MINUTES OF THE REGULAR MEETING
OF THE CITY OF SAN CLEMENTE
PLANNING COMMISSION
February 5, 2025 @ 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 6:02 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
Charlie Culbertson, a resident fourth grade student, led the Pledge of Allegiance.
3. ROLL CALL
Commissioners Present: Chair Cameron Cosgrove; Chair Pro Tem M. Steven Camp; Vice Chair Gary P. McCaughan, M.D; Barton Crandell; Brenton Davis and Karen Prescott-Loeffler
Commissioners Absent: None
Staff Present: Zach Rehm, Principal Planner
David Carrillo, Associate Planner
Araceli Mejia, Assistant Planner
Gena Burns, Deputy City Attorney
Tamara Tatich, Recording Secretary
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.
5. MINUTES
A. Receive and file Minutes from Regular Study Session of the Planning Commission of November 20, 2024.
IT WAS MOVED BY COMMISSIONER CRANDELL, SECONDED BY COMMISSIONER MCCAUGHAN, AND CARRIED 6-0, COMMISSIONER PRESCOTT-LOEFFER Minutes of Regular Planning Commission Meeting of February 5, 2025 Page 2
ABSTAINED, TO RECEIVE AND FILE THE MINUTES FROM THE REGULAR STUDY SESSION OF NOVEMBER 20, 2024.
B. Receive and file Minutes from Planning Commission Regular Meeting of December 18, 2024.
IT WAS MOVED BY CHAIR COSGROVE, SECONDED BY COMMISSIONER CRANDELL, AND CARRIED 6-0, COMMISSIONER MCCAUGHAN ABSTAINED, TO RECEIVE AND
FILE THE MINUTES FROM THE PLANNING COMMISSION REGULAR MEETING OF DECEMBER 18, 2024.
C. Receive and file Minutes from Regular Study Session of the Planning Commission of December 18, 2024.
IT WAS MOVED BY COMMISSIONER MCKHANN, SECONDED BY COMMISSIONER PRESCOTT-LOEFFLER, AND CARRIED 6-0, COMMISSIONER MCCAUGHAN
ABSTAINED, TO RECEIVE AND FILE THE MINUTES FROM THE PLANNING COMMISSION REGULAR MEETING OF DECEMBER 18, 2024.
6. ORAL AND WRITTEN COMMUNICATION
None.
7. CONSENT CALENDAR
None.
8. PUBLIC HEARING
A. Public Hearing Project (PHP) 24-346, 143 N. La Esperanza Subdivision A request for the Planning Commission to approve a Tentative Parcel Map (TPM) 18-137 for the subdivision of a single-family residential lot into three lots, located at 143 N. La Esperanza.
The Planning Commission will also consider whether the project is Categorically Exempt from the requirements of the CEQA pursuant to CEQA Guidelines §15315 (Class 15: Minor Land Divisions).
Commissioner McKhann advised that he was within the 300’ radius of the property, and recused himself at 6:07 p.m.
Assistant Planner Araceli Mejia presented a PowerPoint entitled: “Esperanza Subdivision, PHP24-346, TMP18-137.” A copy of the presentation is on file in the Planning Division.
Chair Cosgrove opened the public hearing.
Minutes of Regular Planning Commission Meeting of February 5, 2025 Page 3 Commissioner Crandell explained he was a Planning Commissioner when the Tentative Parcel map was previously approved in 2018. Staff added that the permit became void after twenty-four months due to failure to record the final map, and that minor adjustments have been made in the parcel sizes from the 2018 version due to the existing home that occupies one of the three parcels. The project consists of three parcels: 6,074 sq. ft., 6,144 sq. ft., and 9,314 sq. ft; and no new development is proposed at this time. Future construction will require a development permit. Staff presented an amendment to Condition of Approval 1.2 that read:
1.2 The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City of San Clemente and its officers, employees, and agents from and against any claim, action, proceeding, fines, damages, expenses, and attorneys’ fees, against the City, its officers, employees, or agents to attack, set aside, void, or annul any approval or condition of approval of the City concerning this project, including but not limited to any approval or condition of approval of the City Council, Planning Commission, or City Planner, Zoning Administrator, or City employees or environmental finding.
Applicant shall pay all costs upon request by the City. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and the City shall cooperate fully in the defense of the matter at the applicant’s expense. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officers, employees, and agents in the defense of the matter at the applicant’s cost. If the applicant fails to so defend the matter, the City shall have the right, at its own option, to do so and, if it does, the applicant shall promptly pay the City's full cost of the defense.
Chair Cosgrove asked if there were any questions for Adam Alcaraz, who was attending on behalf of the owner Edward Sanchez. There being no public comments, or questions of staff or the applicant, Chair Cosgrove closed the public hearing.
