Agenda packet — San Clemente City Council, September 16, 2025 (part 2 of 4)

6. All required parking for the project is provided on site;

7. Adequate trash enclosures are provided per CR&R Environmental Standards;

8. The project provides a pedestrian pathway along the south of the property for public access to the adjacent ridgeline trail;

9. Exterior site and landscaping lighting is provided throughout the site, subject to Building Code standards. Additionally, Condition of Approval No. 4.14 requires approval of a photometric plan prior to issuance of a Building Permit;

10. The project is subject to the California Building Code Standards, Orange County Fire Authority standards, and other applicable Code requirements;

11. The scope of the impacts from the proposed project was analyzed in the prior 1497
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EIR that considered of the buildout of the Rancho San Clemente Specific Plan area, and no changes to the project site or its circumstances are occurring, nor is there new previously unavailable information, that could result in new or more severe impacts than the potential impacts analyzed in the prior EIR.

The proposed project will result in a reduction in the intensity of development and uses allowed on the site, thereby reducing the risk of any potential environmental impacts below those considered in the prior EIR, in that, the maximum Floor Area Ratio (FAR) in the Business Park zone is .5, or 451,935 square feet for the project site, and the proposed floor area is 234,714 square feet (.27 FAR);

12. The project also qualifies for streamlined review under CEQA Guidelines section 15183, which allows streamlined CEQA review for projects that are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was previously certified. However, Section 15183 still requires the lead agency to determine whether there are project-specific significant effects which are peculiar to the project or its site that were not analyzed as significant effects in the prior EIR; that are potentially significant off-site impacts and cumulative impacts that were not discussed in the prior EIR; or that are previously identified significant effects that, as a result of substantial new information that was not known at the time the EIR was certified, will have more severe adverse impacts than discussed in the prior EIR. In this case, the project is precisely the kind of project envisioned in the 1983 EIR, which was adopted for current general plan, community plan, and zoning requirements. There are no effects of the project that are peculiar or unique to the project site, nor are there any new or more severe potentially significant onsite or offsite impacts of the proposed project that were not already analyzed in the prior EIR. The project elements and associated conditions of approval implement the mitigation measures identified in the 1983 EIR. For these reasons, the project does not require further environmental review under CEQA per CEQA Guidelines section 15183.

13. The project site is in a developed area where public services and utilities are available to support the project.

Section 5. Discretionary Sign Permit Findings
With respect to Discretionary Sign Permit (DP) 25-263, for the Master Sign Program, the Planning Commission recommends that the City Council find as follows:

A. The design, including lighting, scale, length and materials, of the signs is consistent with the intent of the design elements of the General Plan, Design Guidelines, and Rancho San Clemente Specific Plan in which the sign is to be located, in that, the proposed signage consists of a monument _sign, project identification signs, and tenant building and canopy signs made of flat cutout aluminum letters/numbers to be mounted with stainless steel hardware and painted with satin colors. Illumination consists of halo-lighting on the project 1498
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identification signs located at each entry, and low-profile LED lighting on the monument sign. Tenant building and canopy signs are non-illuminated. Tenant and canopy signage is appropriately placed within each suite's fagade and above each suite's entry. Signage for the comer suites consists of two signs - one at the front elevation and one at the side elevation - that are placed higher on the building than the inline tenants. The higher placement of the comer suite signage is appropriate given that the parapet walls above the comer suites extend higher than the rest of the building's height, allowing for more space between the top of the text and the roofline. The only sign allowed for inline tenants would be at the front elevation, not counting window signage. Window signage is allowed up to 25% of the respective glass panel surface area, and for tenant identification. The monument sign and project identification signs would be mounted on structures made of concrete and aluminum, compatible with the project's architecture and materials;
B. The design, scale and materials of the signs harmonize with the architectural design and details of the building or site it serves, in that, the proposed signage consists of a monument sign, project identification signs, and tenant building and canopy signs made of flat cutout aluminum letters/numbers to be mounted with stainless steel hardware and painted with satin colors. Illumination consists of halo-lighting on the project identification signs located at each entry, and lowprofile LED lighting on the monument sign. Tenant building and canopy signs are non-illuminated. Tenant and canopy signage is appropriately placed within each suite's fagade and above each suite's entry. Signage for the comer suites consists of two signs - one at the front elevation and one at the side elevation - that are placed higher on the building than the inline tenants. The higher placement of the comer suite signage is appropriate given that the parapet walls above the comer suites extend higher than the rest of the building's height, allowing for more space between the top of the text and the roofline. The only sign allowed for inline tenants would be at the front elevation, not counting window signage. Window signage is allowed up to 25% of the respective glass panel surface area, and for tenant identification. The monument sign and project identification signs would be mounted on structures made of concrete and aluminum, compatible with the project's architecture and materials; C. The design and scale of the signs is appropriate to the distance from which the signs are normally viewed, in that, tenant building and canopy signs are nonilluminated, and the majority of signage is visible from within the development, and any signage facing north, would either be partially of fully screened by trees.

Tenant and canopy signage is appropriately placed within each suite's fagade and above each suite's entry. Signage for the comer suites consists of two signs - one at the front elevation and one at the side elevation - that are placed higher on the building than the inline tenants. The higher placement of the comer suite signage is appropriate given that the parapet walls above the comer suites extend higher than the rest of the building's height, allowing for more space between the top of the text and the roofline. The only sign allowed for inline tenants would be at the front elevation, not counting window signage. Window signage is allowed up to 25% of the respective glass panel surface area, and for tenant identification; 1499
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D. The design and materials of the signs provide a contrast between the background and letters, in that, the buildings consist of a variety of concrete patterns and textures, and an earth tone gray/blue primary color palette; E. The provisions of the Master Sign Program ensure consistency in design and style of all new signs, in that, tenant signage is limited to a consistent size with no illumination, flat cutout aluminum letters to be painted a satin color. Additionally, illumination for the project identification signs and monument sign is clearly indicated in the Master Sign Program. An elevation drawing is provided which shows the perimeters for new building signs; and
F. All new signs within the Master Sign Program are in compliance with the sign design standards, in that, all signs are required to be of a permanent material such as aluminum, all support hardware is made up of steel and compatible with the project's architecture and design, all building signs are non-illuminated, lighting for the project identification signs and the monument sign is provided in a manner (halo-lighting and low-profile) which minimizes light or glare upon adjacent residential properties' and the public right-of-way, and landscaping is provided around the project identification signs and the monument sign.

Section 6. Tentative Tract Map Findings
With respect to Tentative Tract Map (TTM) 25-263, for the land and condominium subdivision, the Planning Commission recommends that the City Council find as follows:

A. As conditioned, the site is physically suitable for the type of development, in that:

1. The proposed buildings will be served by common infrastructure and site features such as drive aisles and parking;

2. Proposed lot sizes are consistent with the minimum required lot size of 10,000 square feet within the Business Park Zone and surrounding pattern of development;

3. The project is proposed entirely within the property, and no part of the development encroaches into the public right-of-way. However, the applicant will plant trees in the future on the adjacent open space lot to the north of the project, in the event ownership of the adjacent lot authorizes the planting of trees on said space. Condition of Approval No. 4.13 requires the applicant to submit to and obtain approval from the City Planner, or designee, a landscape plan showing the location and type of trees to be planted;

4. All required parking for the project is provided on site;

5. Adequate trash enclosures are provided per CR&R Environmental Standards; 1500
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6. The project site is in a developed area where public services and utilities are available to support the project;

7. The scope of the impacts from the proposed project was analyzed in the prior EIR that considered of the buildout of the Rancho San Clemente Specific Plan area, and no changes to the project site or its circumstances are occurring, nor is there new previously unavailable information, that could result in new or more severe impacts than the potential impacts analyzed in the prior EIR.

8. The project also qualifies for streamlined review under CEQA Guidelines section 15183, which allows streamlined CEQA review for projects that are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was previously certified. However, Section 15183 still requires the lead agency to determine whether there are project-specific significant effects which are peculiar to the project or its site that were not analyzed as significant effects in the prior EIR; that are potentially significant off-site impacts and cumulative impacts that were not discussed in the prior EIR; or that are previously identified significant effects that, as a result of substantial new information that was not known at the time the EIR was certified, will have more severe adverse impacts than discussed in the prior EIR. In this case, the project is precisely the kind of project envisioned in the 1983 EIR, which was adopted for current general plan, community plan, and zoning requirements. There are no effects of the project that are peculiar or unique to the project site, nor are there any new or more severe potentially significant onsite or offsite impacts of the proposed project that were not already analyzed in the prior EIR. The project elements and associated conditions of approval implement the mitigation measures identified in the 1983 EIR. For these reasons, the project does not require further environmental review under CEQA per CEQA Guidelines section 15183.

B. As conditioned, the site is physically suitable for the proposed density of the development, in that:

1. The proposed buildings will be served by common infrastructure and site features such as drive aisles and parking;

2. Proposed lot sizes are consistent with the minimum required lot size of 10,000 square feet within the Business Park Zone and surrounding pattern of development;
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4. All required parking for the project is provided on site;

5. Adequate trash enclosures are provided per CR&R Environmental Standards;

6. The project site is in a developed area where public services and utilities are available to support the project;

1. The proposed buildings will be served by common infrastructure and site features such as drive aisles and parking;

2. Proposed lot sizes are consistent with the minimum required lot size of 10,000 square feet within the Business Park Zone and surrounding pattern of development;

4. All required parking for the project is provided on site;

5. Adequate trash enclosures are provided per CR&R Environmental Standards;

6. The project site is in a developed area where public services and utilities are available to support the project;

8. The project also qualifies for streamlined review under CEQA Guidelines section 15183, which allows streamlined CEQA review for projects that are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was previously certified. However, Section 15183 still requires the lead agency to determine whether there are project-specific significant effects which are peculiar to the project or its site that were not analyzed as significant effects in the prior EIR; that are potentially significant off-site impacts and cumulative impacts that were not discussed in the prior EIR; or that are previously identified significant effects that, as a result of substantial new information that was not known at 1503
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the time the EIR was certified, will have more severe adverse impacts than discussed in the prior EIR. In this case, the project is precisely the kind of project envisioned in the 1983 EIR, which was adopted for current general plan, community plan, and zoning requirements. There are no effects of the project that are peculiar or unique to the project site, nor are there any new or more severe potentially significant onsite or offsite impacts of the proposed project that were not already analyzed in the prior EIR. The project elements and associated conditions of approval implement the mitigation measures identified in the 1983 EIR. For these reasons, the project does not require further environmental review under CEQA per CEQA Guidelines section 15183.

D. As conditioned, the design of the subdivision or the type of improvements is not likely to cause serious public health problems, in that:

1. The subdivision will create buildings and/or suites for separate ownership of spaces used to support business park-oriented uses within an existing business park, and separated from residential uses by 420 feet. Additionally, separate discharge and AQMD permits will be required as applicable;

2. The proposed buildings will be served by common infrastructure and site features such as drive aisles and parking;

3. Proposed lot sizes are consistent with the minimum required lot size of 10,000 square feet within the Business Park Zone and surrounding pattern of development;

4. The project is proposed entirely within the property, and no part of the development encroaches into the public right-of-way. However, the applicant will plant trees in the future on the adjacent open space lot to the north of the project, in the event ownership of the adjacent lot authorizes the planting of trees on said space. Condition of Approval No. 4.13 requires the applicant to submit to and obtain approval from the City Planner, or designee, a landscape plan showing the location and type of trees to be planted;

5. All required parking for the project is provided on site;

6. Adequate trash enclosures are provided per CR&R Environmental Standards;

7. The project site is in a developed area where public services and utilities are available to support the project;

8. The scope of the impacts from the proposed project was analyzed in the prior EIR that considered of the buildout of the Rancho San Clemente Specific Plan area, and no changes to the project site or its circumstances are occurring, nor is there new previously unavailable information, that could result in new or more severe impacts than the potential impacts analyzed in the prior EIR.

The proposed project will result in a reduction in the intensity of development 1504
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and uses allowed on the site, thereby reducing the risk of any potential environmental impacts below those considered in the prior EIR, in that, the maximum Floor Area Ratio (FAR) in the Business Park zone is .5, or 451,935 square feet for the project site, and the proposed floor area is 234,714 square feet (.27 FAR); and

9. The project also qualifies for streamlined review under CEQA Guidelines section 15183, which allows streamlined CEQA review for projects that are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was previously certified. However, Section 15183 still requires the lead agency to determine whether there are project-specific significant effects which are peculiar to the project or its site that were not analyzed as significant effects in the prior EIR; that are potentially significant off-site impacts and cumulative impacts that were not discussed in the prior EIR; or that are previously identified significant effects that, as a result of substantial new information that was not known at the time the EIR was certified, will have more severe adverse impacts than discussed in the prior EIR. In this case, the project is precisely the kind of project envisioned in the 1983 EIR, which was adopted for current general plan, community plan, and zoning requirements. There are no effects of the project that are peculiar or unique to the project site, nor are there any new or more severe potentially significant onsite or offsite impacts of the proposed project that were not already analyzed in the prior EIR. The project elements and associated conditions of approval implement the mitigation measures identified in the 1983 EIR. For these reasons, the project does not require further environmental review under CEQA per CEQA Guidelines section 15183.

E. As conditioned, the subdivision, with its provisions for any design and improvements, is consistent with the General Plan and any applicable specific plan, in that:

1. The project consists of high-quality contemporary architecture and landscaping, with 74 adaptable tenant suites that can be combined and occupie_d by industrial-type uses, such as, medical offices, light manufacturing, professional offices, research and development, service uses, and warehouse/wholesale, and commercial recreation with a Conditional Use Permit. Additionally, an amenity hub is provided for tenants/employees with amenities such as a gym, golf simulator, and an ocean-view deck. The 7 4 new industrial suites totaling 234,714 square feet of floor area will increase job opportunities within the Business Park, while remaining compatible with surrounding development, consistent with the following developmental policies of the City: Industrial Land Use Goal, which states, "Create and maintain diverse employment opportunities located in areas that provide strategic advantages for employers to locate in San Clemente, provide headof-household jobs, generate municipal revenues, and improve quality of life, while minimizing impacts on surrounding neighborhoods."; Rancho San Clemente Business Park Goal, which states, "Maintain and promote the 1505
Resolution No. PC 25-012 Page24
Rancho San Clemente and Talega Business Parks as a premier office and industrial location for start-up businesses, expanding businesses, and for businesses relocating to San Clemente."; and Land Use Element Policy 8.01 - Priorities, which states, "Pursuant to the Economic Development Strategy, we assign a high priority to those initiatives, investments, and development approvals that contribute to our vision of the Rancho San Clemente Business Park as a premier office and industrial employment center that capitalizes on San Clemente's access to the Orange County and San Diego County markets.";

Prominent landscaped buffers are proposed on the west and east side of the project adjacent to the streets. To the north of and adjacent to the project site is a landscaped strip of land zoned as open space (OS2), providing a natural buffer between the project and the nearest developed site to the north. The project includes a small landscaped buffer with a pedestrian walkway on the south side of the project site, for access to the adjacent ridgeline trail, consistent with General Plan Policy UD-3.03 - Buffers and Setbacks, which states, 'We require that new uses and buildings, characterized by differing functions, activities, density, scale and massing, to provide conditions of approval, landscaped buffers and/or setbacks between uses to prevent or reduce adverse impacts.'~

3. The project's mass, scale, and form are compatible in character with surrounding industrial development in that the proposed buildings consist of one story with mezzanine levels, human scale elements such as entry canopies and man doors, typical industrial building footprints, and flat roofs.

