MINUTES OF THE REGULAR MEETING
OF THE CITY OF SAN CLEMENTE
PLANNING COMMISSION
June 18, 2025 @ 6:00 p.m.
San Clemente City Hall Council Chamber
910 Calle Negocio, San Clemente, CA 92673
Teleconference via www.san-clemente.org
1. 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 Crandell and his grandson Fletcher Maxwell led the Pledge of Allegiance.
3. ROLL CALL
Commissioners Present: Chair Cameron Cosgrove; Vice Chair M. Steven Camp; Barton Crandell; Scott McKhann; Karen Prescott-Loeffler
Commissioners Absent: Gary McCaughan; and Brent Davis
Staff Present: Zach Rehm, Principal Planner
Christopher Wright, Senior Planner
David Carrillo, Associate Planner
Alexia Gruszczynski, 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
A. Recognition of Commissioner Bart Crandell
Chair Cosgrove presented a commendation to Commissioner Bart Crandell for fourteen-years of service as a Planning Commissioner and Chairman of the City of San Clemente Planning Commission.
Chair Cosgrove introduced M. Steve Camp as a reappointed Planning Commissioner and newly appointed Commissioner Brent Freeman, and Commissioner Patrick Griffin who was unable to attend.
DRAFT
Minutes of Regular Planning Commission Meeting of June 18, 2025 Page 2
5. MINUTES
A. Receive and file Minutes from Planning Commission Regular Meeting of May 21, 2025.
IT WAS MOVED BY COMMISSIONER COSGROVE, SECONDED BY COMMISSIONER MCKHANN, AND CARRIED 4-0-1, VICE CHAIR CAMP ABSTAINED, COMMISSIONERS
DAVIS AND MCCAUGHAN ABSENT, TO RECEIVE AND FILE THE MINUTES FROM THE REGULAR MEETING OF MAY 21, 2025.
6. ORAL AND WRITTEN COMMUNICATION
Chair Cosgrove called upon Commissioner Crandell’s former colleagues for public comments:
Kathy Ward, former Mayor, Council Member and Planning Commissioner expressed her appreciation for Commissioner Crandell’s mentorship and service.
Wayne Eggleston, former Mayor, Council Member and Planning Commissioner expressed his gratitude for Commissioner Crandell’s ability to share his knowledge and collaborate with applicants and the commission.
7. CONSENT CALENDAR
None.
8. PUBLIC HEARING
A. Public Hearing Project (PHP) 25-065, 7-Eleven Full Alcohol Offsite Sales, 502 N. El Camino Real
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 opened the public hearing and called for any disclosures or ex parte communications from the Commissioners. There being none, Associate Planner David Carrillo stated that the staff report includes two Conditional Use Permit requests; however, an approval by motion will be needed for each individually.
DRAFT
Minutes of Regular Planning Commission Meeting of June 18, 2025 Page 3 Associate Planner Carrillo summarized the staff report in a presentation titled, “Hard Alcohol Sales at 7-Eleven,” that is available by contacting the Planning Division and highlighted the following:
• The first conditional use permit is at 502 North El Camino Real, and the second is at 1118 South El Camino Real.
• The request for both properties is to add the sale of distilled spirits to their current sales of beer and wine, requiring a type 21 ABC license, including a secured display within a locked cabinet. • The use may be conditionally permitted in both zones. • The Orange County Sheriff's Department confirmed citations across the city related to drinking on site or on public property but doesn't believe adding hard alcohol sales at the requested sites will significantly change this behavior.
• Staff recommended added project-specific Conditions of Approval related to the maintenance of signage prohibiting drinking on site, adequate lighting, and surveillance cameras.
• Additional Conditions that were not in the staff report include a permit compliance review triggered by complaints or violations, daily cleaning of the sites, and a prohibition on the sale of miniature spirits smaller than 375 milliliters. Those additional Conditions are agreed upon by the Applicant and have been provided to each
Commissioner are available to the public.
Chair Cosgrove called upon Bruce Evans, representative for the applicants who highlighted the following in his presentation to the Commission:
• Mr. Evans introduced the franchisees and thanked the Planning Division and OCSD for their positive feedback.
• Mr. Evans stated that the addition of the spirits is not intended to be a liquor store, but more a convenience for their customers who may buy liquor while shopping for a variety of products.
• The addition of spirits will be a very controlled in 4-foot-wide display in a locked cabinet.
There being no questions of the applicants or staff, Chair Cosgrove closed the public hearing on the first item PHP25-065.
The Commissioner discussed previous complaints of trash and graffiti, signage requirements, daily inspections, miniature spirits and brands of alcoholic beverages.
