MINUTES OF THE SPECIAL MEETING
OF THE CITY OF SAN CLEMENTE
PLANNING COMMISSION
June 26, 2024 @ 6:00 p.m.
San Clemente City Hall Council Chamber
910 Calle Negocio, San Clemente, CA 92673
Teleconference via www.san-clemente.org
CALL TO ORDER
Chair Cosgrove called the Regular Meeting of the Planning Commission of the City of San Clemente to order at 6:05 p.m. The meeting was offered in person at San Clemente City Hall Council Chambers, 910 Calle Negocio, San Clemente, California, 92673, and also via live stream from the City's YouTube Channel.
2. PLEDGE OF ALLEGIANCE
Commissioner Davis led the Pledge of Allegiance.
3. ROLL CALL
Commissioners Present: Brent Davis; Barton Crandell; Scott McKhann; Vice Chair M.
Steven Camp; Chair Cameron Cosgrove
Commissioners Absent: Karen Prescott-Loeffler and Chair Pro Tem Gary P. McCaughan, M.D.
Staff Present: Jonathan Lightfoot, City Planner
David Widgerow, Deputy City Attorney
Zachary Ponsen, Assistant City Engineer
John Ciampa, Contract Planner
Zach Rehm, Senior Planner
Tamara Tatich, Office Specialist
These minutes reflect the order in which items appeared on the meeting agenda and do not necessarily reflect the order in which items were actually considered.
4. SPECIAL ORDER OF BUSINESS/SPECIAL PRESENTATION
None
MINUTES
A. Regular Study Session of the Planning Commission Minutes of May 22, 2024.
Minutes of Regular Planning Commission Meeting of June 26, 2024 Page 2
IT WAS MOVED BY COMMISSIONER CRANDELL, SECONDED BY CHAIR COSGROVE, AND CARRIED 3-2, COMMISSIONERS CAMP AND DAVIS ABSTAINING, COMMISSIONERS PRESCOTT-LOEFFLER AND MCCAUGHAN ABSENT, to receive and file the minutes from the Regular Study Session of the Planning Commission of May 22, 2024.
B. Planning Commission Regular Meeting Minutes of May 22, 2024
IT WAS MOVED BY COMMISSIONER MCKHANN, SECONDED BY COMMISSIONER CRANDELL, AND CARRIED 3-2, COMMISSIONERS CAMP AND DAVIS ABSTAINING, COMMISSIONERS PRESCOTT-LOEFFLER AND MCCAUGHAN ABSENT, to receive and file the minutes from the Planning Commission Regular Meeting of May 22, 2024.
6. ORAL AND WRITTEN COMMUNICATION
Kevin Lalor discussed his neighbor's development of an ADU and observation deck and requested a conditional use permit to build a 10-foot wall.
7. CONSENT CALENDAR
Chair Cosgrove removed the item from the Consent Calendar.
A. Establishment of Citywide Posted Speed Limits (Ryan Kim/Zak Ponsen) The Planning Commission will consider a request to forward to the City Council a recommendation to approve the establishment of citywide speed limits based on required engineering and traffic surveys, as summarized in the attached survey exhibit.
The Planning Commission will also consider whether the project is categorically exempt from CEQA pursuant to State CEQA Guidelines 14 CCR §15301, Class 1: Existing Facilities, §15303, and Class 21: Enforcement Actions by Regulatory Agencies, §15321.
Assistant City Engineer Ponsen presented the staff report.
Amanda Quintanilla expressed concern regarding the speed limit on Vista Montana at Villa Mora HOA and requested the installation of a portable speed tracker and permanent warning sign alerting drivers to slow down downhill speed.
IT WAS MOVED BY COMMISSIONER MCKHANN, SECONDED BY COMMISSIONER CRANDELL, AND CARRIED 5-0, COMMISSIONERS PRESCOTT-LOEFFLER AND MCCAUGHAN ABSENT, to: 1. forward to the City Council a recommendation to approve the establishment of citywide speed limits based on required engineering and traffic surveys, as summarized in Attachment 2; and 2. consider the project as categorically exempt from CEQA pursuant to State CEQA Guidelines 14 CCR §15301 Class 1: Existing Facilities, §15306 Minutes of Regular Planning Commission Meeting of June 26, 2024 Page 3 Class 6: Information Collection, and §15321 Class 21: Enforcement Actions by Regulatory Agencies.