Surrounding industrial buildings consist of one, two, and three-story buildings with flat roofs, and similar building footprints. The project and existing development generally consist of long uninterrupted wall planes as expected to accommodate industrial-related uses, consistent with General Plan Policy UD-5.10 - Scale and Massing, which states, 'We require that the scale and massing of development be compatible with its surroundings and with the General Plan, applicable specific plan and or area plan.";

4. The site has a downward slope from east to west with a grade difference of 100 feet, and sits at the highest point within the Business Park below a ridgeline, outside of any public view corridor. The proposed development has two zones - a higher pad on the east side with seven buildings and a lower pad on the west side with four buildings, with a landscaped buffer in between both pads, consistent with General Plan Policy UD-5.14 - Building Design with Topography, which states, "Building design shall consider the site's natural topography, public view corridors and adjacent building profiles so that canyonization is avoided.•~
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5. Proposed landscaping consists of drought-tolerant and native species primarily on the development's edges and throughout the development, consistent with General Plan Policy UD-5.18 - Drought Tolerant/Native Species Landscaping, which states, "Ornamental plantings in new, nonresidential development should consist primarily of drought tolerant and California native species. Only in small areas and special public locations, such as high-use areas of parks, should lawns or other high water use vegetation be used.";

6. The project incorporates bicycle- and pedestrian-oriented features such as walkways, an amenity hub, and bicycle parking throughout the development.

The project supports recreational goals by providing a walkway that connects to the ridgeline trail. Additionally, the project also provides a shower within the amenity hub to encourage active transportation to the development, consistent with General Plan Policy M-2.48 - Bicycle- and Pedestrian Oriented Site Design, which states, "The project incorporates bicycle- and pedestrian-oriented features such as walkways, an amenity hub, and bicycle parking throughout the development. The project supports recreational goals by providing a walkway that connects to the ridgeline trail. Additionally, the project also provides a shower within the amenity hub to encourage active transportation to the development."; and

7. The project is conditioned to comply with Trip Reduction and Travel Demand Management standards pursuant to SCMC 17.76 (Condition of Approval

4.15).

F. As conditioned, the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision, in that, easements for public access and public utility purposes will be quitclaimed, partially quitclaimed, and relocated.

Section 4. Planning Commission Recommendation.

Based on the entire record, including all written and oral evidence presented to the Planning Commission, and the findings made and evidence discussed in the staff report and this Resolution, the Planning Commission hereby recommends that the City Council adopt a Resolution entitled: "A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF SAN CLEMENTE, CALIFORNIA, CONDITIONALLY APPROVING DEVELOPMENT PERMIT 25-224, CONDITIONAL USE PERMIT 25-223, DISCRETIONARY SIGN PERMIT 25-263, TENTATIVE TRACT MAP 25-225, LUMINAR BUSINESS PARK, TO ALLOW THE CONSTRUCTION OF A NEW INDUSTRIAL COMPLEX WITH 11 NEW

BUILDINGS ON VACANT LAND, IN CONJUNCTION WITH A MASTER SIGN

PROGRAM, AND A LAND AND CONDOMINIUM SUBDIVISION FOR INDIVIDUAL OWNERSHIP OF EACH BUILDING/SUITE, LOCATED AT 1000 CALLE CORDILLERA,

AND FINDING THAT NO SUPPLEMENTAL REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT IS NECESSARY (14 CCR 15162 AND 15183)" substantially similar to this resolution.
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PASSED AND ADOPTED at a regular meeting of the City of San Clemente Planning Commission on August 20, 2025.
~
CERTIFICATION:

I HEREBY CERTIFY this Resolution was adopted at a regular meeting of the City of San Clemente Planning Commission on August 20, 2025, carried by the following roll call vote:

AYES: COMMISSIONERS: MCCAUGHAN, PRESCOTT-LOEFFLER, CAMP,

MCKHANN, GRIFFIN, FREEMAN, COSGROVE
NOES: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:

ABSENT: COMMISSIONERS:

Jon ot, Secretary of the Planning Commission
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Resolution No. PC 25-012 EXHIBIT A

CONDITIONS OF APPROVAL
DEVELOPMENT PERMIT 25-224, CONDITIONAL USE PERMIT 25-223, DISCRETIONARY SIGN PERMIT 25-263, TENTATIVE TRACT MAP 25-225

LUMINAR BUSINESS PARK

1.0 GENERAL CONDITIONS OF APPROVAL

1.1 Within 30 days of approval of this application, the applicant shall submit to the City Planner a signed acknowledgement concurring with all conditions of approval on a form to be provided by the City.

Failure to submit this acknowledgement may be grounds to revoke this approval.

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.

1.3 Use and development of this property shall be in substantial conformance with the approved plans, material boards and other applicable information submitted with this application, and with these conditions of approval.

1.4 The applicant shall comply with all applicable current and future provisions of the San Clemente Municipal Code, adopted
ordinances, and state laws.

1.5 Use of the subject property shall conform to all occupancy requirements, including posting of signs related to the maximum occupancy limitations.

1.6 Development Permit 25-224/Conditional Use Permit 25-223/ Discretionary Sign Permit 25-263/ Tentative Tract Map 25-225 shall Planning
Planning
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Code
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Resolution No. PC 25-012
Exhibit A
be deemed to have expired if within six years of approval the project is not commenced, or the project permitted by the approved application has lapsed, as defined by Zoning Ordinance Section

17.12.150.

1. 7 Within five business days of project approval, the applicant shall submit to the Planning Division a check made payable to the Orange County Clerk-Recorder in the amount of $50 for filing the CEQA Notice.

1.8 The applicant shall promptly pay and replenish an estimate of and any outstanding balance for City reviews, such as the WQMP review, CC&R review, and any other deposit account expenses related to this project within 1 O days' notice from the City of any deposit or replenishment request or notice of outstanding balance.

2.0 PRIOR TO APPROVAL OF A FINAL MAP

2.1 The final map shall indicate that all streets, drainage, storm drains, sewer, street lights, street signage and striping improvements within the interior of this subdivision are private and shall be maintained by the Master Association and/or Sub-association, or such other provision for maintenance which may be subsequently approved by the City Council. (SCMC Section 16.36.030)

2.2 Prior to recordation of the final map, the applicant shall submit to the City Engineer evidence that the County Surveyor has approved a digitized tract/parcel map pursuant to Orange County Ordinance No. 3809 dated January 28, 1991. The owner or designee shall pay for all costs of said digital submittals, including supplying digital copies to the City of the final, County Surveyor-approved digital map in DXF format.

Buyer Notification

2.3 The applicant shall submit to the City Planner and obtain approval from the City Attorney's Office of a buyer's notification disclosure form, to be given to all potential buyers of the lots/units, which indicates the existence, operations, characteristics, and potential exposure to nuisance/objectionable odors/risk of upset/hazards of the following:

Prima Deshecha Landfill
TRW
United States Marine Corps, Camp Pendleton
San Onofre Nuclear Generating Station
Ford Aerospace

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Resolution No. PC 25-012
Exhibit A
Fire hazard due to wildland exposure (Fire - FP16)
The Forster Ranch ridgeline trail and connections
Orange County Flood Control Channel
City of San Clemente Wastewater Treatment Plant
Owens-Illinois Sand and Gravel Operation
Condominium Conversion

2.4 The applicant shall demonstrate to the satisfaction of the City Planner that each existing tenant has received the following notices:

A. Ten days' written notification by mail that an application for a public report will be, or has been, submitted to the
Department of Real Estate, and that such report will be available on request.

B. Written notification by mail of the intention to convert 180 days prior to the termination of tenancy due to the
conversion.

C. Notice of an exclusive right to contract for the purchase of the tenant's respective unit upon the same terms and
conditions that such unit will be initially offered to the general public, or terms more favorable to the tenant. The right shall run for a period of not less than 90 days from the date of issuance of the subdivision public report, unless the tenant gives prior written notice of the intent to not exercise the right.

Covenants, Conditions & Restrictions (CC&Rs)

2.5 The applicant shall submit to the City Planner, and obtain approval from the City Planner, City Engineer, Fire Chief and City Attorney's Office of Covenants, Conditions and Restrictions (CC&R's) which shall include the following provisions:

A. Creation of a Master Association and/or a Sub-association for the purpose of providing for control over the uniformity of boundary fencing, and the perpetual maintenance
responsibility of areas including, but not limited to, (delete or add as appropriate) all common areas, open space,
slopes, fuel modification zones, private medians and
greenbelts, arterial highway parkway landscaping, irrigation systems, landscaped areas, walls, driveways, parking
areas, trash areas, structures, private streets, street lights, and drainage. All streets, drainage, street lights, street signage and striping improvements within the interior of the subdivision designated as private shall remain private and shall be maintained by the Master Association and/or Subassociation, or such other provision for maintenance which may be subsequently approved by the City Council. In
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Resolution No. PC 25-012
Exhibit A
addition, the CC&R's shall indicate all other areas to be owned and maintained by the Master Association and/or
Sub-association and that maintenance of all private
drainage facilities shall be in conformance with NPDES
requirements.

B. Within 15 days of the establishment of the homeowners association and/or the commercial property owners
association, the owner or designee is required to furnish the Board or Officers of each association a copy of each
approved tract map, a copy of the approved site and fencing plan, copies of all approved landscaping plans, a complete set of construction plans for the various residential model types, and approved plans indicating the locations and
characteristics of all major project components, utilities, and related data.

C. Following recordation of each final tract map, each Master Association of this tract shall submit to the City Planner, for distribution to the Fire and Beaches, Parks and Recreation Departments, and shall re-submit annually, a list of all current Property Owner Association officers of the
Association.

D. A statement indicating that open space (as provided in Lots C, D, & E) shall be retained by deed restriction as
designated open space in perpetuity and maintained by a Master Association and/or the Sub-association, and that no development or encroachment shall be permitted within the designated open space.

E. A statement indicating that proposed amendments to any of the CC&R's shall be submitted for review to the City
Planner, and shall be approved by the City Attorney's Office, prior to the amendments being valid.

F. A statement indicating that storm drain facilities shall be inspected regularly as follows:
1) Open channels, catch basins and pipelines inspected
annually before storm season and removal of debris as
necessary.
2) All facilities shall have debris and sediment removed either manually or by mechanical methods. Flushing
shall be used in emergency situations only.

G. A statement obligating the Association(s) to provide to the City Engineer annual reports in the month of June in
compliance with the reporting requirements of codes and ordinances adopted by the City with respect to the NPDES program.

H. Identification of all fire prevention and defense provisions including: a) a fire lane map; b) provisions which prohibit parking in fire lanes and a method of enforcement; and c) Page4
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Resolution No. PC 25-012
Exhibit A
provisions for maintenance of fuel modification zones
including the removal of all dead and dying vegetation and the inspection and correction of any deficiencies in the irrigation system three times a year; and a method for
keeping fire protection access easements unobstructed. A statement shall acknowledge that approval of the Chief of Fire Protection Services shall be required for any
modifications such as speed bumps, control gates, or
parking changes.

I. A statement indicating that the commercial recreation use allowed in Building 1 shall operate as follows:
1) The commercial recreation use shall operate in a
manner that does not require more than 76 parking
spaces;
2) Commercial recreation classes shall be staggered by a minimum of ten minutes in between the end and start of
each class, and all schedules on business flyers and
social media platforms shall reflect the ten-minute gap. 3) A statement indicating that schools, and day cares are not allowed, unless entitlements are approved by the
City and CC&Rs are amended to allow schools and day
cares.
4) A statement indicating that drop-off/pick-up zones are not allowed unless an amendment to the project is
approved by the Planning Commission.
5) A statement indicating that the property
manager/association shall be responsible for
maintaining and providing to the Planning Division an
updated parking table that tracks the amount of parking spaces available as suites are occupied.

K. A statement incorporating the following Conditions of Approval into the CC&R's:
1) Bicycle parking and locker facilities shall be provided in a secure location for use by employees or tenants who
commute to the site by bicycle. The number of
facilities/racks to be provided shall be at the rate of at least five racks for every 100 employees or fraction thereof. 2) All customers shall park in a designated parking space and walk to their destination.
3) A commuter information area shall be provided that offers employees appropriate information on available
transportation alternatives to the single-occupancy vehicle.

This area shall be centrally located and accessible to all employees or tenants.

2.6 The applicant shall provide a deposit for and reimburse the City all Page5
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costs associated with review of the project CC&Rs, Disclosure Statements, and any other applicable documents by the City Attorney's Office.

Easements

2.7 The final map shall depict the location of all easements for open space, trails, water and sewer easements, storm drains and storm drain maintenance access, public street lights, utilities, reciprocal access, emergency access, slopes and slope maintenance, and landscaping. All drainage easements shall be a minimum of 15 feet. No drainage facilities accepted for dedication or maintenance by the City shall be located within slopes. (SCMC Section

16.28.030)

2.8 The applicant shall' demonstrate to the satisfaction of the City Engineer that quitclaims in favor of the City have been obtained from all persons having any interest in existing rights of way for pipelines for the conveyance of water, and for all rights to all underground water. The right to all underground water, but without right of entry to the surface thereof, shall be conveyed to the City.

No easements shall be granted nor recorded over any portion of the property shown on the submitted record map between the date the tentative map is approved by the Planning Commission and the date the final or record map is recorded by the County Recorder. (SCMC Section 13.04.500)

2.9 The applicant shall submit to the City Engineer, and the City Attorney's Office shall approve, reciprocal parking and access easements. The recording document shall specifically state the purposes of the easements to be the preservation of access and parking availability in accordance with City Ordinances and the State Subdivision Map Act.(SCMC Section 17.64)

2.10 The improvement plans shall clearly call out that all storm drain and sewer systems within the development are private systems and are privately maintained including that portion of the sewer system within the public right of way that connects to the sewer main within the Calle Cordillera. (SCMC Section 16.32.010)

2.11 The applicant shall submit, and the City Engineer shall approve, water and reclaimed water improvement plans, prepared by a registered civil engineer, which reflect consistency with the City's Water and Reclaimed Water Master Plans and standards. Said plan shall provide for the following:

A. Indicate a service system which provides, or allows for, independent water metering.

B. All water meters shall be tapped into the public water main Page6
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2.12 2.13

2.14 2.15

2.16 2.17
and be located in the public ROW.

C. A double detector check shall be installed at the transition from public to private for water systems.

D. All reclaimed service lines shall have meters at the public ROW.
(SCMC Section 16.32.010)
The applicant shall submit, and the City Engineer shall approve, wastewater improvement plans specific to the project, prepared by a registered civil engineer, which reflect consistency with the City's Sewer Master Plan and standards. (SCMC Section 16.32.101) The applicant shall submit, and the City Engineer and Utilities Director shall approve, plans prepared by a registered civil engineer at a scale of 1 "=200' that depict all existing and proposed water services, sewer laterals and mains (including gate valves, pressure reducing stations, reservoirs, lift stations, pressure zones, fire hydrants, manholes, pipe sizes, pipe types and any other related appurtenances).
(SCMC Section 16.32.202)
All improvement plans must be submitted (along with a plan check deposit in an amount determined by the City Engineer) for review and approval by the City Engineer. These plans include, but are not necessarily limited to, grading, improvements, water, sewer, storm drain, traffic signal, signing and striping, street lights and landscaping and irrigation plans. (SCMC Section 16.32.010) Unless otherwise approved by the City Engineer, the owner shall provide independent water meters and separate services for each unit in the common area. All water meters shall be located in the public right of way or as otherwise approved by the City Engineer. (SCMC Section 16.32.010)
Reports
The applicant shall submit, and the City Engineer shall approve, a soils and geologic report prepared by a registered geologist and/or geotechnical engineer which conforms to City standards and all other applicable codes, ordinances and regulations. (SCMC Section 16.12.050)
General
Subject to the approval of the City Engineer, quitclaims and dedications as proposed on the Tentative Tract Map are subject to minor revisions due to the final water line improvement alignment Page?
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and access easement locations. A blanket access easement on subdivision common area streets shall be dedicated to the City for ingress and egress access to its new water system improvements and to the off-site storm drain easement. An easement shall be dedicated to the City for access and use rights to the proposed private storm drain manhole(s) in the main drive aisle off of Calle Cordillera that connect to the City's existing off-site storm drain system on the property to the north. A public pedestrian access trail shall be included for dedication on the Final Map (SCMC Chapter 15.36).

