MINUTES OF THE REGULAR MEETING
OF THE CITY OF SAN CLEMENTE
PLANNING COMMISSION
May 21, 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 6:01 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: Chair Cameron Cosgrove; M.D; Barton Crandell; Scott McKhann; and Brenton Davis
Commissioners Absent: Vice Chair M. Steven Camp; Gary McCaughan; and Karen Prescott-Loeffler
Staff Present: Jonathan Lightfoot, City Planner
David Carrillo, Associate Planner
Brendan Hanley, Assistant Planner
Zachary Ponsen, Assistant City Engineer
Ryan Kim, Senior Civil Engineer
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 Planning Commission Regular Meeting of April 2, 2025.
Minutes of Regular Planning Commission Meeting of May 21, 2025 Page 2
IT WAS MOVED BY COMMISSIONER CRANDELL, SECONDED BY COMMISSIONER MCKHANN, AND CARRIED 4-0, VICE CHAIR CAMP, COMMISSIONERS PRESCOTTLOEFFLER AND MCCAUGHAN ABSENT, TO RECEIVE AND FILE THE MINUTES FROM THE REGULAR MEETING OF APRIL 2, 2025.
6. ORAL AND WRITTEN COMMUNICATION
None.
7. CONSENT CALENDAR
None.
8. PUBLIC HEARING
A. Public Hearing Project (PHP) 25-088, Sprouts Farmers Market Off-Site Alcohol Sales, 550 Camino De Estrella, Unit C
A request for Planning Commission to consider approving Conditional Use Permit (CUP) 25-193 to allow the sales of full alcohol for off-site consumption (Type 21 license) at Sprouts Farmers Market located at 550 Camino De Estrella, Unit C.
The Planning Commission will also consider whether the project is Categorically Exempt from the requirements of the CEQA pursuant to CEQA Guidelines §15301 (Class 1: Existing Facilities).
Chair Cosgrove called for any disclosures or exparte communications from the Commissioners. There being none, Assistant Planner Hanley summarized the staff report that highlighted the following:
• Sprouts Farmers Market is requesting a conditional use permit for fullservice alcohol sales for off-site consumption. • Located in the Community Commercial 2 zone, which allows for grocery and alcohol sales.
• Requesting a Type 21 License from the Alcohol and Beverage Control Board.
• Additional product will be incorporated in the existing area and there will be no change to the layout of the sales floor.
• No anticipated increase in parking demand or traffic. • No code cases related to alcohol and safety for the current operation. • Staff recommends determining the project is categorically exempt from CEQA and adopting the Resolution approving the Conditional Use Permit, subject to attached Conditions of Approval.
Chair Cosgrove opened the public hearing
Applicant Terri Dickeroff gave a summary of the project that highlighted:
Minutes of Regular Planning Commission Meeting of May 21, 2025 Page 3 • Sprouts has chosen select stores in California to transition from a type 20 to a Type 21 License, San Clemente being one of stores. • No formal presentation, but available for questions about the offerings under type 21.
There being no questions of the applicants, Chair Cosgrove closed the public hearing.
IT WAS MOVED BY COMMISSIONER MCKHANN, SECONDED BY COMMISSIONER DAVIS, AND CARRIED 4-0, VICE CHAIR CAMP, COMMISSIONERS PRESCOTTLOEFFLER AND MCCAUGHAN ABSENT, TO DETERMINE THE PROJECT IS CATEGORICALLY EXEMPT FROM CEQA PURSUANT TO CEQA GUILDINES §15301 (CLASS 1: EXISTING FACILITIES) AND TO ADOPT RESOLUTION PC25-008 APPROVING CONDITIONAL USE PERMIT 25-088, SPROUTS FARMERS MARKET OFFSITE ALCOHOL SALES, SUBJECT TO THE CONDITIONS OF APPROVAL.
A. Public Hearing Project (PHP) 24-537, The Bowl, 641 Camino De Los Mares, Suite B
Chair Cosgrove called for any disclosures or exparte communications from the Commissioners. There being none, Associate Planner Carrillo narrated a PowerPoint Presentation entitled, “The Bowl, PHP24-537,” dated May 21, 2025. A copy of the Presentation is on file in Planning Division.
Chair Cosgrove opened the public hearing.
The applicants team consisted of Melissa and Drew Parkin, owners; Gary Wiggle, architect; Tessa Allen, traffic engineer; and Donna Erdle, property manager. Ms.