IT WAS MOVED BY COMMISSIONER CRANDELL, SECONDED BY COMMISSIONER DAVIS, AND CARRIED 6-0-1, COMMISSIONER MCKHANN ABSTAINED DUE TO A
CONFLICT OF INTEREST, TO DETERINE THE PROJECT IS CATEGORICALLY EXEMPT FROM CEQA PURSUANT TO CEQA GUIDELINES §15; AND TO RECOMMEND THAT THE CITY COUNCIL APPROVE PHP24-346, TENTATIVE PARCEL MAP 18-137, SUBJECT TO THE AMENDED CONDITIONS OF APPROVAL.
Commissioner McKhann returned to the meeting at 6:18 p.m.
A. Public Hearing Project (PHP) 24-564, Salty Turf Mini Golf, 987 Avenida Vista Hermosa
A request for the Planning Commission to consider Development Permit 24-590 and Conditional Use Permit 24-591 for the development of a miniature golf course facility on vacant open space-zoned land within the Vista Hermosa Sports Park located at 987 Avenida Vista Hermosa.
Minutes of Regular Planning Commission Meeting of February 5, 2025 Page 4 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), §15303 (Class 3: New Construction or Conversion of Small Structures), and/or that no supplemental review under CEQA is necessary (14 CCR 15162 and 15164).
Associate Planner David Carrillo presented a PowerPoint entitled: “Salty Turf Mini Golf, PHP24-564.” A copy of the presentation is on file in the Planning Division.
The Commission raised concerns about parking availability and the walking distance during sporting events. Staff reviewed the parking analysis that was presented:
• The project requires 86 parking spaces.
• There are 111 parking spots available in the sports park designated for this area.
• The entire sports park has a total of 742 parking spaces. • After accounting for the project's needs, there remains a surplus of 25 parking spaces.
Principal Planner Rehm explained that the original parking study anticipated shared parking among different facilities within the sports park, and that it was understood that users might need to park further away and walk during peak times. Principal Planner Rehm also stated that there was priority given to ADA parking spaces near the facility, and that the applicant has revised the ADA striping plan to ensure sufficient accessible parking for users with disabilities.
Commissioners and staff discussed future amenities and uses within the park’s master plan.
Concern was raised by the Commission for energy consumption due to increasing the usage of lighting to accommodate the project’s hours of operation. Staff advised that the parking lot is lit seven days a week for safety, and that the sports fields are typically illuminated until about 10:00 p.m. when the park closes. The concern about extra energy use will be noted for further review to ensure responsible consumption.
Commissioners expressed appreciation for the thoroughness of the presentation and the consideration of community impact. Staff reiterated their commitment to accommodating the needs of various stakeholders while adhering to city guidelines and sustainability practices.
The Commissioners and staff discussed the seating location, wrought iron accents, and landscaping highlighting the use of palm trees. The Design Review Subcommittee (DRSC) had made recommendations to remove the palm trees in front of the building in favor of layered landscaping that grows four to five feet, enhancing the pedestrian experience.
Minutes of Regular Planning Commission Meeting of February 5, 2025 Page 5 The Commissioners asked about the type of events being considered, especially regarding amplified sound, and staff reviewed the Conditions of Approval sections that stipulated the events are subject to conditions in the lease agreement and exterior noise must comply with city noise ordinance.
Michael Luna, architect for the applicant, introduced the team members: Marcus Vanneman (applicant), Kendra Dand, Jeff Moore, Andrew Streett, and Aaron Sevilla (landscape architect). Mr. Luna summarized the project concept as two 18-hole courses: a “Pro Course” (challenging professional golf courses); and a “Fantasy Course” (features landmarks like the San Clemente Pier, beach and Camp Pendleton). The proposed clubhouse is a one-story Spanish Colonial Revival Clubhouse featuring a pro shop, kitchen, office, restrooms, storage and outdoor dining. The food concession stand serves both golf patrons and park visitors which addresses a current lack of on-site food facilities at the sports park.
The concession also enhances safety by eliminating the need for visitors, especially children, to cross Vista Hermosa for amenities.
Mr. Luna stated that the landscaping plan inclusive of palm trees is consistent with the park’s landscaping theme and planting pallet that consists of droughttolerant plants, both native & non-native. A new bulb-out has been added to the plan in response to the Design Review Subcommittee’s recommendation, along with many changes to the design that are reflected in the presentation and staff report.
Mr. Luna addressed the concern with the parking distance by comparing the walk to that of a football field or walking to the beach when parked at Linda Lane Park, or parking at Bonita Canyon Park to walk to the baseball field. Mr. Luna introduced Marcus Vanneman who described the concept, who then introduced Kendra Dand. Ms. Dand presented vision boards with coastal and community icons, brand elements, pro-shop, and dining area.