8. PUBLIC HEARING
A. Public Hearing Project (PHP) 24-187, Sunset Shores Facade Remodel Permit Amendment, 410 Corto Lane
The Planning Commission will consider a request for an amendment to Development Permit (DP) 23-415 for exterior improvements, including a height increase for faux roof extensions, façade improvements, and architectural embellishments, to an existing 18-unit condominium building located at 410 Corto Lane within the Pier Bowl Specific Plan and the Architectural (A) Overlay District.
The Planning Commission will also consider whether the project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to State CEQA Guidelines §15301 (Class 1: Existing Facilities).
Chair Cosgrove opened the public hearing.
Zach Rehm, Senior Planner, narrated a PowerPoint Presentation entitled, "410 Corto Lane, Sunset Shores Façade Remodel Permit Amendment Request," dated June 26, 2024. A copy of the Presentation is on file in Planning Division.
In response to Commission questions, Senior Planner Rehm explained enhancements in the rear of the project; bird strike glass; view corridor from the pier; and amendment to Condition 4.3 regarding prohibition of glass guard rails.
Anthony Massaro, architect representing the HOA, explained that the project was a voluntary refresher remodel; and replacement of glass guards was not part of the proposed project.
In response to Commission questions, Mr. Massaro discussed the Design Review Subcommittee recommendations.
Deputy City Attorney David Widgerow confirmed that additional conditions of approval could be added, while considering the amendment to Condition 4.3.
Commissioner Crandell concurred with Staff's recommendation regarding Spanish Colonial Revival (SCR) design elements.
City Planner Lightfoot explained Condition 4.3 and the required submittal of a specification sheet for new guardrails to be approved by the City.
During discussion, the Commission discussed the visual impact of the proposed building remodel as viewed from the San Clemente Pier; use of wrought iron vs glass and the importance of a singular guardrail design; value to the applicant and the community of improving the property; need to replace some of the existing Minutes of Regular Planning Commission Meeting of June 26, 2024 Page 4 guardrails; and SCR design elements that are part of the approved project and could be further improved along the rear (seaward) elevation under the amendment request.
IT WAS MOVED BY CHAIR COSGROVE, SECONDED BY COMMISSIONER MCKHANN, AND CARRIED 5-0, COMMISSIONERS PRESCOTT-LOEFFLER AND MCCAUGHAN ABSENT, to continue the item and direct staff to work with the applicant to develop a consistent façade for the rear, with glass as a potential design element provided there was a uniform look in keeping with the overall style of the building.
B. Public Hearing Project (PHP) 24-127, Ole Hanson Beach Club Private Events. 105 W. Avenida Pico
The Planning Commission will consider a request for a Conditional Use Permit (CUP 24-128) related to ongoing event operations at the City-owned facility at 105 W. Avenida Pico. The 2016 lease with 24 Carrots, LLC specified approval of music and dancing, including use of outdoor spaces; however, that lease also indicated that the tenant must apply for a CUP to more specifically govern operations. For unknown reasons, that CUP process was not previously completed. There is no development related to this request other than the installation of sound/speaker equipment by the City on the second level of the building.
The Planning Commission will also consider whether the project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to State CEQA Guidelines §15301 (Class 1: Existing Facilities).
Chair Cosgrove disclosed site visits and ex parte communications, namely that he observed part of an event in progress from the public right of way and that he was approached by a neighbor who expressed their concerns about the event operations.
Chair Cosgrove opened the public hearing.
Jonathan Lightfoot, City Planner, narrated a PowerPoint Presentation entitled, "OHBC: use permit for private events, 105 W. Ave. Pico," dated June 26, 2024. A copy of the Presentation is on file in Planning Division.
Lynn Wagoner, representing the tenant, 24 Carrots, discussed efforts to operate the space as contracted by the City while being sympathetic to the neighbors. She noted the improvement of the new speaker system, but added that additional permanent speakers are needed on the west deck and that a portable speaker is currently being used; she responded to questions about CUP conditions; and responded to concerns regarding amplified sound and speeches.
Matthew Gordon, DJ for 24 Carrots, discussed the noise from the sound system; stated that bodies absorb sound and requested increasing the cap on the sound limiter to adjust for that factor.