Parkin gave a presentation that highlighted her career as a professional bowler, other successful bowling ventures, the vision of “The Bowl,” and sharing the positive feedback from neighboring businesses in and around the shopping center and residents.
Ms. Allen was called up to speak on the traffic study details:
• The traffic study focused on site access, levels of service at intersections, and queuing conditions.
• Trip generation ratios were applied to both the prior movie theater use and the proposed bowling alley use.
• The study did not evaluate the 1995 shared parking study, but the city staff report on parking seems to fit within current parking standards.
Gary Wiggle discussed occupancy:
• The original occupancy was only 534 people.
• The California Building Code dictates occupancy numbers based on square footage and use.
• The initial number of 534 is a realistic estimate of the number of people that will be in the building at one time.
Minutes of Regular Planning Commission Meeting of May 21, 2025 Page 4 • The arcade area occupancy is based on gross floor area, but the number is high and realistically probably will not be achieved.
• The fire department wanted the occupant load at the full amount, and the building has adequate circulation space and exiting.
Public Comments:
Casey Shedd, resident and father of three supports the bowling alley because San Clemente is insular and families have to leave to go to birthday parties. Mr. Shedd coaches baseball with Mr. Parkin and says that he and Ms. Parkin are great people around kids.
Josh Harper, resident and father stated he is looking forward to the bowling alley, knows Drew from coaching and prefers to have something local.
Clark Coles, resident and father to two boys knows the Parkins through their children's school and is excited for the project to have some fun family entertainment local. Mr. Coles hosts corporate events for sales teams and thinks this will be a great way to increase revenue and opportunity for businesses.
Gene Grode, neighboring resident did a straw poll of people on the golf course who unanimously wanted the bowling alley and mentioned the jobs and tax base that the bowling alley will bring.
Venkat Raman, neighboring resident are excited about the project.
Brenda Raman, neighboring resident wishes the bowling alley had been in San Clemente 25 years ago for her kids.
Alex Wassom, resident with four children is excited about the future benefits of the bowling alley and entertainment center, providing a safe place for his children to play and be entertained locally.
Purita Ferrer, resident supports the project, calling it a "noble project" that creates a great environment for families.
Unanimous, a 50-year resident expressed excitement for the project, hoping it will beautify the city and provide activities for both young and old members of the community.
Stanley Lucas, former employer of Mr. and Ms. Parkin shared his personal story of how they helped him overcome homelessness and believes the project would be wonderful for the city
Jodi Pickersnit, owner of a hair salon next to the theater, is excited about the project and hopes it will elevate the whole center, suggesting a surfer mural to improve the area's aesthetics.
Minutes of Regular Planning Commission Meeting of May 21, 2025 Page 5 Josh Austin, a father of five and owner of Greenside Golf, expresses strong support for the project, seeing it as a great addition to the city. Mr. Austin proposed a bike lane to alleviate parking issues.
There being no questions of the applicants, Chair Cosgrove closed the public hearing.
Commissioner Discussions:
• To address questions on bike lanes on Camino De Los Mares, Assistant City Engineer, Zachary Ponsen explained that there is no room for bike lanes on this arterial road due to the recent road improvements and the need for vehicular traffic lanes.
• Jonathan Lightfoot, City Planner, mentioned that the City is considering a replacement value, where providing a certain number of bike stalls can count as a parking stall.
• Orange County Fire Authority has reviewed the project and is at a point where the final version would be going back to them once they get to the building permit.
• The traffic study in the report showed no issues with the level of service on drive aisles and intersections.
• Commissioners asked about the current condition of negotiations with the easements, as the project's parking solution is incomplete. • There are two easement agreements from 1995: one between 635 Camino De Los Mares and 641 Camino De Los Mares, and another between 641 Camino De Los Mares and 647 Camino De Los Mares. It is unclear if they are valid at this time, hence why the applicant needs to provide estoppel certificates to confirm the validity of these agreements. • The preferred path forward is to obtain an estoppel certificate for the easement between 641 Camino De Los Mares and 647 Camino De Los Mares, and if that's not possible, they will consider shared parking just on the 641 Camino De Los Mares property alone.
• Commissioners stated that the building is unique, captures everything inside, no outdoor patios, sound is contained; and therefore, would support that applicant’s requested extended hours for live entertainment: 5:00 p.m. to 11:30 Thursday through Saturday and holidays, and 5:00 p.m. to 10:30 Sunday through Wednesday.