2.18 The Tentative Tract Map proposes a full quitclaim of the existing storm drain, sewer and water line easements along the northern boundary. This results in the entire on-site sewer and drainage improvements being privately owned and maintained by the property owner(s). The existing sewer and storm drain utility improvements within these easements are proposed for quitclaim to the property owner(s) on an as-is conditional basis. As currently proposed, the quitclaim of these easements leads to limited accessibility.for the City to access the off-site storm drain system which this development drains to within the adjacent property to the north. Prior to Final Map approval, the developer and the City Engineer will resolve this issue to the satisfaction of the City Engineer through additional Final Map conditions of approval which may include slight modifications to the improvement plans to allow the City permanent easement access rights to the two immediate upstream storm drain manholes, elimination of the first on-site storm drain manhole, and/or creation of vehicle access to the first manhole. (SCMC Chapter 15.36).

3.0 PRIOR TO ISSUANCE OF GRADING PERMITS

3.1 The working drawings shall include within the first four pages a list of all conditions of approval included in this resolution.

3.2 The City Engineer shall determine that development of the site shall. conform to general recommendations presented in the geotechnical studies, including specifications for site preparation, landslide treatment, treatment of cut and fill, slope stability, soils engineering, and surface and subsurface drainage, and
recommendations for further study. (SCMC Chapter 15.36)

3.3 The applicant shall submit, and the City Engineer shall approve, a precise grading plan as required by the City Grading Manual and Ordinance. (SCMC Chapter 15.36)
Abandonments
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Exhibit A

3.4 The applicant shall submit to the City Engineer a copy of the recorded abandonment from the County of Orange, as well as evidence of recordation of any easements required as a condition of this abandonment. (SCMC Section 12.20.010)
Addressing and Street Names

3.5 The applicant shall submit, and must obtain approval from the City Planner, a plan depicting all street names and addresses for all of the buildings and facilities within the project.

Financial Security

3.6 The applicant shall provide separate improvement surety, bonds, or irrevocable letters of credit, as determined by the City Engineer, for 100% of each estimated improvement cost, as prepared by a registered civil engineer as approved by City Engineer, for the following applicable items: grading improvements; frontage improvements; sidewalks; sewer lines; water lines; onsite storm drains; and erosion control. In addition, the owner shall provide separate labor and material surety for 100% of the above estimated improvement costs, as determined by the City Engineer or designee. (SCMC Chapter 15.36)
Improvements

3.7 The applicant shall submit, and the City Engineer shall approve, frontage improvement plans. The applicant shall be responsible for the construction of all required frontage improvements as approved by the City Engineer including but not limited to the following:

A. Sidewalk, including construction of compliant sidewalk around drive approach or other obstructions to meet current City standards (2% cross fall) when adequate right-of-way exists. Since the street right-of-way is approximately 8_ feet behind the curbface, a sidewalk easement is/is not anticipated to be required to be granted to the City. Said sidewalk easement shall be submitted to, and approved by, the City Engineer.

B. Contractor shall replace any damaged street improvements resulting from construction activities to the satisfaction of the City Inspector.
(SCMC Chapter 15.36 and Sections 12.08.010, and 12.24.050) NPDES

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Exhibit A

3.8 The applicant shall demonstrate to the satisfaction of the City Engineer or designee that the project meets all requirements of the San Diego Regional Water Quality Control Board National Pollutant Discharge Elimination System (NPDES) Municipal Separate Strom Sewer Permit, and Federal, State, County and City guidelines and regulations, in order to control pollutant run-off. (SCMC Chapter 13.40)

3.9 The applicant shall demonstrate to the satisfaction of the City Engineer that the required NPDES permits have been obtained. (SCMC Chapter 13.40)

3.10 The applicant shall submit, and must obtain approval from the City Engineer, a project binder containing the following documents:

A. If the project is greater than 1 acre, a Notice of Intent (NOi) for coverage under the General Construction Storm Water Permit must be filed with the State Water Resources Control Board (refer to
https://www.waterboards.ca.gov/water_issues/programs/st ormwater/construction.html) and a copy of the NOi, a WDID number and a copy of the Storm Water Pollution Prevention Plan (SWPPP) must be filed with the City;
B. If the site is determined to be a "Priority Project" (as defined by the San Diego Regional Water Quality Control Board
Municipal Separate Storm Sewer Systems Permit - refer to the following web address at
https://www.waterboards.ca.gov/sandiego/water_issues/pr ograms/stormwater/), a final Water Quality Management
Plan (WQMP) must be recorded with the Orange County
Recorder's Office and filed with the City; and
C. A Final WQMP that addresses to the satisfaction of the City Engineer that the uncompleted aspects of the Preliminary WQMP, including but not limited, to remaining corrections for additional analysis of infiltration testing and
documentation. (SCMC Chapter 13.40, 15.36).

General

3.11 Unless approved otherwise by the City Engineer, private improvements to be constructed within City easements shall be subject to approval of an Administrative Encroachment
Permit/Agreement that limits improvements to asphalt, sidewalk, curb, gutter, and low-lying landscaping not to exceed 36 inches in height. Improvements such as decorative pavers are subject to conditional approval of the City Engineer and may require additional requirements such as sleeving of the City utility

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improvements. (SCMC Chapter 12.20).

3.12 Unless approved otherwise by the City Engineer, the developer shall provide evidence of consent from any easement holders for development within easement areas. (SCMC Chapter 15.36).

3.13 Unless approved otherwise by the City Engineer, the developer shall acknowledge in writing that the development is subject to all State water quality and storm drain discharge permit regulations.

This may include, but is not limited to, elimination of discharges such as subdrain and other non-storm related discharge. Project designs revisions may be required for compliance with such applicable regulations. (SCMC Chapter 15.36).

3.14 Landscape Plans shall be approved by the Utility Department.

Unless approved otherwise by the City Engineer, no trees shall be planted within City easements or within 10 feet of City utilities. All landscape irrigation systems shall be designed using the City's reclaimed water standards. In the event reclaimed water is not available at the time the system is put into operation, the system may be connected to the potable water system. When reclaimed water is available, the system shall be converted to reclaimed service. The owner or designee shall install reclaimed water service lines to the meter locations for future connection when reclaimed water is available. (SCMC Chapter 17.68).

4.0 PRIOR TO ISSUANCE OF BUILDING PERMITS

4.1 The working drawings shall include within the first four pages a list of all conditions of approval included in this resolution.

Landscape Plans

4.2 The applicant shall submit, and must obtain approval from the City's Consulting Landscape Architect, a detailed landscape and irrigation plan incorporating drought tolerant plants, prepared by a registered landscape architect, and in compliance with all pertinent requirements. (SCMC Section 17.68.020)

4.3 The following standards shall apply for all landscape plans specific to parkways, unless otherwise approved for private residential streets:

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NPDES
service. The owner or designee shall install reclaimed
water service lines to the meter locations for future
connection when reclaimed water is available.

4.4 The applicant shall demonstrate to the satisfaction of the City Engineer or designee that the project meets all requirements of the San Diego Regional Water Quality Control Board National Pollutant Discharge Elimination System (NPDES) Municipal Separate Strom Sewer Permit, and Federal, State, County and City guidelines and regulations, in order to control pollutant run-off. (SCMC Chapter 13.40)
Utilities

4.5 If the project pertains to a Food Service Establishment (FSE), the applicant shall submit, and the City Utilities Director shall approve, plans depicting the Fats, Oils, and Greases (FOG) controls, with the plans and design approved by the Orange County Health Care Agency.

4.6 The applicant shall submit, and the City Engineer shall approve, plans depicting the installation of an approved double-detector check backflow assembly on any/all fire lines above ground and as near to the point of connection to the potable water system as practical, given functional and aesthetic considerations. An isolation valve shall be installed on any/all fire lines at the point of connection to the water main. (SCMC Section 13.04.350)

4.7 The applicant shall submit, and the City Engineer shall approve, plans depicting the installation of an approved reduced pressure principal backflow assembly on any/all potable water systems, and any/all irrigation systems, above ground, directly after each water meter as practical, and at a minimum height of 12" from the bottom of each assembly to ground level. (SCMC Section 13.04.350) General

4.8 The applicant, or designee, shall submit to and obtain approval from the City Planner, or designee, a landscape plan showing the location and type of trees to be planted on the adjacent open space lot to the north of the project, in the event ownership of said adjacent open space lot authorizes the applicant, or designee, to plant trees on said adjacent open space lot.

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4.9 The applicant, or designee, shall submit to and obtain approval from the Building Division and Planning Division, a photometric plan prior to issuance of a Building Permit.

This area shall be centrally located and accessible to all employees or tenants. A notice informing employees of this commuter information center shall be posted in each
building that is larger than 25,000 gross square feet.

5.0 PRIOR TO FINAL INSPECTION
Engineering

5.1 Prior to acceptance of improvements by the City Engineer, the owner shall submit "as-built" plans prepared by a registered civil engineer for streets, traffic signals, street lights, sewer, water, storm drains, street signs, striping, traffic markings, painted curbs and all other required improvements. (SCMC Chapter 16.28)

5.2 The applicant shall demonstrate to the satisfaction of the City Engineer and City Maintenance Manager that all street
improvements have been completed and accepted and that any damage to new or existing street right-of-way during construction has been repaired/replaced. (SCMC Title 12)
Landscaping

5.3 The applicant shall submit, and the City Planner shall approve, a letter from a registered landscape architect confirming that landscaping and irrigation have been installed in accordance with the approved plans.

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Lighting

5.4 The applicant shall submit, and the City Planner shall approve, a Planning letter from the preparer of the lighting plans confirming that all lighting has been installed in accordance with the approved plans, and that the lighting conforms to all standards set forth in the Municipal Code.

Surveys

5.5 Prior to approval to pour foundations, the applicant shall submit, Planning and the City Planner and Building Official shall approve, a survey Building prepared by a registered civil engineer that is licensed to do surveying or a land surveyor confirming that the building foundations conform to the required setbacks as set forth on the approved plans.

5.6 Prior to approval of the framing inspection, the applicant shall Planning submit, and the City Planner and Building Official shall approve, a Building survey prepared by a registered civil engineer that is licensed to do surveying or a land surveyor confirming that the height of all structures conforms to the dimensions set forth on the approved plans.

Signage

5.7 Prior to approval of any sign, the applicant, or designee, shall Planning submit to and obtain approval from the City Planner, or designee, ** an updated Master Sign Program, which shall include that each tenant shall be limited to 64 square feet of signage and no individual sign shall exceed 64 square feet
General

5.8 A copy of the recorded Water Quality Management Plan (WQMP) Public shall be supplied to the City .. (SCMC Chapter 15.36). Works **

5.9 Prior to final inspection and/or Certificate of Occupancy, the Public parcels shall be formally merged or approved for a Tract Map to Works the satisfaction of the City Building Official, City Planner, and City ** Engineer. (SCMC Chapter 15.36).

6.0 PRIOR TO RELEASE OF FINANCIAL SECURITY

6.1 All catch basins and/or storm drain inlets shall be stenciled/marked Utilities on either the top of the curb or the curb face adjacent to the inlet "NO DUMPING - DRAINS TO OCEAN." All catch basins shall
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have filter basket inserts that capture litter and debris down to 5 mm in size. (SCMC Chapter 13.34)

6.2 Unless approved otherwise by the City Engineer, the applicant shall submit, and must obtain approval from the City Engineer, a video, filmed in the presence of a representative of the Public Works Department, of all sewer and drainage improvements. The video shall become the property of the City. (SCMC Chapter 13.30)

6.3 The applicant shall demonstrate to the satisfaction of the City Engineer that all survey monuments damaged or destroyed are restored. "Corner Records" shall be prepared for submission to the City Engineering Division and for filing with the County Surveyor's Office in compliance with AB 1414. All restorations of survey monuments shall be certified by the Registered Civil Engineer or Land Surveyor in accordance with Section 8771 of the Business and Professions Code. (SCMC Title 16)

6.4 The applicant shall provide a warranty bond in an amount of 25% of the faithful performance bond for each improvement accepted by the City. This warranty bond shall remain in place for one year from the date of acceptance of the improvement. (SCMC Section

16.32.020)

6.5 The waste debris enclosure shall be of appropriate size to accommodate bins for recyclable materials, organic waste (food and landscape trimmings) and trash. For residential projects, all waste bins must be substantially hidden from view from any public street or alley. (SCMC Chapter 8.28)

6.6 All water and sewer systems, e.g. pump stations, generators, reservoirs, PRV's, etc., shall be fully tested, in the presence of a representative of the Utilities Department, to verify system performance in accordance with design specifications. (SCMC Section 13.24.120)

7.0 OPERATIONAL CONDITIONS OF APPROVAL
Business License

7.1 A City Discharge Permit must be obtained prior to issuance of a business license or any discharge to the City sanitary sewer

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system. (SCMC Chapter 13.24)

7.2 If the project pertains to commercial, industrial or manufacturing Utilities use that may discharge high-strength commercial sewage to the City sanitary sewage system, with between five hundred one (501) and nine hundred (900) milligrams of BOD per liter, the applicant shall submit, and the Utilities Manager shall approve, plans that have been approved by the South Orange County Wastewater Authority (SOCWA) Pretreatment Inspector. Upon approval of design a City Discharge Permit must be obtained prior to issuance of a business license or any discharge to the City sanitary sewer system. (SCMC Chapter 13.24)
Commercial Recreation

7.3 All commercial recreation activities are to occur indoors. Doors Code and windows shall remain closed at all times that indoor amplified Comp sound is being played during the operating hours of the commercial recreation use.

7.4 The commercial recreation use shall operate within Building 1, as Planning shown on plans approved by the Planning Commission, unless the •• City Planner approves the operation of the commercial recreation use within another building.

7.5 The commercial recreation use shall operate in a manner that does Planning not require more than 76 parking spaces. ••

7.6 Drop-off/pick-up zones are not allowed unless an amendment to Planning the project is approved by the City Engineer and Planning •• Commission.

7.7 Commercial recreation classes shall be staggered by a minimum Planning of ten minutes in between the end and start of each class, and all •• schedules on business flyers and social media platforms shall reflect the ten-minute gap.

General

7.8 The property manager shall be responsible for maintaining and Planning providing to the Planning Division an updated parking table that •• tracks the amount of parking spaces available as suites are occupied.

7.9 All customers shall park in a designated parking space and walk to Planning their destination. ••
7 .1 O If the City Engineer determines, that the development's parking and Public 1524
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traffic are negatively affecting the project site, adjacent properties, or the surrounding street network, the applicant shall submit an amendment to Development Permit 25-224, Conditional Use Permit 25-223, Discretionary Sign Permit 25-263, and Tentative Tract Map 25-225 with a plan to address the parking and/or traffic issues, pursuant to Zoning Ordinance Section 17.12.180.
7 .11 In the event that vehicle stacking or other issues cause circulation and/or queueing/crowding onto the public streets, then the business owner will be required to meet with City staff and propose solutions for implementation including, but not limited to, increasing the number of staff, modifications to the parking management plan and operations, business model modifications, etc. As part of this condition, there shall be no staging or activities within the street and sidewalk right of way (SCMC Chapter 12.20).

7.12 No gates or vehicle prohibitive devices are allowed at the main entrances or across City easements unless specifically approved by the City Planner and City Engineer.

7.13 The Applicant (including any property owners and managers, and their designees) shall ensure that discharge of washwater and other pollutants are prohibited from entering the storm drain system. Applicant must prevent pollutants (e.g. sediment, trash, food waste etc.) and any washwater used during cleanup from entering the storm drain system (SCMC Chapter 15.36).