Minutes of Regular Planning Commission Meeting of June 26, 2024 Page 5 Ken Poczekaj, North Beach resident and North Beach Community Association member, expressed concern regarding late night disturbances, drunk driving and noise issues. He urged the Commission to take time to properly address the issues.
Amanda Quintanilla discussed noise concerns since 2016 and encouraged a sound study.
Catherine Golden suggested the CUP be reviewed and requested a continuance to allow for revisions. She requested the opportunity to participate in rewriting the CUP.
Christopher Butler, President of the North Beach Community Association, concurred with issues in the CUP. He requested continuing the item and discussed the need to correct the sound and need for an EIR.
In response to Commission questions, City Planner Lightfoot explained rentals of the property, complaints since the change in management; CUP is for the benefit of the private operator and will not be required for future City run operations; City's investment in the sound system; continuance of non-conforming uses; use prior to the lease; future City operation of the facility; Public Facilities zoning standards; conditions of approval of the CUP; loading location; regulations in the lease; comparison to the Casino and Casa Romantica uses which operate under a CUP; and potential cost and time for construction of a loading ramp at the Beach Club.
During discussion, Commissioners noted a discrepancy in the recommendation regarding security personnel (p. 10 of staff report inconsistent with Condition of Approval no. 7.12); inquired about potential installation of plexi glass; inquired about a buyout of the lease; and indicated a preference for a permanent loading zone on the northeast side of the Beach Club behind the existing monument sign.
The Commission determined the matter should be continued to allow a staff- facilitated discussion between the operator and residents to determine points of consensus regarding the draft conditions of approval and to allow staff to investigate development of a permanent loading zone.
IT WAS MOVED BY CHAIR COSGROVE, SECONDED BY COMMISSIONER MCKHANN, AND CARRIED 5-0, COMMISSIONERS PRESCOTT-LOEFFLER AND MCCAUGHAN ABSENT, to continue the hearing to August 21, 2024.
RECESS
Chair Cosgrove called a recess at 8:37 p.m. The meeting reconvened with all Commissioners present, except Commissioner Prescott-Loeffler and Chair Pro Tem McCaughan, M.D.
C. Public Hearing Project (PHP) 23-262, Hotel Clemente and Loretta's Restaurant, 225-229 Avenida Del Mar and 232-234 Avenida Granada The Planning Commission will consider a request for a Cultural Heritage Permit (CHP23-264) for the rehabilitation and adaptive reuse of a historic resource and a Minutes of Regular Planning Commission Meeting of June 26, 2024 Page 6 Development Permit (DP24-258) for the demolition of a duplex at 232 Avenida Granada and the construction of two new buildings to establish a 28-room boutique hotel, roof top lounge, and specialty restaurant with indoor and outdoor seating.
The project will merge the five lots into one parcel for the development. A Conditional Use Permit (CUP23-264) is requested for the sale of on-site full- service alcohol, amplified music, valet parking service, the use of vehicle lifts, and parking demand modifications with shared parking, and architectural elements to exceed the maximum height for the zoning district. A Conditional Use Permit (CUP24-260) is required to allow the architectural projections to exceed the maximum height for the zoning district. The project site is located at 225-229 Avenida Del Mar and 232-234 Avenida Granada within the Downtown Mixed-Use
3.0 (MU 3.0, Ave. del Mar frontage) and 3.3 (MU 3.3, Ave. Granada frontage) zoning districts within the Central Business (CB), Architectural (A) Overlay, and Coastal Zone (MU3.0/3.3-CB-A-CZ).
The Planning Commission will also consider whether the project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to State CEQA Guidelines §15331 (Class 31: Historical Resource
Restoration/Rehabilitation) and §15332 (Class 32: In-Fill Development Projects).
Chair Cosgrove opened the public hearing.
John Ciampa, Contract Planner, narrated a PowerPoint Presentation entitled, "Hotel Clement & • Loretta's Restaurant, CHP23-263/DP24-258/CUP23- 264/MCUP24-260," dated June 26, 2024. A copy of the Presentation is on file in Planning Division.
Michael Luna, architect representing the applicant, Mike Sims, property owner, and Stan Kozlowski, hotel partner, presented a PowerPoint providing an overview of the proposed project.