• Commissioners expressed concern with parking, wants to see the solution before approval, and stated a desire to limit review to strictly parking and not the use if there are substantial changes in negotiations. • Comfortable relying on staff to ensure estoppels are in place. • Suggests a trigger for re-evaluation if parking options don't work out. • Clarification needed on whether estoppel agreements need rewriting. • Suggests language for documentation to the satisfaction of the city attorney.
IT WAS MOVED BY CHAIR COSGROVE, SECONDED BY COMMISSIONER MCKHANN, AND CARRIED 4-0, VICE CHAIR CAMP, COMMISSIONERS PRESCOTT-LOEFFLER
AND MCCAUGHAN ABSENT, TO DETERMINE THE PROJECT IS CATEGORICALLY EXEMPT FROM CEQA PURSUANT TO CEQA GUILDINES §15301 (CLASS 1: EXISTING Minutes of Regular Planning Commission Meeting of May 21, 2025 Page 6 FACILITIES) AND TO ADOPT RESOLUTION PC25-006, APPROVING MINOR CONDITIONAL USE PERMIT 25-033 AND CONDITIONAL USE PERMIT 25-032, THE
BOWL, SUBJECT TO THE CONDITIONS OF APPROVAL WITH THE FOLLOWING MODIFICATIONS:
• REMOVE CONDITION 4.22.
• MODIFY CONDITION 7.1 TO EXTEND HOURS OF OPERATION FROM 5:00 P.M. TO 11:30 P.M. THURSDAY THROUGH SATURDAY AND HOLIDAYS; AND 5:00 P.M. TO 10:30 P.M. SUNDAY THROUGH WEDNESDAY.
• MODIFY CONDITION 4.12 TO STRIKE THE WORD “EACH” AND REPLACE WITH “EITHER.”
9. NEW BUSINESS
A. Installation of Red Curb on Calle Frontera
A request for the Planning Commission to consider forwarding a recommendation to the City Council on Installation of Red Curb for the driveway of 2421 Calle Frontera.
Zachary Ponsen, Assistant City Engineer, presented the staff report that stated Staff supports adding 40 feet of red curb to the left of the drive approach and 20 feet to the right.
IT WAS MOVED BY CHAIR COSGROVE, SECONDED BY COMMISSIONER CRANDELL, AND CARRIED 4-0, VICE CHAIR CAMP, COMMISSIONERS PRESCOTTLOEFFLER AND MCCAUGHAN ABSENT, TO RECOMMEND TO THE CITY COUNCIL
TO DETERMINE THE PROJECT IS CATEGORICALLY EXEMPT FROM CEQA PURSUANT TO CEQA GUILDINES §15301 (CLASS 1: EXISTING FACILITIES) AND TO
FORWARD A RECOMMENDATION OF APPROVAL TO THE CITY COUNDIL FOR THE PROPOSED RED CURBS.
10. OLD BUSINESS
None.
11. REPORTS OF COMMISSIONERS AND STAFF
City Council meeting discussed the design review subcommittee (DRSC) and its scope:
• Council asked staff to bring in recommendations.
• Council members favored staff recommendations, including zoning updates. • Council wants to introduce flexibility on whether or not if the applicant felt the nature of their project was something that was straightforward and they did not feel the need for a design review that they could opt out.
Minutes of Regular Planning Commission Meeting of May 21, 2025 Page 7 • An applicant could choose to opt out by filling out a form that could go to the zoning administrator.
• Motion to apply term limits to commissions and committees does not apply to the planning commission.
A. Tentative Future Agenda
Upcoming meetings and study sessions:
• City Planner Jonathan Lightfoot advised the Commissioners that the Strategic Implementation (SIP) Update will be tabled until the next budget adoption
• First meeting of July is canceled.
• June: Study Session for an update on the LCP (Geotechnical and Parking Study Components).
• July: Study Session on the Gateway Overlay Zoning Initiation. • Code changes to be reviewed by the end of 2025.
B. Administrative Development Permit Report
2. ADJOURNMENT
THERE BEING NO OTHER BUSINESS BEFORE THE COMMISSION, IT WAS MOVED BY CHAIR COSGROVE, SECONDED BY COMMISSIONER MCKHANN, AND CARRIED 4-0,
VICE CHAIR CAMP, COMMISSIONERS PRESCOTT-LOEFFLER AND MCCAUGHAN ABSENT TO ADJOURN THE MEETING AT 8:09 P.M. TO THE REGULAR PLANNING COMMISSOIN MEETING TO BE HELD IN-PERSON ON JUNE 4, 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
Attest:
Jonathan Lightfoot, Secretary of the Planning Commission