7.14 All landscaping and trees shall be maintained by the property owner. This includes any landscaping and trees within the public right of way or considered "street trees" (SCMC Chapter 15.36).

7.15 If the City Engineer determines that the project's sewer system causes unacceptable odors to sewer manholes either private or publicly owned, the property owner(s) shall be required to install odor filtration/capture devices within each manhole as determined by the City Engineer. Unless approved otherwise by the City Engineer, these devices shall be maintained by the property owner (SCMC Chapter 15.36).

7.17 *
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Storm Drain Markers
The storm drain markers required pursuant to Condition 6.1 shall be maintained in good condition by the applicant.

Denotes a modified Standard Condition of Approval
Denotes a project-specific Condition of Approval

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MINUTES OF THE REGULAR MEETING

OF THE CITY OF SAN CLEMENTE

PLANNING COMMISSION
August 20, 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
Vice Chair Camp called the Regular Meeting of the Planning Commission of the City of San Clemente to order at 6:04 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 McCaughan led the Pledge of Allegiance.

3. ROLL CALL
Commissioners Present: Gary P. McCaughan, M.D., Scott McKhann; Karen PrescottLoeffler; Brett Freeman; Patrick Griffin; Vice Chair M. Steven Camp; Chair Cameron Cosgrove (arrived at 8:15 p.m.)
Commissioners Absent: None
Staff Present: Jonathan Lightfoot, City Planner
David Carrillo, Associate Planner
John Ciampa, Contract 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 Study Session of the Planning Commission Meeting of August 6, 2025.

Attachment 3
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IT WAS MOVED BY COMMISSIONER GRIFFIN, SECONDED BY CHAIR PRO TEM MCKHANN, AND CARRIED 5-0-1, COMMISSIONER MCCAUGHAN ABSTAINED,

CHAIR COSGROVE ABSENT, TO RECEIVE AND FILE THE MINUTES FROM THE STUDY SESSION OF THE PLANNING COMMISSION OF AUGUST 6, 2025.

B. Receive and file Minutes from Planning Commission Regular Meeting of August 6, 2025.

IT WAS MOVED BY CHAIR PRO TEM MCKHANN, SECONDED BY COMMISSIONER PRESCOTT-LOEFFLER, AND CARRIED 5-0-1, COMMISSIONER MCCAUGHAN

ABSTAINED, CHAIR COSGROVE ABSENT, TO RECEIVE AND FILE THE MINUTES FROM THE REGULAR MEETING OF AUGUST 6, 2025.

6. ORAL AND WRITTEN COMMUNICATION
None.

7. CONSENT CALENDAR
None.

REORGANIZATION OF AGENDA

IT WAS MOVED BY COMMISSIONER PRESCOTT-LOEFFLER, SECONDED BY CHAIR PRO TEM MCKHANN, AND CARRIED 6-0, CHAIR COSGROVE ABSENT, TO CONSIDER NEW BUSINESS ITEMS 9A AND 9B PRIOR TO THE PUBLIC HEARING ITEMS 8A AND 8B ON THE AGENDA. PLEASE REFERENCE PAGE 8-9 OF THESE MINUTES FOR THE NEW BUSINESS ITEMS SUMMARY OF ACTION.

8. PUBLIC HEARINGS
A. Public Hearing Project (PHP) 25-323, Hanson Hotel, 1801 N. El Camino Real A request for Planning Commission to consider a Development Permit (DP) 25-324 for the development of a three-story, 61 room hotel, with a third-floor rooftop restaurant and bar, two cafes, pool with a bar and restaurant, and a two-level subterranean parking structure with site improvements including walls, hardscape, landscaping, pedestrian improvements, and improvements in the City right-of-way.

A Conditional Use Permit (CUP) 25-329 is requested for the hotel use, outdoor seating for the restaurants and cafes, amplified music, and full range alcohol service (Type 47 License) on a vacant lot at 1801 N. El Camino Real.

The Planning Commission will also consider whether the project is Categorically Exempt from the requirements of the CEQA pursuant to CEQA Guidelines §15332 (Class 32: Infill Development Projects).
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Minutes of Regular Planning Commission Meeting of August 20, 2025 Page 3 Vice Chair Camp opened the public hearing and asked the commissioners of any ex parte communications. Vice Chair Camp, Chair Pro Tem McKhann, and commissioners Freeman, McCaughan and Prescott-Loeffler drove by or visited and are familiar with the site. Commissioner Freeman took photos.

Contract Planner John Ciampa summarized a staff report titled, “Hanson Hotel, DP25-324 & CUP25-329,” that is available by contacting the Planning Division, that included an overview; brief history; Design Review Subcommittee recommendations; feedback from the California Coastal Commission; and hotel features that cited 61 hotel rooms with 25% affordable, a rooftop restaurant and bar with alcohol service that required a CUP, two cafes, amplified music for ambiance included in the CUP with hours of operation and an acoustical study, two subterranean parking levels with 104 spaces, Spanish Colonial Revival architecture with a sensitivity to massing and scale, compatibility with the adjacent North Beach Historic District parking garage configuration, hotel and restaurant parking ratio, and pedestrian access. The presentation included view simulations with landscaping as a gateway element along Avenida Pico and El Camino Real/Pacific Coast Highway.

Staff and Commissioner discussions included enforcement, management and auditing of the affordability component; logistics of the dumpsters; and garage security.

To respond to the Commissioners’ signage questions, the applicant and architect Jorden Seagraves confirmed that the signage will be submitted at a later date.

Mr. Seagraves gave a brief applicant’s presentation that included Marblehead Coastal was a focus on the acoustic study and discussions with CR&R with respect to the trash service. The Commissioners also confirmed with Mr. Seagraves that 26 decibels (A-weighted) is described as “faint” or “very, very low.” Conceptual signage and proposed public art at the front of the garden was described by Mr.

Seagraves.

Public Comment:

Francis Engler, representative of the UniteHERE Hotel Workers Union expressed opposition for environmental concerns, and questioned the adequacy of the biological assessment and CEQA review.

City Planner Jonathan Lightfoot responded to the public comments citing the two categorical exemptions referenced in the staff report and resolution. The Class 32 CEQA infill exemption is supported by the findings of the biological and traffic studies; and city staff relies on consultants for these studies. The consultants did not identify a species of concern within their biological report.

Vice Chair Camp closed the public hearing and expressed excitement for the proposed gateway opportunity, and recalled the compelling improvements made over the three years as the project concept evolved.
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Minutes of Regular Planning Commission Meeting of August 20, 2025 Page 4 Commissioners thanked staff, the DRSC and the applicants; and stated that the project meets the design standards, Coastal Land Use Plan policies, is sensitive to neighbors, compliments the historic district, addressed all environmental issues; and the Findings can be met including relying on the two CEQA exemptions.

IT WAS MOVED BY CHAIR PRO TEM MCKHANN, SECONDED BY COMMISSIONER, PRESCOTT-LOEFFLER, AND CARRIED 6-0, CHAIR COSGROVE ABSENT, TO

DETERMINE THE PROJECT IS CATEGORICALLY EXEMPT FROM CEQA AND ADOPT RESOLUTION PC25-013 APPROVING DISCRETIONARY PERMIT 25-324 AND CONDITIONAL USE PERMIT 25-329, HANSON HOTEL, SUBJECT TO THE CONDITOINS OF APPROVAL.

IT WAS REQUESTED BY VICE CHAIR CAMP TO RECESS AT 8:01.

Chair Cosgrove arrived at 8:15 p.m. and the meeting reconvened at 8:21 p.m. with all Planner Commissions Present.

B. Public Hearing Project (PHP) 25-214, Luminar Business Park, 1000 Calle Cordillera
A request for the Planning Commission to consider a Tentative Tract Map (TMP) 25-225, Development Permit (DP) 25-224, Conditional Use Permit (CUP) 25-223 and Discretionary Sign Permit (DSP) 25-263 to develop a new light industrial business park complex with eleven new buildings on vacant land, in conjunction with a Master Sign Program, and a Tentative Tract Map for a land and condominium subdivision, to allow for individual ownership of each building and/or each industrial suite. A 30-foot easement for public access, public utility, and storm drain purposes will be partially abandoned.

The Planning Commission will also consider whether the project is Categorically Exempt from the requirements of the CEQA pursuant to CEQA Guidelines §15162 (Subsequent review of Environmental Impact Report and Negative Declarations) and §15183 (Projects Consistent with a Community Plan or Zoning).

Chair Cosgrove asked the commissioners of any ex parte communications. Vice Chair Camp disclosed a meeting with the landscape architect and the DRSC process, and Chair Pro Tem McKhann stated he visited and is familiar with the site.

Chair Cosgrove opened the public hearing.

Associate Planner David Carrillo summarized a staff report titled, “Luminar Business Park, DP25-224/CUP25-223/TTM25-225,” that is available by contacting the Planning Division. The report for a new industrial complex in the Rancho San Clemente Specific Plan consisting of eleven buildings and 487 parking spaces included zoning, land use, the site plan, tentative tract map details for a land and condominium subdivision, design and architecture, the master sign program, a 1529
Minutes of Regular Planning Commission Meeting of August 20, 2025 Page 5 drought tolerant landscape plan, and noted that the project is consistent and in compliance with policies and standards.

Three custom Conditions of Approval were highlighted:
• 4.10: Ensures Trip Reduction and Travel Demand Management requirements are applied
• 5.7: Submit an updated Master Sign Program prior to approval of individual signs
• 7.8: Property manager to maintain an updated parking table to ensure parking compliance.

An errata of corrections to the published staff report and resolution was handed to the Commissioners:
• “Rancho San Clemente Business Park Association” should read “Amanecer Maintenance District HOA” on the last paragraph of page 7 in the staff report; and
• Remove references to fuel modification zones in CoA 2.5 in the Resolution.

The Applicant requested a modification to CoA 1.6 to extend the expiration timeframe from 3 years to 4-6 years. Staff supports this request.

The Commission requested the staff’s position on other changes requested by the applicant (identified below), and stated staff is not supportive of the applicant’s request for 74 sq. ft. on individual tenant signs. Staff addressed the Commission’s question that CC&Rs that will be written if a subdivision is approved.

Applicant Rick Lutzky gave a virtual presentation via Zoom providing some history and the owner’s vision for the property and the unique features of the project before introducing Paul Allen, architect for Ware Malcomb. Mr. Allen gave a presentation that highlighted the inspiration of coastline, hillside and natural woodlands along the hillside, the building's facade has been carefully considered in terms of tones and colors sympathetic to the region of San Clemente. The design was inspired by the Fibonacci sequence as an ordering principle for the building facade. There are four distinct designs applied to the eleven buildings across the site to introduce variety. The presentation concluded with images of the facade, including a corner view of the amenity and a typical elevation.

Chair Cosgrove requested Mr. Lutzky to concisely address the requests for the Condition Amendments:
• Condition 1.6: Requesting an extension of the time period from 3 years to 6 years to account for market uncertainties.
• Condition 2.5(E): Requesting to work with staff to identify specific portions of the CC&Rs that require city approval, limiting approval rights to those sections. • Condition 3.14: Requesting a carve-out from the blanket easement to allow planting trees in common areas.
• Condition 4.10: Proposing to use option “B” for the traffic demand management program, including carpool/vanpool spaces, bicycle storage, an all-gender shower, and a transformation center.
1530
Minutes of Regular Planning Commission Meeting of August 20, 2025 Page 6 • Condition 7.3: Requesting that commercial recreation uses be allowed to keep doors open for air circulation.

Public Comment
Rob Johnston, commercial realtor stated that his firm has been selected as the exclusive marketing team for the Luminar Business Park, highlighted the facilities and benefit in expressing his support for the project.

Chair Cosgrove asked for staff’s response to the Applicant’s Condition requests, as follows:
• Condition 1.6: Staff is supportive of the extension.
• Condition 2.5(E): Staff supports refining which portions of the CC&Rs need updating.
• Condition 3.14: Staff has no problem revising the Condition to eliminate the clause that prohibits trees in the common area.
• Condition 4.10: Staff generally concurs, except for subpoint “D,” where alternative “A.3.a” should be used for consistency with Zoning Ordinance Section 17.76.040.
• Condition 7.3: Staff recommends being more precise in the language to allow doors to be open for air circulation unless amplified entertainment is being used.

The Commission inquired about the shared parking and the parking process for the commercial recreation use; questioned whether business owners are able to live onsite, and staff clarified that residential uses are not proposed and any violations would be addressed by Code Compliance; clarified that the development plan is a long-term hold and rent units out; clarified color palette for the buildings, the basic color of the building is “sea salt,” a light gray-blue; there are no limits on operating hours; noise ordinance governs noise levels; sign size is in compliance; EIR is based on a 1983 EIR for the Rancho San Clemente Specific Plan; the project is subject to the Regional Circulation Financing Program (RCFP) impact fee for traffic, of which they are mitigating.

Chair Cosgrove closed the public hearing.

Commissioners discussed the modifications for the Conditions of Approval and best method to facilitate those changes to enable adopting a Resolution. The Commission made the required Findings regarding the Development Permit, Zoning, Conditional Use Permit, Discretionary Sign Permit, and Tentative Tract Map. The Findings include consistency with the General Plan, Compliance with Zoning Regulations and City Design Guidelines, and no detriment to health, safety, and welfare. The Commission made the necessary Findings, with specific considerations for signage (subject to the 64 sq ft limit).

The Commission provided staff with the following modifications to the Conditions of Approval to be presented to the City Council as a recommendation by the Planning Commission:
1531
Minutes of Regular Planning Commission Meeting of August 20, 2025 Page 7 • Condition 1.6: Revise to allow a 6-year time frame instead of 3-years. • Condition 2.5: Leave as is, and applicant can make their request for changes to the CC&R’s to the City Council.
• Condition 3.14: No changes needed; leave as drafted.
• Condition 4.10: Alternative “A.3.a” from Zoning Ordinance Section 17.76.040 should be used for consistency with code.
• Condition 7.3: All commercial recreation activities are to occur indoors, with doors and windows closed during amplified sound.
• Augment Condition 5.7: Add language limiting each tenant to 64 square feet of signage, with no individual sign exceeding 64 feet.

IT WAS MOVED BY CHAIR COSGROVE, SECONDED BY CHAIR PRO TEM MCKHANN, AND CARRIED 7-0, TO DETERMINE THE PROJECT IS CATEGORICALLY EXEMPT FROM CEQA PER GUIDELINES §15162 AND §15183, AND ADOPT RESOLUTION PC25-012 012 RECOMMENDING THAT THE CITY COUNCIL APPROVE DEVELOPMENT PERMIT 25-224, CONDITIONAL USE PERMIT 25-223, DISCRETIONARY SIGN PERMIT 25-263, AND TENTATIVE TRACT MAP 25-225 FOR

LUMINAR BUSINESS PARK, SUBJECT TO THE ATTACHED CONDITIONS OF APPROVAL WITH MODIFICATIONS TO FOLLOW:
• CONDITION 1.6: REVISE TO ALLOW A 6-YEAR TIME FRAME INSTEAD OF 3- YEARS.
• CONDITION 2.5: LEAVE AS IS, AND APPLICANT CAN MAKE THEIR REQUEST FOR CHANGES TO THE CC&R’S TO THE CITY COUNCIL.
• CONDITION 3.14: NO CHANGES NEEDED.
• CONDITION 4.10:

O A: MODIFY LANGUAGE TO STATE APPLICANT SHALL PROVIDE 22 PARKING SPACES FOR CARPOOL VEHICLES AND 4 SPACES FOR
VANPOOL VEHICLES.

O B: APPLICANT SHALL PROVIDE BICYCLE PARKING CONSISTENT WITH THE CALIFORNIA GREEN BUILDING CODE SECTION 51064,
REQUIRING APPROXIMATELY 22 SHORT-TERM AND 22 LONG-TERM
BICYCLE PARKING SPACES.