Shane Hirschman indicated support for the project, particularly since the parking issue was resolved.
Matt West expressed concern about the size of the project, and impacts from parking and deliveries, height, and noise.
Lynn West, proxying for George Meyers, read his letter expressing concerns regarding inadequate parking, space for service vehicles, and excessive noise.
Thomas Olson discussed the need for hotels and indicated the proposed project would benefit the City.
Cheri Litle expressed concern with setting a precedence allowing the size of the building, potential impact to Downtown businesses, noise, parking, and traffic.
Minutes of Regular Planning Commission Meeting of June 26, 2024 Page 7 Dave Litle expressed concern about traffic congestion from delivery trucks, Tom Carmichael expressed concern with the noise, traffic and privacy issues impacting the neighbors.
Jorge Alvarez discussed noise and traffic impacts on his residence which is adjacent on Avenida Granada. Indicated that he does not have air conditioning and so he hears downtown noises very clearly.
Larry Culbertson discussed view impacts and suggested the building be lower and smaller. He still supports full removal of the 1980's addition on the front elevation of the historic Antoinette building. He suggested the parking requirement was miscalculated.
Nick Buchanan, San Clemente Chamber of Commerce, discussed the need to protect Downtown and the residents, and indicated support for the project because it complies with the General Plan, is well designed, and will bring economic vitality to the downtown.
Amanda Quintanilla indicated opposition to the proposed project due to concerns about impacting the Antoinette building, CUP allowing amplified music, height increase, size of the building, and traffic concerns.
In response to public comments, Mr. Luna discussed mitigation of noise, deliveries, and parking. He urged consideration of the experience of the developer managing similar properties and operations in southern California.
In response to the Commission, the applicant addressed questions related to the sound from car lifts; number of employees; parking; amplified sound; delivery trucks on Granada and preference for deliveries on Del Mar, shared parking; impact on public parking; parking study including parking demand; incentivizing employees to not drive to work; complimentary valet for restaurant patrons; and reliability of car lifts.
In response to Commission questions, City staff and the traffic consultant indicated a condition limiting the size of delivery trucks could be included; confirmed that the ULI Shared Parking methodology is the "gold standard" in the industry; noted that they required the applicant to provide additional or improved supporting documentation through the review process; and discussed valet and lift service.
Chair Cosgrove closed the public hearing.
The Commission consensus was that the site design and architecture are of high quality and that they could make the findings for the Cultural Heritage Permit and the Development Permit; however, they had concerns about some aspects of the Use Permit. The Commission discussed concerns about parking, deliveries and noise; suggested a review after 180 days of operation on the impacts of sound and parking or that a sound test be conducted prior to commencement of operations and that additional off-site parking opportunities be explored; directed staff to come Minutes of Regular Planning Commission Meeting of June 26, 2024 Page 8 back with conditions to limit the size of delivery trucks, acoustic specifications for the car lifts (and potentially options for noise dampening or masking), and recommended additional options for off-site employee parking and incentives to reduce vehicle parking demand..
IT WAS MOVED BY COMMISSIONER CRANDELL, SECONDED BY COMMISSIONER MCKHANN, AND CARRIED 4-1, COMMISSIONER MCKHANN DISSENTING AND COMMISSIONERS PRESCOTT-LOEFFLER AND MCCAUGHAN ABSENT, to continue the hearing to August 21, 2024.
9. NEW BUSINESS
None
10. OLD BUSINESS
None
11. REPORTS OF COMMISSIONERS AND STAFF
A. Tentative Future Agenda
B. Administrative Development Permit Report
12. ADJOURNMENT
THERE BEING NO OTHER BUSINESS BEFORE THE COMMISSION, IT WAS
MOVED BY CHAIR COSGROVE, SECONDED BY COMMISSIONER CRANDELL, AND CARRIED 5-0, COMMISSIONERS PRESCOTT-LOEFFLER AND
MCCAUGHAN ABSENT, TO ADJOURN THE MEETING AT 11:40 P.M. TO A
SPECIAL PLANNING COMMISSION MEETING TO BE HELD IN-PERSON ON JULY CALIFORNIA.
Respectfully submitted,
aneror Gogove
Cameron Cosgrove, Chairman
Attest:
4. doghtft
Jonathan Lightfoot, Secretary of the Planning Commission