IT WAS MOVED BY COMMISSIONER MCKHANN, SECONDED BY COMMISSIONER CRANDELL, AND CARRIED 5-0, COMMISSIONERS DAVIS AND MCCAUGHAN
ABSENT, TO DETERMINE THE PROJECT IS CATEGORICALLY EXEMPT FROM CEQA PURSUANT TO CEQA GUILDINES §15301 (CLASS 1: EXISTING FACILITIES) AND TO APPROVE CONDITIONAL USE PERMIT 25-065, 7-ELEVEN FULL ALCOHOL OFFSITE SALES, 502 N. EL CAMINO REAL, SUBJECT TO THE CONDITIONS OF DRAFT
Minutes of Regular Planning Commission Meeting of June 18, 2025 Page 4
APPROVAL INCLUDING THE ADDITION CONDITIONS OF CONDITIONS, AS FOLLOWS: COMPLIANCE REVIEW TRIGGERED BY COMPLAINTS OR VIOLATIONS; DAILY LITTER ABATEMENT AND SIGNAGE MAINTENANCE; AND PROHIBITION ON THE SALE OF MINIATURE SPIRITS SMALLER THAN 375 MILLILITERS.
B. Public Hearing Project (PHP) 25-066, 7-Eleven Full Alcohol Offsite Sales, 1118 S. El Camino Real
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 opened the public hearing and called for any disclosures or ex parte communications from the Commissioners.
There being no additional staff or applicant presentations, or questions, Chair Cosgrove closed the public hearing.
IT WAS MOVED BY COMMISSIONER MCKHANN, SECONDED BY CHAIR COSGROVE, AND CARRIED 5-0, COMMISSIONERS DAVIS AND MCCAUGHAN
ABSENT, TO DETERMINE THE PROJECT IS CATEGORICALLY EXEMPT FROM CEQA PURSUANT TO CEQA GUILDINES §15301 (CLASS 1: EXISTING FACILITIES) AND TO APPROVE CONDITIONAL USE PERMIT 25-066, 7-ELEVEN FULL ALCOHOL OFFSITE SALES, 1118. EL CAMINO REAL, SUBJECT TO THE CONDITIONS OF
APPROVAL INCLUDING THE ADDITION CONDITIONS OF CONDITIONS, AS FOLLOWS: COMPLIANCE REVIEW TRIGGERED BY COMPLAINTS OR VIOLATIONS; DAILY LITTER ABATEMENT AND SIGNAGE MAINTENANCE; AND PROHIBITION ON THE SALE OF MINIATURE SPIRITS SMALLER THAN 375 MILLILITERS.
C. Public Hearing Project (PHP) 24-494, Alzate Residential Development, 323 Encino Lane
A request for Planning Commission to consider a Development Permit (DP) 24-500, Encino Lane Residence, allowing construction of a singlefamily residence on a vacant lot within the Architectural Overlay located at 323 Encino Lane.
The Planning Commission will also consider whether the project is Categorically Exempt from the requirements of the CEQA pursuant to CEQA Guidelines § 15303 (Class 3: New Construction of a single-family residence in a residential zone).
DRAFT
Minutes of Regular Planning Commission Meeting of June 18, 2025 Page 5 Chair Cosgrove opened the public hearing and called for any disclosures or ex parte communications from the Commissioners. Commissioner Prescott-Loeffler stated she visited the site; and Design Review Subcommittee members Crandell, Camp and Cosgrove stated that this project was reviewed by the committee.
Assistant Planner Alexia Gruszczynski summarized the staff report in a presentation titled, “Encino Lane Residence,” that is available by contacting the Planning Division and highlighted the following:
• The request is to develop a two-story, 3,618 square foot singlefamily residence and a 713 square foot roof deck on a vacant lot within the residential medium zone and architectural overlay. • The project is compatible with the neighborhood, with no identified negative impacts to the three nearby historic residences. • The project meets the threshold to require a sidewalk, which is ADA compliant.
The Design Review Subcommittee (DRSC) suggested adjustments to the initial design to be more reflective of Spanish colonial revival architecture, including:
• Replacing the black tile roof with a terra cotta roof. • Adding decorative tile to the front planters.
• Adjusting the tower and chimney elements.
• Additional project changes were recently requested, including:
1. Enlarging the window at the exterior stair to the roof deck.
2. Removing the decorative tile around the front door entrance.
3. Adjusting the location of the decorative tile from the front planters to the gate columns.
• Staff supports changes one and two but not change three, as it impacts the public visibility of the decorative tile from the street. • Project meets the design standards and is consistent with the General Plan Policies; Design Guidelines; and Zoning Code.
Principal Planner Rehm added that staff is seeking guidance on whether staff is to only approve the June 10, 2025 plans consistent with the conditions of approval or approve all three new modifications. • Commissioner Prescott-Loeffler asked about the ADU location and access and parking.
• Vice Chair Camp noted that the tower appeared to still have a hip roof instead of a gable roof as requested by the DRSC.
Assistant Planner Gruszczynski introduced the applicant and architect David York, and homeowners Harold and Indira Alzate. The applicant presentation highlighted the following:
DRAFT
Minutes of Regular Planning Commission Meeting of June 18, 2025 Page 6 • The architect, David York, addressed Vice Chair Camp question regarding the hip roof by stating the hip pattern seems to work better than a gable for the tower.
• The homeowner, Harold Alzate, commented that corner radius of the room fits in with the design and works better with the hip roof. • The homeowner, Indira Alzate, stated that the decorative tile will be colorful with red, yellow, and blue to support the Spanish style. • Indira Alzate would like to put the tile in the front columns and round the gates with a round moon-shaped LED light on top of the columns.