Commissioners asked the applicant’s team design questions about the changes to the project made in response to DRSC and OFA comments. Mr. Luna gave an overview of the project’s evolution from the beginning to what is being presented that highlighted the modifications made throughout the process.
Chair Cosgrove opened the public hearing.
Public Comments:
Kevin Dand: Resident, expressed support of the project in that it will be a great addition to the community and create jobs.
Dr. Brad Baker: 40-year resident, parent of two children and Principal at San Clemente High School expressed support of the project in that it will be a good family activity that encourages a social dynamic without electronic devices.
Chris Culbertson: Resident and President of San Clemente Little League expressed his support citing that there are not enough venues in town for families Minutes of Regular Planning Commission Meeting of February 5, 2025 Page 6 and that he goes to neighboring cities for family activities. Mr. Culbertson addressed the Commissioners’ light and energy usage concerns stating the San Clemente Little League pays between $50,000 to $75,000 per spring season to pay for the lights to remain on until 10:00 p.m., and that all the sports revenue for field rentals pays for lights, utilities and other services in the park, and that the parking lot lights remain on for safety reasons.
Michelle Brooks: Resident, expressed her support in that it will give an activity for all ages.
Nick Sass: Resident and parent stated that his family is excited to have a fun activity in town.
The Commission asked if there is enough parking to accommodate e-bikes. Mr.
Luna stated that bike racks are a code requirement and that they installed two racks instead of the required one rack that can accommodate both e-bikes and bicycles.
The Commission thanked the applicant for incorporating the recommended revisions into the project during the review process, and thanked Mr. Culbertson for his commitment to the San Clemente Little League and for attending to share his perspective on the project.
Chair Cosgrove closed the public hearing.
The Commissioners suggested that the Beaches, Parks and Recreation Department match the furniture being used at the project around the bathrooms across the street for a consistent look and feel.
A Commissioner suggested using a different area of the park for the mini golf development. Others noted that the applicants are proposing the use where the park master plan identified a private recreation use and that relocating would disrupt other existing uses, such as the football field.
Chair Cosgrove reopened the public hearing so that applicant could address the pedestrian access questions raised by the Commission. Mr. Luna recalled that the park is a master plan, that the site selection for this project is the same use that was decided upon at the conception of the park’s development, and pointed out the pedestrian access points. Having no further questions of the applicants, Chair Cosgrove closed the public hearing.
Associate Planner Carrillo advised the Commission of a Condition of Approval modification requested by the applicant for Condition 7.15. The original Condition did not identify the parking issues deriving from Salty Turf specifically. The modification is supported by staff and now reads:
If subsequent to the project approval the City Planner determines that parking issues deriving from the miniature golf course facility are negatively affecting Minutes of Regular Planning Commission Meeting of February 5, 2025 Page 7 the sports park, adjacent properties, or the surrounding street network, the applicant shall submit an amendment to Development Permit 24-590 and Conditional Use Permit 24-591 with a plan or memorandum prepared by a qualified traffic engineer to address the parking and/or traffic issues. The plan or memorandum may include recommendations, such as, but not limited to, entering into an off-site parking agreement, creating short-term parking stalls, and/or active monitoring and enforcement to manage parking. The applicant shall be responsible for implementing the recommendations contained in the memorandum and/or parking management plan, at their expense. The amendment shall be subject to Planning Commission review and approval.
IT WAS MOVED BY CHAIR COSGROVE, SECONDED BY COMMISSIONER MCKHANN, AND CARRIED 7-0, TO DETERINE THE PROJECT IS CATEGORICALLY EXEMPT FROM CEQA PURSUANT TO CEQA GUIDELINES §15301 AND §15303; AND TO APPROVE PHP24-564 FOR A DEVELOPMENT PERMIT 24-590 AND CONDITIONAL USE PERMIT 24-591 FOR THE SALTY TURF MINI GOLF, SUBJECT TO THE AMENDED CONDITIONS OF APPROVAL.
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 VICE CHAIR CAMP, AND CARRIED 7-0, TO ADJOURN THE MEETING AT 7:50 P.M. TO THE REGULAR PLANNING COMMISSION MEETING TO BE HELD IN-PERSON ON JANUARY 19, 2025, AT 6:00 P.M., AT THE SAN CLEMENTE CITY HALL COUNCIL CHAMBERS LOCATED AT 910 CALLE NEGOCIO, 2
nd FLOOR, SAN CLEMENTE, CALIFORNIA.
Respectfully submitted,
Cameron Cosgrove, Chairman
Minutes of Regular Planning Commission Meeting of February 5, 2025 Page 8 Attest:
Zach Rehm, Secretary of the Planning Commission