O C: THE APPLICANT SHALL PROVIDE ONE ALL-GENDER SHOWER
FACILITY.

O D: A COMMUTER INFORMATION AREA SHALL BE PROVIDED,

OFFERING EMPLOYEES INFORMATION ON TRANSPORTATION
ALTERNATIVES.
• CONDITION 7.3: ALL COMMERCIAL RECREATION ACTIVITIES ARE TO

OCCUR INDOORS, WITH DOORS AND WINDOWS CLOSED DURING
AMPLIFIED SOUND.
• AUGMENT CONDITION 5.7: ADD LANGUAGE LIMITING EACH TENANT TO 64 SQUARE FEET OF SIGNAGE, WITH NO INDIVIDUAL SIGN EXCEEDING 64 FEET.

9. NEW BUSINESS
1532
Minutes of Regular Planning Commission Meeting of August 20, 2025 Page 8 A. Modification of Red Curb at 2470 South Ola Vista
Assistant City Engineer Zachary Ponsen and Senior Civil Engineer Ryan Kim summarized a staff report titled, “Red Curb Modification at 2470 South Ola Vista,” that is available by contacting the Planning Division. The request made by the property owner is unique in that red curbs are not for private drive approaches; however, the street is a local collector with speeds close to 30 mph, the street is a statewide bike route, and the street curve is over 90 degrees making it difficult for the residents to exit driveway due to limited backup distance and obstructed view of bike lane. Staff is requesting the Planning Commission to find the project exempt to CEQA and to approve a recommendation to proceed to City Council for approval.

Vice Chair Camp opened the public hearing and asked the commissioners of any ex parte communications. Commissioners Freeman and Prescott-Loeffler both visited the site and took photos.

Commissioner discussions included how many parking spaces would be impacted, setting precedent, history of the existing bus stop with red curbing and public safety.

IT WAS MOVED BY CHAIR PRO TEM MCKHANN, SECONDED BY COMMISSIONER GRIFFIN, AND CARRIED 5-1, COMMISSIONER FREEMAN OPPOSED, CHAIR

COSGROVE ABSENT, TO FORWARD A RECOMMENDATION TO THE CITY COUNCIL

TO DETERMINE THE PROJECT IS CATEGORICALLY EXEMPT FROM CEQA UNDER CLASS 1 (EXISTING FACILITIES, 14 CCR §15301.K), AND TO APPROVE THE FOLLOWING IMPROVEMENTS AT 2470 SOUTH OLA VISTA:

1. INSTALL A 64-FOOT RED CURB ALONG THE WEST SIDE OF THE DRIVEWAY AT 2470 SOUTH OLA VISTA.

2. REMOVE THE EXISTING PARKING STALL MARKINGS WITHIN THE PROPOSED RED CURB AREA ON THE WEST SIDE OF THE DRIVEWAY.

3. REMOVE THE EXISTING 82-FOOT RED CURB LOCATED ON THE EAST SIDE OF THE DRIVEWAY AT 2470 SOUTH OLA VISTA.

4. INSTALL PARKING STALL MARKINGS TO ACCOMMODATE THE PROPOSED PARKING SPACES ON THE EAST SIDE OF THE DRIVEWAY.

B. Red Curb Installation at the Calle De Soto and Calle Nina Intersection Assistant City Engineer Zachary Ponsen and Senior Civil Engineer Ryan Kim summarized a staff report titled, “Installation of Red Curb Modification at on Calle De Soto,” that is available by contacting the Planning Division. A complaint from a resident on Calle Nina stating large trucks parking near the intersection of Calle De Soto and impacted line of sight to turn safely.

A summary of Staff’s analysis highlighted the streets are residential with some cutthrough traffic on Calle De Soto from Avenida Salvador; no accidents have been reported in the area; residents on the inside of the turn are not requesting red curbs; 1533
Minutes of Regular Planning Commission Meeting of August 20, 2025 Page 9 centerline striping exists, and the red parking aligns with it; this is a narrow street, with a centerline; the center line was added a few years ago to guide people on what side of the street to be at on at that intersection.

Staff received six emails in opposition of installing red curbs stating a significant loss of parking, only about 35 feet of the 70-foot area can theoretically be used for parking, a compromise could be to narrow the red curb to 20 feet, which would eliminate one parking space, complaints also mentioned commercial cars parking in the area, fear that moving cars will shift parking problems to in front of their houses or driveways.

Vice Chair Camp opened the public hearing and asked the commissioners of any ex parte communications. Commissioners Freeman and Prescott-Loeffler both visited the site and took photos.

Commissioners’ discussions with staff identified that parking is allowed on both sides of Calle De Soto, and along the green belt area except for where a fire hydrant is located; parking is not allowed past a stop sign on a radius; that a new California Law prohibits parking within 20 feet of an intersection, and that the law was intended for pedestrians rather than line of sight cars; and cars are being parked close to the intersection.

Public Comments:

Marie Denison, resident on Calle De Soto spoke in opposition of red curbing and that the neighbors stated no issues as suggested by the six letters of opposition submitted to the Commissioners.

A summary of the Commissioner’s discussions included parking enforcement; and projected impacts of red curbing on parking, liability and ambiguous new law led the Commission to not unanimously support the red curbing.

Deputy Attorney Gena Burns suggested denying the recommendation, allowing the City Council to review the Minutes and agendize the item if desired.

IT WAS MOVED BY CHAIR PRO TEM MCKHANN, SECONDED BY COMMISSIONER FREEMAN, AND CARRIED 6-0, CHAIR COSGROVE ABSENT, TO DENY THE REQUEST AND NOT RECOMMEND THE RED CURB TO THE CITY COUNCIL.

10. OLD BUSINESS
None.

11. REPORTS OF COMMISSIONERS AND STAFF
A. Commissioner Reports
B. Tentative Future Agenda
1534
Minutes of Regular Planning Commission Meeting of August 20, 2025 Page 10 City Planner Lightfoot announced that the next meeting may be cancelled due to the Labor Day holiday.

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 10:14 P.M. TO THE REGULAR PLANNING COMMISSION MEETING TO BE HELD IN-PERSON ON SEPTEMBER 3, 2025, AT 6:00 P.M., AT THE SAN CLEMENTE CITY HALL COUNCIL CHAMBERS LOCATED AT 910 CALLE NEGOCIO, 2nd FLOOR, SAN CLEMENTE, CALIFORNIA.

Respectfully submitted,

Cameron Cosgrove, Chair
Attest:

Jonathan Lightfoot, Secretary of the Planning Commission 1535
MASTER SIGN PROGRAM JULY 18, 2025
Attachment 4
1536

SIGN MATRIX

SIGN TYPE
1 MONUMENT SIGN

TOTAL SIGN AREA ALLOWED BY CITY SIGN CODE, FOR OVERALL PROJECT

SIGN AREA PER SIGN TYPE SIGN CODE DEVIATION

TO EXCEED THE MAXIMUM ALLOWED SIGN AREA
FOR ALL BUILDINGS AND PROJECT SITE AS A WHOLE.
3,044 SQUARE FEET
BUILDING BUSINESS FACADE (FRONTAGE PER BUILDING) TOTAL ALLOWED SIGN AREA PER BUILDING* ONE
2 ENTRY PORTAL SIGNAGE
3 VEHICULAR DIRECTIONAL SIGN

QUANTITY SIGN AREA (PER SIGN)
-
4 BUILDING ADDRESS SIGN
5 TENANT CANOPY SIGN
6 TENANT ON-BUILDING SIGN
7 TENANT GRAPHIC AREA

UNIT IDENTIFICATION SIGN
TWO
NINE

TWO PER BUILDING (OR AS REQUIRED)

ONE SIGN PER UNIT ENTRY

MAXIMUM OF TWO SIGNS PER ELEVATION

MAXIMUM FOUR SIGNS PER BUILDING

ONE SIGN PER UNIT ENTRY

ONE SIGN PER UNIT ENTRY
180 SQUARE FEET
64 SQUARE FEET

12.5 SQUARE FEET
10 SQUARE FEET OR AS REQUIRED
25 SQUARE FEET MAX
75 SQUARE FEET MAX
9 SQUARE FEET TOTAL
8 5 SQUARE FEET TOTAL
LUMINAR BUSINESS PARK - MASTER SIGN PROGRAM PAGE 1
B1
B2
B3
B4
B5
B6
B7
B8
B9
B10
B11
266'
324'
168'
333'
331'
318'
456'
178'
247'
169'
254'
266 SQUARE FEET
324 SQUARE FEET
168 SQUARE FEET
333 SQUARE FEET
331 SQUARE FEET
318 SQUARE FEET
456 SQUARE FEET
178 SQUARE FEET
247 SQUARE FEET
169 SQUARE FEET
254 SQUARE FEET
*1 SQ.FT. OF SIGN ALLOWED FOR EACH LINEAL
FOOT OF ALL BUSINESS FAÇADE
REQUESTED BUILDING SIGNAGE = 5,407.5 SF
REQUESTED SITE SIGNAGE = 412.5 SF
TOTAL REQUESTED PROJECT SIGNAGE = 5,819.5 SF
1537

SITE SIGNAGE PLAN
LEGEND QTY.

KEY
SIGN TYPE 1.1 LOCATION
1 2
3 MONUMENT SIGN

ENTRY PORTAL SIGNAGE

VEHICULAR DIRECTIONAL SIGN
1 2
9 1.1

2.1 3.1

3.2 3.3

3.4 3.9

3.8 3.5

3.6 3.7

2.2 A
PLAN

NOT TO SCALE
LUMINAR BUSINESS PARK - MASTER SIGN PROGRAM PAGE 2
1538

MURAL WALL LOCATION

MURAL OPPORTUNITIES
PLAN

NOT TO SCALE
LUMINAR BUSINESS PARK - MASTER SIGN PROGRAM PAGE 4
*MAXIMUM (2) MURALS PER BUILDING
1539

SATIN PAINTED FABRICATED ALUMINUM

SIGN STRUCTURE WITH INTERNAL FRAMING

AND CONCRETE FOOTING BELOW GRADE
PER SIGN CONTRACTOR’S STRUCTURAL
ENGINEERING CALCULATIONS.

DESIGN NOTES
1 LUMINAR BUSINESS PARK - MASTER SIGN PROGRAM PAGE 5
SIGN TYPE 1 - MONUMENT SIGN

SIGNS TO BE ILLUMINATED WITH LOW PROFILE

LED LIGHT FIXTURES CONCEALED IN
LANDSCAPE AREA.

ILLUMINATION

SIGN TO BE INSTALLED IN LANDSCAPE AREA

ON PRIVATE PROPERTY AND SHALL BE SETBACK
A MINIMUM OF 10 FEET FROM PUBLIC STREET
CURB, 2 FEET FROM BACK OF SIDEWALK,

OUTSIDE ANY REQUIRED SITE DISTANCE
TRIANGLES, AND A MINIMUM OF 100 FEET
AWAY FROM ANOTHER GROUND SIGN.

LOCATION
1 QUANTITY
64 SQARE FEET

MAXIMUM SQUARE FOOTAGE
1-11 Via Farrona

ELEVATION VIEWS
SCALE: 3/8”=1’-0”
6'-0" MAX.
10'-8"
20" 5" 8"

FRONT VIEW END VIEW
1540
LUMINAR BUSINESS PARK - MASTER SIGN PROGRAM PAGE 6

END VIEW FRONT VIEW

SATIN PAINTED FABRICATED ALUMINUM
SYMBOL AND LTTERS PIN MOUNTED 1/4”

OFF WALL SURFACE WITH STAINLESS STEEL
HARDWARE PER SIGN CONTRACTOR’S
STRUCTURAL ENGINEERING CALCULATIONS.

DESIGN NOTES
2 SIGN TYPE 2 - ENTRY PORTAL SIGNAGE

LETTERS TO BE HALO-ILLUMINATED AND

SYMBOL TO INTERNALLY FACE ILLUMINATED
WITH LED LIGHTING.

ALTERNATE: LETTERING AND SYMBOL TO BE

SPOT ILLUMINATED WITH LOW PROFILE LED

LIGHT FIXTURES CONCEALED IN LANDSCAPE
AREA.

ILLUMINATION

SIGNAGE TO BE INSTALLED ON LANDSCAPE
WALL (BY OTHERS) AS SHOWN.

LOCATION
2 - ONE PER ENTRY

QUANTITY
104 SQARE FEET

MAXIMUM SQUARE FOOTAGE

TYPICAL ELEVATION VIEWS
SCALE: 1/4”=1’-0”

PORTAL WALL - RENDERING VIEW
15'-6"+/-
8'-8"
20"
5"
3'-8" MAX
1541
LUMINAR BUSINESS PARK - MASTER SIGN PROGRAM PAGE 7
1-4
5-11
5'-0"
2'-6"

SATIN PAINTED FABRICATED ALUMINUM

SIGN STRUCTURE WITH INTERNAL FRAMING

AND CONCRETE FOOTING BELOW GRADE
PER SIGN CONTRACTOR’S STRUCTURAL
ENGINEERING CALCULATIONS.

DESIGN NOTES
SIGN TYPE 3 - VEHICULAR DIRECTIONAL

SIGNS TO BE ILLUMINATED WITH LOW PROFILE

LED LIGHT FIXTURES CONCEALED IN
LANDSCAPE AREA.

ILLUMINATION

SIGN TO BE INSTALLED IN LANDSCAPE AREA

ON PRIVATE PROPERTY AND SHALL BE SETBACK
A MINIMUM OF 10 FEET FROM PUBLIC STREET
CURB, 2 FEET FROM BACK OF SIDEWALK,

OUTSIDE ANY REQUIRED SITE DISTANCE
TRIANGLES, AND A MINIMUM OF 100 FEET
AWAY FROM ANOTHER GROUND SIGN.

LOCATION
9 QUANTITY

12.5 SQARE FEET

MAXIMUM SQUARE FOOTAGE

FRONT (TYPICAL) RIGHT SIDE
3 ELEVATION VIEWS
SCALE: 3/8”=1’-0”

LEFT SIDE
1542

TENANT NAME TENANT NAME TENANT NAME TENANT NAME TENANT NAME TENANT NAME TENANT NAME 2 TENANT NAME

TYPICAL BUILDING SIGNAGE
SCALE: NTS

TENANT NAME

TYPICALMURAL OPPORTUNITY
LUMINAR BUSINESS PARK - MASTER SIGN PROGRAM PAGE 8

TYPICAL BUILDING ELEVATIONS W/ SIGNAGE

TENANT NAME
1543

BUILDING ADDRESS
MINIMUM 2 PER BUILDING OR AS REQUIRED
10 SQUARE FEET OR AS REQUIRED
4 TENANT GRAPHIC AREA

ONE SIGN PER UNIT ENTRY
9 SQUARE FEET TOTAL
7 TYPICAL BUILDING SIGNAGE - PARTIAL ELEVATION VIEW
SCALE: 3/16”=1’-0”

TENANT NAME
2 F
2 TENANT CANOPY SIGNAGE
ONE SIGN PER UNIT ENTRY - 18” MAX LETTER HEIGHT
25 SQUARE FEET MAX.
5 3 FT SQ
TENANT

GRAPHIC
AREA
G
2 TENANT NAME
8 UNIT IDENTIFICATION

ONE SIGN PER UNIT ENTRY
5 SQUARE FEET TOTAL
LUMINAR BUSINESS PARK - MASTER SIGN PROGRAM PAGE 9

TYPICAL BUILDING SIGNAGE
6 TENANT ON-BUILDING SIGN
(RESERVED FOR MAJOR TENANTS THAT OCCUPY LARGE SIZE / CORNER UNITS.

