preferred land uses scenario and roadway
modifications would result in fifteen (15) roadway segments operating at substandard LOS E and thirty-eight (38) roadway segments operating at substandard LOS F. In comparison to the existing conditions reported in the Clairemont CPU Mobility Element – Existing Conditions Report, three (3) roadway segments operate at substandard LOS E and eighteen (18) roadway segments operate at substandard LOS F.”
Canyons and Open Spaces
Clairemont residents are fierce proponents of protecting the canyons that are the heart of the community. The updated plan considers this, stating it intends to preserve canyon space. The city will also add 12 new parks, improve 22 existing parks, and add an aquatic complex.
Glen Schmidt, Chair of the Project Review Subcommittee and CCPG Member, as well as a Clairemont resident, emphasized the importance of our natural resources.
“Protection of canyons and creeks is a high priority. Clairemont is about canyons. That’s the biggest part of what makes a community of beauty,” he said. “We want to try to figure out a way to develop some teeth in that guiding principle,” he finished, referencing the plan update.
Concerns
Fire Safety
Fire safety is a high priority for Clairemont residents, particularly with our proximity to so many canyons where the threat of fire is elevated. This concern was brought up during the first draft of the updated community plan, yet the second draft of the plan does not specifically address this issue. The issue was also raised during the most recent public meeting.
One member of the community stated, “My takeaway on this is that you have very, very limited verbiage into the fire danger that is Tecolote Canyon. I was there when the fire happened in the canyon a few weeks ago. I would like to see more verbiage about fire danger and what can be done to mitigate that through critical infrastructure.”
Three fire departments currently serve the Clairemont area: Stations 25, 26, and 36. The last was built in 1969. The city planners, when questioned, said they have been in communication with police and fire departments regarding this plan, but the plan makes no mention of additional fire departments or resources to accommodate 21,400 more residents.
After the presentation regarding the updated Clairemont Community Plan, members of the CCPG and those in attendance addressed concerns with Community Planner McGee.
Eroded Trust
With the disproportionate number of ADUs built in Clairemont (84%) versus any other San Diego community, the sense of distrust in the city was palpable at the meeting. The excerpt below from the 2020 Mt. Etna Plan, prior to the proliferation of ADUs in Clairemont, is indicative of why Clairemont citizens do not trust city officials. None of the recommendations was adhered to.
At the meeting, both attendees and the official volunteers associated with the CCPG expressed concern over whether the city would comply with what citizens want.
Suzanne Smith, a CCPG member, and Margie Smith, a community member, both raised doubts about whether the city can be trusted.
“I don’t think these bonus ADUs were in any Clairemont Community Plan—ever. So I think folks are a little frustrated,” said Smith. “It’s really upsetting when people feel like they don’t have a say about what’s going on in the neighborhood. So when Margie asks, ‘Who can we trust?’, it’s very important.”
Smith continued, “Clairemont is the biggest neighborhood in San Diego. We are in the middle of everything. We don’t want to be a dumping ground. We want to be a vision. We’d like to see some of the attention paid to other neighborhoods paid to the heart of San Diego, which I think Clairemont is.”
One resident stated, “It’s an emotional reaction when you see the artist renditions of what the Clairemont Square is going to look like, or the Quad. That doesn’t even look like my Clairemont anymore. And there’s so much congestion, and they’re building thousands more places.”
How You Can Get Involved
Review the second draft of the Clairemont Community Plan, and submit your comments prior to midnight, September 14, 2025.
Reach out to Jennifer Campbell, Councilmember, whose jurisdiction is Clairemont.
Sign up for emails to receive updates on the updated plan and upcoming meetings. Attend upcoming meetings to educate yourself and speak for or against the portions of the plan you are passionate about. Meetings are held at the Cathy Hopper Clairemont Friendship Center at 4425 Bannock Ave.
I bought my house in this neighborhood because it was a single family community. Opening it up to multi family neighborhoods is wrong. I don’t mind a granny flat but I don’t want to see my neighborhood becoming so crowded it’s not safe for children to walk to school because of the number of cars on the street. It’s hard enough finding parking when Mesa College is in session, now it’s always crowded.
I agree. This neighborhood was built on the foundation of being a single-family home community. We are not downtown or North Park or Hillcrest. It’s quite disheartening.
So, why are yard signs up all over the place for my opponent who will continue to destroy our community?
Send my piece on “SENIORS” to the OB RAG. They consider me persona non grata as a misogynist. UNTRUE!!
Why do Clairemont residents continue voting against their best interests? Elect a Clairemont resident since 1967 and senior rights advocate to SDCC D2. Why are local residents brainwashed by insider candidates like my opponents all predicated on how much money they spend. Well, Clairemont deserves the worst if the locals are that dumb. Dan Smiechowski
Seniors Have the Most to Lose in Next Years San Diego City Council Election
The upcoming election for seats on the San Diego City Council will have enormous consequences. If history is precedent, voters will make the same mistake again, in choosing the perceived front runners as if betting on a horse at the Chantilly racetrack.
Baby Boomers have a moral obligation to preserve the heritage of the Greatest Generation. The City of San Diego can no longer turn its back on seniors. The two major political parties that get candidates in office have failed the elderly. Relying on nonprofits during a time of national strife and budgetary cutbacks will not work. Financial assistance for low-income seniors is scarce. So, the ballot box is the only option.
Many older people in our city cannot pay their water bills, property tax, gas and electric, not to mention basic necessities as food and transportation. Assessing a fee for trash pickup was the coup de gras. Installing this fee on property tax bills was immoral. But will voters remember coming next election? I doubt it. Now many in government want to put their claws on Proposition 13, the Jarvis Gann initiative of 1978 which limits property tax increases to 2% a year. Given their way, the elderly would go homeless. Then we have water bills which seem to increase every 2 months. Many are behind in payments and potentially will never catch up. What will the city do in recovering water fees? Elected officials have no plan to address all these costs to seniors. Is there a senior department in the City of San Diego bureaucracy?
What is the city doing to make seniors healthier and increase health and life spans? Nothing. Instead of offering free park and recreation activities, transportation, and lowering the cost-of-living expenses, the city raises taxes and fees for low-income elderly taxpayers. But year after year, ad nauseum, most voters only consider those candidates who are well funded and perceived as a winning candidate. These candidates only care about the party line which feeds them and not the voters. The million-dollar consultants who run these immoral campaigns, could care less if seniors cannot pay their water bills. But again, the voters are blind to their own best interests. For example, seniors could care less about riding a bike to Vons to buy a baguette. Yet they vote for those espousing more unneeded bike lanes. The golden years ought to be golden not tarred in rust.
Daniel Smiechowski of Bay Ho is a candidate for San Diego City Council District 2 and a senior championing common sense public policy. He is an independent.