Discussions on the recent revision submittal highlighted:
• The applicant is asking for a reversion to the previous design referenced as project change 3 with cladding on the planters. • The applicant is okay with either design and will let the decision maker decide which design will look better and complement the Spanish style.
• The applicant revised the design for the roof based on suggestions from the design review subcommittee.
• The tower roof element will maintain its nature as shown in the plans submitted on May 28, 2025.
• Ensure the front entry meets the Building Code and Zoning Code requirements.
• The lighting on the roof deck shall be inset into the low wall and the step lights shall have down shielded vents.
• Instead of clipped corners, the design now proposes a broad radius corner on three sides of the entry feature to create a tower effect. • The applicant got the idea for the radius corners from the Farmers and Merchants Bank building and the Shoreline Dental building.
The Commission and applicants discussed additional design considerations regarding the requirement for porch railings, directional lighting; and the location of decorative tile.
In conclusion of the discussion, the Commission is generally supportive of the project, except for the “moon” lighting in that is modern and conflicts with Spanish Colonial Revival.
There being no questions of the applicants, Chair Cosgrove closed the public hearing. The Commission directed the applicant to work through the design details with the staff consistent with the direction given by the Commission and in support of changes 1 and 2 but not change 3, and subject to the discretion of the City Planner.
DRAFT
Minutes of Regular Planning Commission Meeting of June 18, 2025 Page 7
IT WAS MOVED BY COMMISSIONER MCKHANN, SECONDED BY COMMISSIONER PRESCOTT-LOEFFLER, AND CARRIED 5-0, COMMISSIONERS DAVIS AND
MCCAUGHAN ABSENT, TO DETERMINE THE PROJECT IS CATEGORICALLY EXEMPT FROM CEQA PURSUANT TO CEQA GUILDINES §15301 (CLASS 1:
EXISTING FACILITIES) AND TO APPROVE DEVELOPMENT PERMIT 24-500, ALZATE RESIDENCE, 323 ENCINO LANE, SUBJECT TO THE CONDITIONS OF APPROVAL.
9. NEW BUSINESS
A. Interpretation 25-212, Tattoo Parlors in West Pico Corridor A request for an interpretation from the Planning Commission regarding the addition of Tattoo Parlors to be considered a “Personal Service” use in the West Pico Corridor Specific Plan.
Chair Cosgrove opened the public hearing.
Assistant Planner Alexia Gruszczynski summarized the staff report in a presentation titled, “Tattoo Parlors in West Pico Corridor,” that is available by contacting the Planning Division.
Staff reported that personal services are defined as recurrently needed services of a personal nature, including barber shops, seamstresses, and shoe repair shops; and therefore, opined that tattoo parlors are substantially similar to personal services, especially in the context of the West Pico Corridor as a creative business incubator. Staff added that the interpretation would allow a tattoo parlor that also provides earrings or body piercings be allowed, but may require another interpretation for standalone earring businesses. The Commissioners agreed that the tattoo parlors fit into the category of personal services.
There being no further questions of staff, Chair Cosgrove closed the public hearing.
IT WAS MOVED BY CHAIR COSGROVE, SECONDED BY VICE CHAIR CAMP, AND CARRIED 5-0, COMMISSIONERS DAVIS AND MCCAUGHAN ABSENT, TO ADOPT RESOLUTION PC25-007 TO ALLOW TATTOO PARLORS BE CONSIDERED A “PERSONAL SERVICES” USE IN THE WEST PICO CORRIDOR SPECIFIC PLAN.
10. OLD BUSINESS
None.
11. REPORTS OF COMMISSIONERS AND STAFF
Commissioner Crandell: Stated that in previous years, the Planning Commission would alternate months to attend Council meetings to complete a speaker card and delivering a three-minute report to Council Members.
Commissioner Crandell suggested that the Commissioners may want to reDRAFT Minutes of Regular Planning Commission Meeting of June 18, 2025 Page 8 establish this practice in efforts to interact with the Council more effectively and efficiently.
Chair Cosgrove: Reported on a recent walk-through of the Miramar Theater with a slideshow titled, “Miramar Update,” that is available by contacting the Planning Division.
Principal Planner Zach Rehm & Senior Planner Christopher Wright:
Provided the Commission an update and presentation titled, “Parking and Transportation Demand Management Analysis & Policy Development for Local Coastal Program,” that is available by contacting the Planning Division.
12. ADJOURNMENT
THERE BEING NO OTHER BUSINESS BEFORE THE COMMISSION, IT WAS MOVED
BY COMMISSIONER CRANDELL, SECONDED BY CHAIR COSGROVE, AND CARRIED 5-0, COMMISSIONERS DAVIS AND MCCAUGHAN ABSENT, TO ADJOURN THE MEETING AT 8:40 P.M. TO THE REGULAR PLANNING COMMISSION MEETING TO BE HELD IN-PERSON ON JULY 16, 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:
Zach Rehm, Secretary of the Planning Commission
DRAFT