SIGN TO BE USED IN LIEU OF CANOPY SIGN, SUBJECT TO OWNERSHIP APPROVAL)

MAXIMUM OF TWO SIGNS PER ELEVATION

MAXIMUM FOUR SIGNS PER BUILDING
32” MAX LETTER HEIGHT
75 SQUARE FEET MAX.

DESIGN ALL BUILDING SIGNAGE TO BE NON
ILLUMINATED SATIN PAINTED FLAT CUT OUT 1/2”

THICK ALUMINUM LETTERS/NUMBERS PIN OR BASE

MOUNTED AS SHOWN WITH STAINLESS STEEL
HARDWARE PER SIGN CONTRACTOR’S STRUCTURAL
ENGINEERING CALCULATIONS.

DESIGN NOTES
SIGNS TO BE NON-ILLUMINATED.

ILLUMINATION
1544
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AGENDA ITEM: 8-B

STAFF REPORT

SAN CLEMENTE PLANNING COMMISSION
Date: August 20, 2025
PLANNER: David Carrillo, Associate Planner
SUBJECT: Public Hearing Project 25-214, Luminar Business Park, a request for Development Permit 25-224, Conditional Use Permit 25-223, Discretionary Sign Permit 25-263, and Tentative Tract Map 25-225 to allow the construction of a new industrial complex with 11 new buildings on vacant land, in conjunction with a master sign program, and a land and condominium subdivision for individual ownership of each building/suite.

The Planning Commission will consider recommending that the City Council find that no supplemental review under the California Environmental Quality Act (CEQA) is necessary pursuant to State CEQA Guidelines Sections 15162 and 15183.

The Planning Commission will consider making recommendations on all concurrent permits and CEQA findings to the City Council.

LOCATION: 1000 Calle Cordillera
ZONING/ GENERAL PLAN: Business Park Zone within the Rancho San Clemente Specific Plan

REQUIRED FINDINGS
The following findings shall be made to approve the proposed project. The draft Resolution (Attachment 1) and analysis section of this report provide an assessment of the project’s compliance with these findings.

Development Permit, Zoning Ordinance Section 17.16.100, to allow new nonresidential private buildings. a. The proposed project is consistent with the General Plan b. The proposed project complies with zoning regulations c. The proposed project is consistent with the City's Design Guidelines d. The proposed development will not be detrimental to the public health, safety, or welfare, or materially injurious to properties and improvements in the vicinity e. The proposed project is in character and compatible with the properties in the neighborhood
Attachment 6
1610
Luminar Business Park Page 2
Conditional Use Permit, Zoning Ordinance Section 17.16.060, consistent with the Rancho San Clemente Specific Plan Section 503.II., to allow a commercial recreation use within the Business Park Zone.
a. The proposed use is permitted within the subject zone pursuant to the approval of a Conditional Use Permit and complies with all the applicable provisions of Title 17, the San Clemente General Plan and the purpose and intent of the zone in which the use is being proposed
b. The site is suitable for the type and intensity of use that is proposed c. The proposed use will not be detrimental to the public health, safety or welfare, or materially injurious to properties and improvements in the vicinity d. The proposed use will not negatively impact surrounding land uses Discretionary Sign Permit, Zoning Ordinance Section 17.16.250, to allow a Master Sign Program.
a. The design, including lighting, scale, length and materials, of the signs is consistent with the intent of the design elements of the General Plan, Design Guidelines, and Rancho San Clemente Specific Plan in which the sign is to be located
b. The design, scale and materials of the signs harmonize with the architectural design and details of the building or site it serves
c. The design and scale of the signs is appropriate to the distance from which the signs are normally viewed
d. The design and materials of the signs provide a contrast between the background and letters
e. The provisions of the Master Sign Program ensure consistency in design and style of all new signs
f. All new signs within the Master Sign Program are in compliance with the sign design standards
Tentative Tract Map, Subdivisions Ordinance Section 16.12.090, to allow a land and condominium subdivision of five or more parcels/condominiums. a. The site is physically suitable for the type of development b. The site is physically suitable for the proposed density of the development c. The design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat
d. The design of the subdivision or the type of improvements is not likely to cause serious public health problems
e. The subdivision, with its provisions for any design and improvements, is consistent with the General Plan and any applicable specific plan 1611
Luminar Business Park Page 3
f. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision

BACKGROUND
The project site is a 20.2 acre irregularly-shaped vacant lot in the Business Park Zone within the Rancho San Clemente Specific Plan. See Attachment 2 for a location map.

The site was mass graded with a pad that is visible from the San Clemente Ridgeline Trail and scenic corridors including Avenida Pico, Camino Vera Cruz, and Avenida La Pata.

The site has a downward slope from east to west with a grade difference of 100 feet. The project site has two access points – one via Calle Cordillera to the west and one via Calle Sombra to the east. Surrounding land uses include industrial businesses to the north, east, and west, and multi-family residences to the south beyond the Ridgeline Trail, which sits about 70-feet above the project site. Access to the Ridgeline Trail is currently provided via Calle Cordillera and Calle Sombra, among other trail access points within the business park. A 30-foot-wide easement is in place along the south property line for public access to the trail and for public utility purposes. The site also has a 3-foot easement for public utility and incidental purposes along the eastern and western property lines. Nearby major arterials are Avenida Pico and La Pata that connect to the primary collector street through the business park, Calle Amanecer. See Image 1 below for an aerial view of the project site.

Image 1 – Project Site
Development Management Team Meeting
The City's Development Management Team (DMT) reviewed the project and recommends approval with conditions included in Attachment 1, Exhibit A. 1612
Luminar Business Park Page 4
Noticing
Public notices were distributed and posted per City and State requirements. Staff has not received any public comments on this item to-date.

Concurrent review of multiple permits.

When multiple permits are processed concurrently, the Zoning Code calls for a decision on all of the applications to be made by the highest review authority. Since the project involves a Tentative Tract Map for a land subdivision, which requires City Council approval, then the Planning Commission will make a recommendation on all concurrent permits, including the Development Permit, Conditional Use Permit, and Discretionary Sign Permit, to the City Council.

PROJECT DESCRIPTION
The applicant proposes to grade the site to develop an upper and lower campus. A total of 11 one-story industrial contemporary buildings with mezzanines are proposed, with seven buildings on the upper campus and four buildings on the lower campus. A private street, Via Farrona, is proposed which will connect Calle Cordillera to Calle Sombra, providing access to each campus from either side of the development. Pedestrian access from the lower campus to the upper campus is provided via stairs and a ramp on the south side of the site. A communal area, labeled as “amenity hub” on plans, is proposed on the upper campus, and would provide indoor and outdoor shared gathering spaces for informal meetings, breaks, and socializing. The amenity hub is centralized on the site for access to all occupants, and also includes an elevated deck offering ocean views. A sixfoot wide pedestrian pathway is proposed along the southern property line for access to the adjacent ridgeline trail, and concurrently proposes to partially quitclaim1the existing 30-foot easement to maintain public access to the trail. Trash enclosures are proposed throughout the site to serve all buildings. The project would include 487 parking spaces to accommodate uses such as professional and medical office, warehouse, light manufacturing, and commercial recreation.

Proposed landscaping consists of a variety of trees and plants offering a colorful palette, and is provided at each site entry point and along the front of each building. Existing landscaping will remain on the east and west side of the site. Large, angular free-standing walls serve as entry portals at both entry points. Proposed building materials consist of concrete, aluminum, and vision and spandrel glass. 2 The proposed building color palette consists of primary (gray), secondary (light blue), and accent (green, orange, and blue) colors. All buildings would have the primary and secondary colors, and one of the accent colors. See Image 2 for the proposed site plan and Attachment 9 for the conceptual architectural plans, including a materials board.
1 Quitclaim: to release or relinquish a legal claim.
2 Spandrel glass: opaque glass used in building facades, typically between floors, to conceal building components like vents, wires, and slab edges.
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Additionally, the applicant proposes a Master Sign Program, and is requesting a Tentative Tract Map for a land and condominium subdivision. The land subdivision would create one parcel per building, and the condominium subdivision is to allow for individual ownership of each suite.

Image 2 – Proposed Site Plan

PROJECT ANALYSIS
Development Standards
The project meets development standards and other requirements, as shown in Table 1 below.

Table 1 – Development Standards
Development
Standard Proposed
Complies
with
standards
FAR (Maximum) .5 (451,935 sq.ft) .27 (234,714
sq.ft.)
Yes
Height (Maximum) 35’ 35’ Yes
Setbacks (Minimum):

Front Setback and
Landscaped Buffer
Rear Setback from Public
Street
20’
15’
>20’
>15’
Yes
Yes
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Development
Standard Proposed
Complies
with
standards
Required Parking (Minimum): 487 487 Yes
Landscaping Req.
(Minimum):
15% of site area;
front setback shall
be landscaped
31% Yes
Development Permit
Development Permits are required to: ensure development projects, not involving the City’s designated historic resources and landmarks list, will promote the orderly development of the City in compliance with the goals, objective, and policies of the General Plan, any applicable Specific Plan, and the standards specified in the Zoning Code; encourage site design and architecture sensitive to community and neighborhood character; enhance the visual environment and protects the economic value of existing structures; respect the physical and environmental characteristics of the site; ensure safe and convenient access and circulation for pedestrians and vehicles; exemplify the best professional design practices through consistency with the City’s Design Standards and Guidelines; and encourage a distinct community or neighborhood identity.

Rancho San Clemente Specific Plan Vision Compatibility
The project consists of high-quality contemporary architecture and landscaping, with 74 adaptable tenant suites that can be combined and occupied by industrial-type uses, such as medical offices, light manufacturing, professional offices, research and development, service uses, warehouse/wholesale, and commercial recreation with a Conditional Use Permit. The predominant material is painted and textured concrete, with secondary materials such as glass and metal. The color palette consists of gray/blue tones as primary colors, and green, orange, and blue as accent colors. Additionally, an amenity hub is provided for tenants/employees with amenities such as a gym, golf simulator, and an ocean-view deck. The 74 new industrial suites totaling 234,714 square feet of floor area will increase job opportunities within the Business Park, while remaining compatible with surrounding development.

Scale, Mass, Form, and Articulation
The project’s mass, scale, and form are compatible in character with surrounding industrial development in that the proposed buildings consist of one story with mezzanine levels, human scale elements such as canopies over primary entries, typical industrial building footprints, and flat roofs. Surrounding industrial buildings consist of one, two, and three-story buildings with flat roofs, and similar building footprints. The proposed buildings have flat roofs and a maximum height of 35 feet with building lengths close to 400 feet, to accommodate industrial-related uses. Parapet walls are provided, with some corner portions extending higher than the rest of respective buildings to visually improve roof 1615
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lines. The parapet walls also provide screening for rooftop equipment. Each building's front elevation consists of canopies, canopy signage, staggered suite entrances with an angled façade, landscaping, signage, a mix of wall materials that make up geometric patterns, and accent colors. These materials are reflected on all other building elevations.

Buffers and Setbacks
The project consists of adequate setbacks between the buildings and streets, and between each building, for compliance with minimum setback requirements and drive aisles meeting Orange County Fire Authority (OCFA) and CR&R standards. Substantial landscaped buffers are proposed on the west and east side of the project adjacent to the streets. To the north of and adjacent to the project site is a landscaped strip of land zoned as open space (OS2), providing a natural buffer between the project and the nearest downhill developed site to the north. The project includes a small landscaped buffer with a pedestrian walkway on the south side of the project site for access to the adjacent ridgeline trail.

Project Aligned with Topography
The site has a downward slope from east to west with a grade difference of 100 feet, and sits at the highest point within the Business Park about 70 feet below a ridgeline, within the Knob Hill and Rancho San Clemente Ridgeline Trail3 public vista points. The proposed development has two zones - a higher pad on the east side with seven buildings and a lower pad on the west side with four buildings, with a landscaped buffer in between. The proposed grading resulting in the two pads follows the site's topography. Additionally, the one-story nature of the project helps maintain visibility of the ridgeline located behind the project.

Landscaping and Hillside Development Policies
Hillside Development General Plan policies require that development blend into hillsides and maintain visibility of ridgelines. The City’s Landscape Consultant reviewed the proposed landscape plan and provided comments for the applicant to address when submitting a comprehensive landscape plan during the building permit review process. It was suggested that perimeter specific screen/skyline trees be including in order to provide screening of the proposed buildings. To further screen the development, City staff suggested obtaining authorization from the Rancho San Clemente Business Park Association, which owns the adjacent open space lot to the north, to plant additional trees on said open space consistent with the tree palette suggested by the City’s Landscape Consultant. Trees on the adjacent slope would allow for a more natural tree buffer. The Orange County Fire Authority confirmed that a fuel modification plan will not be required since building footprints are not proposed within a High Fire Hazard Severity Zone (2025 CalFire Map). Overall, native and drought-tolerant landscaping in the form of trees and 3 The City’s Trails and Bikeways Map can be viewed here. 1616
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plants is provided along the property edges and within the development to complement parking areas, pedestrian paths, front building facades, and the project entries.

Bicycle- and Pedestrian-Oriented Site Design
The project incorporates bicycle- and pedestrian-oriented features such as walkways, an amenity hub, and bicycle parking throughout the development. The project also provides a shower within the amenity hub to encourage active transportation to the development, consistent with Trip Reduction and Travel Demand Management (TR/TDM) standards, per Zoning Ordinance Chapter 17.76. To ensure full compliance with TR/TDM standards, Conditions of Approval have been added, which address designated carpool parking spaces, an additional shower, information on transportation alternatives, and vanpool vehicle accessibility. The project consists of stairs and an accessible ramp which directly connects the upper and lower building pads. Additionally, a pedestrian path is provided along the south of the property, providing access to each building pad and the adjacent ridgeline trail, supporting recreational goals.

Lighting
Proposed exterior site lighting consists of fixtures that direct light downward. Additionally, as a condition of approval, a photometric plan must be submitted for review and approval by the Planning Division, prior to issuance of a building permit, to ensure lighting remains within the project site.

Project Entries
The project provides site walls at each site entry made up of concrete and aluminum which accommodate project signage and visually outline the entrance to the business park. To further emphasize the entries, decorative paving and landscaping is also provided at each entry. Additional details on signage are provided in the Master Sign Program section below.

Parking
Table 2 below demonstrates required parking for the project. Overall, 487 parking spaces are required, and 487 parking spaces are provided and to be shared within the development. Condition of Approval No. 7.8 requires the property manager to maintain and provide to the Planning Division an updated parking table that tracks the amount of parking spaces available as suites are occupied. Although the amenity hub is an accessory use, and parking is not required for it, the applicant included the amenity hub’s square footage in the parking calculation under office, to accommodate a future conversion of the amenity hub into an office, warehouse, or light manufacturing use. 1617
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Table 2 – Required Parking
Use Floor Area (Sq.

Ft)
Parking Ratio Required Parking
Warehouse 104,000 1/2000 sq.ft. 52
Office 89,500 1/300 sq.ft. 298.33
Light Manufacturing 30,000 1/500 sq.ft. 60
Commercial Recreation
(Building 1)
15,285 1/200 sq.ft. 76.42
Total Required Parking 487
Traffic
As noted in the CEQA section of this report, a prior EIR was certified in 1983. The scope of the impacts, such as traffic, from the proposed project was analyzed in the prior EIR, and no changes to the project site or its circumstances are occurring, nor is there any new information not available at the time of the prior EIR, that could result in new or more severe impacts than the potential impacts analyzed in the prior EIR. The proposed project will result in a reduction in the intensity of development and uses allowed on the site, thereby reducing the risk of any potential environmental impacts below those considered in the prior EIR, in that, the maximum Floor Area Ratio (FAR) in the Business Park zone is .5, or 451,935 square feet for the project site, and the proposed floor area is 234,714 square feet (.27 FAR). The project further reduces traffic impacts analyzed under the Specific Plan through its compliance with the City’s Trip Reduction and Travel Demand Management Ordinance (SCMC 17.76). The proposed business park is fully consistent with what the Rancho San Clemente Specific Plan envisions in the subject area.

Conditional Use Permit
It is the purpose and intent of the Conditional Use Permit process to provide for the review of uses that may, because of their nature, have an impact on the surrounding environment and for the determination of whether or not the proposed use is appropriate for its proposed location. The Conditional Use Permit process is intended to encourage uses to be located in a manner that is: 1) consistent with the City's zones; 2) sensitive to community and neighborhood identity; and 3) minimizes impacts to adjacent uses.

Review of a use may require the consideration of site plan issues related to the use, as well. A Conditional Use Permit is required to allow a commercial recreation use in Building 1 (the building closest to the Calle Sombra site entry).

Commercial Recreation Use
The applicant has not provided the specific type of commercial recreation use that would occupy Building 1. The applicant understands that a commercial recreation use must meet the definition of commercial recreation, per the Rancho San Clemente Specific Plan, which means, “any facility where the primary intent is to provide amusement, pleasure, or sport. Typical uses include dance studios, golf courses, health and athletic clubs, and 1618
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youth clubs.” The Development Management Team raised concerns with a use operating in Building 1 such as a school or day care where a drop-off and pick-up zone would be required, and queuing may create vehicular congestion on site, since the project’s site plan was not designed to accommodate a drop-off and pick-up zone, nor queuing lanes.

The applicant provided an expanded narrative regarding the commercial recreation use to staff, which is available as Attachment 3. A school and/or day care use can also be permitted with a Conditional Use Permit in the RSCSP; however, that use is not a part of this project and is not included within CUP 25-223. Additionally, project-specific Conditions of Approval (CoA) have been added to manage a commercial recreation use to facilitate vehicular and pedestrian circulation while other industrial-related uses are operating on site. The applicant is also required to include language from the projectspecific CoAs into CC&Rs. These project-specific conditions include:
• CoA No. 4.15.b: Bicycle parking and locker facilities shall be provided in a secure location for use by employees or tenants who commute to the site by bicycle.

The number of facilities/racks to be provided shall be at the rate of at least five racks for every 100 employees or fraction thereof.
• CoA No. 4.15.d: A commuter information area shall be provided that offers employees appropriate information on available transportation alternatives to the single-occupancy vehicle. This area shall be centrally located and accessible to all employees or tenants.
• CoA No. 7.4: The commercial recreation use shall operate within Building 1, as shown on plans approved by the Planning Commission, unless the City Planner and City Engineer approve the operation of the commercial recreation use within another building.
• CoA No. 7.5: The commercial recreation use shall operate in a manner that does not require more than 76 parking spaces.
• CoA No. 7.6: Drop-off/pick-up zones are not allowed unless an amendment to the project is approved by the Planning Commission.
• CoA No. 7.9: All customers shall park in a designated parking space and walk to their destination.
• CoA No. 7.7: Commercial recreation classes shall be staggered by a minimum of ten minutes in between the end and start of each class, and all schedules on business flyers and social media platforms shall reflect the ten-minute gap.

Discretionary Sign Permit
The purpose of a Discretionary Sign Permit is to provide a discretionary review process for Master Sign Programs to include design standards and requirements that achieve cohesive site signage. The intent of discretionary review is to ensure signs are compatible and harmonious with the architecture of the buildings they serve and with the surrounding neighborhood.
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Master Sign Program
The proposed Master Sign Program (Attachment 4) consists of a monument sign, two project identification signs at the entry portals, tenant building and canopy signs, directional signs, and address signs. All wall signs are made of flat cutout aluminum letters/numbers to be mounted with stainless steel hardware and painted with satin colors.

Illumination consists of halo-lighting on the project identification signs located at each entry, and low-profile LED lighting on the monument sign. Tenant building and canopy signs are non-illuminated. Tenant and canopy signage is appropriately placed within each suite’s façade and above each suite’s entry. Signage for the corner suites consists of two signs – one at the front elevation and one at the side elevation – that are placed higher on the building than the inline tenants. The higher placement of the corner suite signage is appropriate given that the parapet walls above the corner suites extend higher than the rest of the building’s height, allowing for more space between the top of the text and the roofline. The only sign allowed for inline tenants would be at the front elevation, not counting window signage. Window signage is allowed up to 25% of the respective glass panel surface area, and for tenant identification. The monument sign and project identification signs would be mounted on structures made of concrete and aluminum, compatible with the project’s architecture and materials. Elevation drawings are provided which show the perimeters for all signs to communicate the approved location of signs, along with design notes stating the material and illumination type for signs.

Tentative Tract Map
The purpose of reviewing a Tentative Tract Map is to ensure: the site is physically suitable for the type of development and proposed density of the development, the subdivision is not likely to cause serious public health problems, the subdivision is consistent with the General Plan and the Rancho San Clemente Plan, and the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. The applicant is requesting a Tentative Tract Map (Attachment 5) for a land and condominium subdivision.

Land Subdivision
The land subdivision is to create one parcel per building and allow ownership of each building. Per the applicant, the land subdivision would be processed first, where each building would essentially have property lines outlining the respective building. These new parcels per building meet the minimum required lot size of 10,000 square feet in the Business Park Zone.

Condominium Subdivision
The condominium subdivision is to allow for individual ownership of each suite. Per the applicant, a Final Map for the condominium subdivision request would only be processed in the future if the property owner deems it economically necessary under future market conditions. The request for a condominium subdivision is to secure a tentative approval 1620
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now and avoid going through another discretionary review process in the future, when and if the owner decides to complete a Final Map for condominiums.

Easements
Neither the design of the subdivision nor the type of improvements will conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision, in that, easements for public access and public utility purposes will remain. The existing 30-foot easement along the south property line will be partially quitclaimed since current water alignments within this easement are being modified and addressed in new easements that will be granted to the City. This easement will continue allowing public access to the adjacent ridgeline trail. Additionally, the City will quitclaim the existing sewer and water easement along the northern boundary and the property owner will be responsible for all on-site sewage improvements up to and including the connection of the sewage system to the main line on Calle Cordillera. In addition to the sewer and water easement that is being quitclaimed along the northern boundary, the City has a storm drain easement that will be partially quitclaimed. The City will obtain new easements for the onsite water system as shown on the Tentative Tract Map. Final quitclaims and acceptance of easements will be accomplished on the Final Map, which will return to City Council on a later date.

Since the project has been reviewed by staff and the Design Review Subcommittee with all subject buildings/suites shown on conceptual plans and deemed consistent with the General Plan and Design Guidelines, and since CC&Rs will be established for management of the development, Planning supports this request. Expirations and time extensions for the Tentative Tract Map are subject to the Subdivisions Ordinance (Title 16).

Design Review Subcommittee
The Design Review Subcommittee (DRSC) reviewed the project on June 25, 2025, and supported it moving forward to the Planning Commission with recommended changes outlined in the DRSC meeting minutes (Attachment 6), such as improving landscaping by connecting it more to the site and architecture. See Attachment 7 for the DRSC Report dated June 25, 2025, and the applicant’s response to DRSC comments in Attachment 8

GENERAL PLAN CONSISTENCY
The project is consistent with applicable General Plan policies as outlined in the table provided in Attachment 8.

ENVIRONMENTAL REVIEW/COMPLIANCE (CEQA)
The Planning Division completed an initial environmental assessment of the project per the California Environmental Quality Act (CEQA). Staff recommends the Planning Commission determine the project does not require further environmental review under CEQA per CEQA Guidelines Sections 15162 and 15183.
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The project does not require further environmental review under CEQA Guidelines section 15162 because the Environmental Impact Report (EIR) prepared for the Rancho San Clemente Specific Plan in 1983 accounted for the development type and intensity proposed in the Business Park zone, and there are no changes proposed by this project or its circumstances, nor any new information not available in 1983, that indicates that new or more severe environmental impacts may occur from the proposed project beyond the potential impacts analyzed in the prior EIR. Nor are any new mitigation measures or alternatives available that would substantially reduce onsite project impacts beyond those analyzed in the prior EIR. Additionally, the project is consistent with General Plan policies, design guidelines, and development standards.

The project also qualifies for streamlined review under CEQA Guidelines section 15183, which allows streamlined CEQA review for projects that are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was previously certified. However, Section 15183 still requires the lead agency to determine whether there are project-specific significant effects which are peculiar to the project or its site that were not analyzed as significant effects in the prior EIR; that are potentially significant off-site impacts and cumulative impacts that were not discussed in the prior EIR; or that are previously identified significant effects that, as a result of substantial new information that was not known at the time the EIR was certified, will have more severe adverse impacts than discussed in the prior EIR. In this case, the project is precisely the kind of project envisioned in the 1983 EIR, which was adopted for current general plan, community plan, and zoning requirements. The project description assessed in the 1983 EIR included the development of the subject project site as a business park, along with other uses within the Rancho San Clemente Specific Plan such as residential, commercial, open space, and a school. Here, the project consists of a business park complex with 11 new industrial buildings, without changes to the specific plan’s land use map. There are no effects of the project that are peculiar or unique to the project site, nor are there any new or more severe potentially significant onsite or offsite impacts of the proposed project that were not already analyzed in the prior EIR. The project is consistent with relevant mitigation measures adopted in the 1983 EIR relating to geology, soils, and topography; hydrology; water quality; biological resources; land use; visual and aesthetic resources; traffic and circulation; energy; and community services and public utilities. Precise grading must be based on the project-specific geotechnical study that is subject to final review and approval by the City Engineer, prior to the issuance of any permits, and is required to include an erosion, siltation, and dust control plan (geology, soils, and topography). In addition to the required precise grading plan, the project is deemed a Priority Project under the State NPDES permit and a Final Water Quality Management Plan will be required prior to the issuance of any permits (water quality). The project does not alter any streambed nor propose development on areas zoned as open space, with exception of trees being planted on the adjacent open space hill to the north of the project site, in the event the project applicant obtains authorization from the association that owns said adjacent open space (biological resources). The applicant is proposing storm drain improvements onsite to accommodate runoff water generated onsite under developed conditions, and to control runoff downstream 1622
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(hydrology). A final comprehensive landscape plan must be approved and implemented, consistent with the preliminary comments provided by the City’s Landscape Consultant which address compliance with the Hillside Development policies, and ensure the preservation of the adjacent ridgeline view (visual and aesthetic resources). Internal roadways within the Rancho San Clemente Specific Plan that provide access to the project site, including parking areas in compliance with parking requirements, have been previously provided and will remain. Additionally, Regional Circulation Financing and Phasing Program (RCFPP) impact fees are applicable to this development, per the original subdivision requirements of the Rancho San Clemente Specific Plan (traffic and circulation). All new buildings are subject to non-residential building standards in Title 24 of the California Building Standards Code (energy). The project site is in a developed area where public services and utilities are available to support the project. The project’s water and sewer systems were reviewed by the Utilities Division and Orange County Fire Authority for compliance with water and sewer standards, including fire flow standards.

The project does not propose removal or an alteration to the nearby water reservoir (community services and public utilities). Together, all the above project elements and associated conditions of approval implement the mitigation measures identified in the 1983 EIR.For these reasons, the project does not require further environmental review under CEQA per CEQA Guidelines section 15183.

CALIFORNIA COASTAL COMMISSION REVIEW
The project does not require Coastal Commission review since it is not within the Coastal Zone.

ALTERNATIVES
The Planning Commission may take any of the following actions:

1. Recommend that the City Council approval of the proposed project, subject to conditions of approval.

2. Recommend that the City Council approve the proposed project with changes to the project’s design or conditions of approval.

3. Recommend that the City Council deny the proposed project. If the Commission wishes to pursue this option, the hearing will need to be continued to allow the appropriate resolution(s) to be prepared.

RECOMMENDATION
Staff recommends that the Planning Commission:

1. Recommend that the City Council determine the project does not require further environmental review under CEQA per CEQA Guidelines Sections 15162 and 15183; and
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2. Adopt Resolution PC 25-012, recommending that the City Council approve Development Permit 25-224, Conditional Use Permit 25-223, Discretionary Sign Permit 25-263, and Tentative Tract Map 25-225, Luminar Business Park, subject to the attached conditions of approval.

Attachments:

1. Resolution No. PC 25-012
Exhibit A - Conditions of Approval

2. Location Map

3. Narrative Letter – Commercial Recreation Use and Parking

4. Master Sign Program

5. Tentative Tract Map

6. DRSC Minutes dated June 25, 2025

7. DRSC Staff Report dated June 25, 2025

8. Applicant’s Response to DRSC Comments

9. General Plan Consistency Table

10.Conceptual Architectural and Landscape Plans

EXHIBITS
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RESOLUTION NO. PC 25-012

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF SAN CLEMENTE, CALIFORNIA, RECOMMENDING

THAT THE CITY COUNCIL CONDITIONALLY APPROVE
DEVELOPMENT PERMIT 25-224, CONDITIONAL USE
PERMIT 25-223, DISCRETIONARY SIGN PERMIT 25-263,
TENTATIVE TRACT MAP 25-225, LUMINAR BUSINESS

PARK, TO ALLOW THE CONSTRUCTION OF A NEW
INDUSTRIAL COMPLEX WITH 11 NEW BUILDINGS ON

VACANT LAND, IN CONJUNCTION WITH A MASTER SIGN

PROGRAM, AND A LAND AND CONDOMINIUM

SUBDIVISION FOR INDIVIDUAL OWNERSHIP OF EACH
BUILDING/SUITE, LOCATED AT 1000 CALLE CORDILLERA,

AND FIND THAT NO FURTHER REVIEW UNDER THE

CALIFORNIA ENVIRONMENTAL QUALITY ACT IS
REQUIRED (14 CCR 15162 AND 15183)
WHEREAS, in 1983 an Environmental Impact Report was adopted for the Rancho San Clemente Specific Plan, which included land uses such as industrial (business park), residential, commercial, open space, and a school; and
WHEREAS, on May 9, 2025, an application was submitted by SC Holding LLC, 411 Amapola Avenue, Torrance, CA 90501 for Conditional Use Permit (CUP) 25-223, Development Permit (DP) 25-224, Tentative Tract Map (TTM) 25-225, and Discretionary Sign Permit (DSP) 25-263, and deemed complete on July 1, 2025, which is a request to allow the construction of a new industrial complex with 11 new buildings on vacant land, in conjunction with a master sign program, and a land and condominium subdivision for individual ownership of each building/suite, in the Business Park Zone within the Rancho San Clemente Specific Plan. The site’s legal description is N TR 12125 BLK LOT 11/N TR 12125 BLK LOT 10, and Assessor’s Parcel Numbers 688-151-03 and 688-151-04; and
WHEREAS, the Planning Division has completed an initial environmental assessment of the above matter in accordance with the California Environmental Quality Act (CEQA) and recommends that the Planning Commission recommend that the City Council determine that the project does not require further environmental review pursuant to State CEQA Guidelines Section 15162 and 15183. This is recommended because the Environmental Impact Report (EIR) prepared for the Rancho San Clemente Specific Plan accounted for the development type and intensity contemplated herein in the Business Park zone, and there are no changes proposed by the project or its circumstances, nor any new information unavailable at the time of the 1983 EIR, that indicates that new or more severe environmental impacts will occur from the proposed project beyond the potential impacts analyzed in the prior EIR. Nor are any new mitigation measures or alternatives available that would substantially reduce onsite project impacts beyond those analyzed in the prior EIR.

Additionally, the project is consistent with General Plan policies, design guidelines, and development standards; and
EXHIBIT 1
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Resolution No. PC 25-012 Page 2
WHEREAS, on May 15, 2025, the City's Development Management Team (DMT) reviewed the proposed project and determined it complies with the General Plan, Zoning Ordinance, and other applicable City ordinances and codes; and WHEREAS, on June 25, 2025, the City’s Design Review Subcommittee (DRSC) considered the project and supports it with design changes related to landscaping and signage; and
WHEREAS, on August 20, 2025, the Planning Commission of the City of San Clemente held a duly noticed public hearing on the subject application, considered written and oral comments, and facts and evidence presented by the applicant, City staff, and other interested parties.

NOW, THEREFORE, the Planning Commission of the City of San Clemente does hereby find, determine and resolve as follows:

Section 1. Incorporation of Recitals.

The Planning Commission hereby finds that all of the facts in the Recitals are true and correct and are incorporated and adopted as findings of the Planning Commission as fully set forth in this resolution.

Section 2. CEQA Findings.

Based upon its review of the entire record, including the Staff Report, any public comments or testimony presented to the Planning Commission, and the facts outlined below, the Planning Commission recommends that the City Council finds and determines that the proposed project is consistent with the Rancho San Clemente Specific Plan and its underlying Environmental Impact Report. Therefore, no further review under the California Environmental Quality Act is necessary pursuant to State CEQA Guidelines Section 15162 and 15183.

The potentially significant environmental impacts from the project were already analyzed in the prior EIR adopted for the Rancho San Clemente Specific Plan in 1983. No changes to the project site or its circumstances are occurring that could result in new or more severe impacts than the potential impacts analyzed in the prior EIR. The proposed Project will result in a reduction in the intensity of development and uses allowed on the site, thereby reducing the risk of any potential environmental impacts below those considered in the prior EIR, in that, the maximum Floor Area Ratio (FAR) in the Business Park zone is .5, and the proposed FAR is .27. The Project results in half of the floor area allowed in the Business Park zone, and less than, or approximately equal to, half of parking spaces required for a project at the maximum FAR of .5. In addition to a FAR less than the maximum, the proposed building heights are below or at the maximum allowed height of 35 feet, and as a result the site will also see a lower intensity of trip generation. Therefore, all the potential environmental impacts of the Project were analyzed in the prior EIR and no changes or revisions to that document are necessary. Nor is there any new information of substantial importance, not known at the time of the adoption of the EIR, that indicates new or more severe impacts or the availability of new alternatives or mitigation measures, and 1626
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no changes to the prior EIR are necessary. Additionally, the project is consistent with General Plan policies, design guidelines, and development standards as outlined in the findings below.

The project also qualifies for streamlined review under CEQA Guidelines section 15183, which allows streamlined CEQA review for projects that are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was previously certified. However, Section 15183 still requires the lead agency to determine whether there are project-specific significant effects which are peculiar to the project or its site that were not analyzed as significant effects in the prior EIR; that are potentially significant off-site impacts and cumulative impacts that were not discussed in the prior EIR; or that are previously identified significant effects that, as a result of substantial new information that was not known at the time the EIR was certified, will have more severe adverse impacts than discussed in the prior EIR. In this case, the project is precisely the kind of project envisioned in the 1983 EIR, which was adopted for current general plan, community plan, and zoning requirements. The project description assessed in the 1983 EIR included the development of the subject project site as a business park, along with other uses within the Rancho San Clemente Specific Plan such as residential, commercial, open space, and a school. Here, the project consists of a business park complex with 11 new industrial buildings, without changes to the specific plan’s land use map. There are no effects of the project that are peculiar or unique to the project site, nor are there any new or more severe potentially significant onsite or offsite impacts of the proposed project that were not already analyzed in the prior EIR. The project is consistent with relevant mitigation measures adopted in the 1983 EIR relating to geology, soils, and topography; hydrology; water quality; biological resources; land use; visual and aesthetic resources; traffic and circulation; energy; and community services and public utilities. Precise grading must be based on the projectspecific geotechnical study that is subject to final review and approval by the City Engineer, prior to the issuance of any permits, and is required to include an erosion, siltation, and dust control plan (geology, soils, and topography). In addition to the required precise grading plan, the project is deemed a Priority Project under the State NPDES permit and a Final Water Quality Management Plan will be required prior to the issuance of any permits (water quality). The project does not alter any streambed nor propose development on areas zoned as open space, with exception of trees being planted on the adjacent open space hill to the north of the project site, in the event the project applicant obtains authorization from the association that owns said adjacent open space (biological resources). The applicant is proposing storm drain improvements onsite to accommodate runoff water generated onsite under developed conditions, and to control runoff downstream (hydrology). A final comprehensive landscape plan must be approved and implemented, consistent with the preliminary comments provided by the City’s Landscape Consultant which address compliance with the Hillside Development policies, and ensure the preservation of the adjacent ridgeline view (visual and aesthetic resources). Internal roadways within the Rancho San Clemente Specific Plan that provide access to the project site, including parking areas in compliance with parking requirements, have been previously provided and will remain. Additionally, Regional Circulation Financing and Phasing Program (RCFPP) impact fees are applicable to this development, per the original subdivision requirements of the Rancho San Clemente Specific Plan (traffic and circulation). All new buildings are subject to non-residential building standards in Title 24 of the California Building Standards Code (energy). The project site is in a developed area where public services and utilities are 1627
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available to support the project. The project’s water and sewer systems were reviewed by the Utilities Division and Orange County Fire Authority for compliance with water and sewer standards, including fire flow standards. The project does not propose removal or an alteration to the nearby water reservoir (community services and public utilities). Together, all the above project elements and associated conditions of approval implement the mitigation measures identified in the 1983 EIR. For these reasons, the project does not require further environmental review under CEQA per CEQA Guidelines section 15183.

Section 3. Development Permit Findings
With respect to Development Permit (DP) 25-224, for new non-residential buildings, the Planning Commission recommends that the City Council finds as follows:

A. As conditioned, the proposed project is consistent with the General Plan, in that:

1. The project consists of high-quality contemporary architecture and landscaping, with 74 adaptable tenant suites within 11 buildings that can be combined and occupied by industrial-type uses, such as, medical offices, light manufacturing, professional offices, research and development, service uses, and warehouse/wholesale, and commercial recreation with a Conditional Use Permit. Additionally, an amenity hub is provided for tenants/employees with amenities such as a gym, golf simulator, and an ocean-view deck. The 74 new industrial suites totaling 234,714 square feet of floor area will increase job opportunities within the Business Park, while remaining compatible with surrounding development, consistent with the following developmental policies of the City: Industrial Land Use Goal, which states, “Create and maintain diverse employment opportunities located in areas that provide strategic advantages for employers to locate in San Clemente, provide headof-household jobs, generate municipal revenues, and improve quality of life, while minimizing impacts on surrounding neighborhoods.”; and the Rancho San Clemente Business Park Goal, which states, “Maintain and promote the Rancho San Clemente and Talega Business Parks as a premier office and industrial location for start-up businesses, expanding businesses, and for businesses relocating to San Clemente.”; and Land Use Element Policy 8.01 - Priorities, which states, “Pursuant to the Economic Development Strategy, we assign a high priority to those initiatives, investments, and development approvals that contribute to our vision of the Rancho San Clemente Business Park as a premier office and industrial employment center that capitalizes on San Clemente’s access to the Orange County and San Diego County markets.”;

2. The project consists of adequate setbacks between the buildings and streets, and between each building, for compliance with minimum setback requirements and drive aisles meeting Orange County Fire Authority (OCFA) and CR&R standards. Prominent landscaped buffers are proposed on the west and east side of the project adjacent to the streets. To the north of and adjacent to the project site is a landscaped strip of land zoned as open space (OS2), providing a natural buffer between the project and the nearest 1628
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developed site to the north. The project includes a small landscaped buffer with a pedestrian walkway on the south side of the project site, for access to the adjacent ridgeline trail, consistent with General Plan Policy UD-3.03 – Buffers and Setbacks, which states, “We require that new uses and buildings, characterized by differing functions, activities, density, scale and massing, to provide conditions of approval, landscaped buffers and/or setbacks between uses to prevent or reduce adverse impacts.”;

3. The project’s mass, scale, and form are compatible and in character with surrounding industrial development in that the proposed buildings consist of one story with mezzanine levels, human scale elements such as entry canopies over primary entry doors, typical industrial building footprints, and flat roofs. Surrounding industrial buildings consist of one, two, and three-story buildings with flat roofs, and similar building footprints. The project and existing development generally consist of long uninterrupted wall planes as expected to accommodate industrial-related uses, consistent with General Plan Policy UD-5.10 – Scale and Massing, which states, “We require that the scale and massing of development be compatible with its surroundings and with the General Plan, applicable specific plan and or area plan.”;

4. The site has a downward slope from east to west with a grade difference of 100 feet, and sits at the highest point within the Business Park and about 70- feet below a ridgeline, near the Knob Hill and Forster Ranch Ridgeline Trail public vista points. The proposed development has two zones - a higher pad on the east side with seven buildings and a lower pad on the west side with four buildings, with a landscaped buffer in between both pads. The site plan is consistent with General Plan Policy UD-5.14 – Building Design with Topography, which states, “Building design shall consider the site’s natural topography, public view corridors and adjacent building profiles so that canyonization is avoided.”;

5. Proposed landscaping consists of drought-tolerant and native species primarily on the development's edges and throughout the development, consistent with General Plan Policy UD-5.18 – Drought Tolerant/Native Species Landscaping, which states, “Ornamental plantings in new, nonresidential development should consist primarily of drought tolerant and California native species. Only in small areas and special public locations, such as high-use areas of parks, should lawns or other high water use vegetation be used.”; and

6. The project incorporates bicycle- and pedestrian-oriented features such as walkways, an amenity hub, and bicycle parking throughout the development.

The project supports recreational goals by providing a walkway that connects the ridgeline trail to sidewalks at both Calle Sombra and Calle Cordillera.

Additionally, the project also provides a shower within the amenity hub to encourage active transportation to the development, consistent with General Plan Policy M-2.48 – Bicycle- and Pedestrian Oriented Site Design, which states, “The project incorporates bicycle- and pedestrian-oriented features 1629
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such as walkways, an amenity hub, and bicycle parking throughout the development. The project supports recreational goals by providing a walkway that connects to the ridgeline trail. Additionally, the project also provides a shower within the amenity hub to encourage active transportation to the development.”
B. As conditioned, the proposed project complies with zoning regulations, in that:

1. The tallest building point is proposed at 35 feet, in compliance with the height limit of 35 feet;

2. The project provides significantly more than a 20-foot setback from Calle Cordillera and Calle Sombra, in compliance with the minimum setbacks of 20 feet from Calle Cordillera, and 15 feet from Calle Sombra;

3. The project’s FAR is .27 (234,714 square feet), in compliance with the maximum FAR of .5 (451,935 square feet);

4. The project is conditioned to comply with Trip Reduction and Travel Demand Management standards pursuant to SCMC 17.76 (Condition of Approval

4.15);

5. The project provides 487 parking spaces, where 487 parking spaces are required for the anticipated uses; and

6. The project meets landscaping requirements in that 15% of the site and the front setback area is landscaped.

C. As conditioned, the proposed project is consistent with the City's Design Guidelines, in that:

1. The site has a downward slope from east to west with a grade difference of 100 feet, and sits at the highest point within the Business Park and about 70- feet below a ridgeline, near the Knob Hill and Forster Ranch Ridgeline Trail public vista points. The proposed development has two zones - a higher pad on the east side with seven buildings and a lower pad on the west side with four buildings, with a landscaped buffer in between both pads. The proposed grading resulting in the two pads follows the site's topography. Additionally, the one-story nature of the project helps maintain visibility of the ridgeline located behind the project, consistent with Design Guideline 302 VI. Ridgeline Views, which states, “Building pads should be designed and sited in a manner that compliments the natural topography and does not interrupt the view of the primary ridgeline from selected public vista points. The ridgeline should be visible as a backdrop for development, allowing for the appearance of ridgeline between the roofline and the skyline.”;

2. The project consists of stairs and an accessible ramp which directly connects the upper and lower building pads. Additionally, a pedestrian path is provided 1630
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along the south of the property, providing access to each building pad and the adjacent ridgeline trail, consistent with Design Guideline 303 III.A. Pedestrian Orientation, which states, “The siting of buildings around common pedestrian walkways is encouraged. Pedestrian walkways should be provided connecting individual buildings.”;

3. Proposed exterior lighting consists of fixtures that direct light downward.

Additionally, as a condition of approval, a photometric plan must be submitted for review and approval by the Planning Division, prior to issuance of a building permit, to ensure lighting remains within the project site, consistent with Design Guideline 303 III.B. Outdoor Lighting, which states, “Parking lot and outdoor lighting should be the minimum needed to accommodate safety and security, while minimizing impacts on surrounding residential areas.

Lighting of any facility should be oriented away and shielded from neighboring residential properties. In addition, the lighting should not be excessively intense so as to impact neighboring properties nor passing traffic on adjacent streets. Decorative fixtures with shields to direct light downward should be used for overhead lighting. Bollard or other low-height lighting should be used whenever possible for pedestrian areas. Light fixture design should be consistent with the character of the project.”;

4. One six-foot high and 10-foot-wide code-compliant, project identification sign is proposed on the northeast corner of the site with the development's name.

The sign consists of fabricated aluminum and low-profile LED lighting, consistent with Design Guideline 303 III.C. Project Identification Signs, which states, “Projects should be identified by low-level monument signing in order to provide business center identification. Such signs may include logos and should be harmonious in scale, form, materials, and colors with project buildings, walls, and other structures. Signs must comply with the Sign Ordinance.”;

5. Proposed building footprints have insets at each suite's entry with staggered angled facades along each building's front elevation. Additionally, each suite has a canopy projecting over its entry. Low-height landscaping is also integrated along the front of suites, consistent with Design Guideline 303 II.D.

Variations in Building Footprint, which states, “Building footprints should be designed with variations composed of insets, entries, corners, and jogs integrated with adjacent outdoor areas in order to create visual interest and give a sense of small scale.”;

6. Sufficient space is provided in between buildings to accommodate landscaping, walkways, and drive aisles that meet OCFA and CR&R standards. The site's natural topography allows for landscaped buffers that screen project parking areas from adjacent streets, consistent with Design Guideline 303 III.E.1 Parking Lot Buffering, which states, “There should be a buffer area of at least five (5) feet between buildings and parking areas or driveways in order to avoid placing paved vehicular areas next to building walls. Except where there are walkways, this buffer area should be 1631
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landscaped. Parking and circulation areas should be screened from the street by landscaping and berming.”;

7. The project provides free-standing architectural walls at each site entry made up of concrete and aluminum which accommodate project signage as a gateway feature into the site. To further emphasize the entries, decorative paving and landscaping is also provided at each entry, consistent with: Design Guideline 304 I.A. Project Entries, which states, “Major project entries should be designed as special statements reflective of the character of the project in order to establish identity for residents, commercial tenants, and visitors.

Special paving textures, flowering accents, and specimen trees should be used to reinforce the entry statement.”; Design Guideline 304 I.E. Decorative Paving, which states, “Decorative paving at project entries and interior project pedestrian areas should be used. This should consist of brick, tile, pavers, stamped concrete, or similar materials.”; and Design Guideline 305 III.G Entries, which states, “The main public entrance should be readily visible from the street, parking area, and pedestrian connection. Emphasis on the entry can be achieved by concentrating a secondary material at the entry with a major projection or recess.”;

8. Landscaping in the form of trees and low-height planting is provided along the property edges, and within the development, for compliance with Hillside Development policies, consistent with Design Guideline 304 I.D. Boundary Landscaping, which states, “Boundary landscaping should be installed along all property lines with at least one tree planted for every 30 lineal feet on average. Also, landscape mounding should be used along all arterial highways unless determined unfeasible by the Planning Commission or City Council as appropriate, due to safety or other site considerations.”;

9. The proposed buildings have flat roofs and a maximum height of 35 feet with building lengths close to 400 feet, to accommodate industrial-related uses.

Parapet walls are provided, with some corner portions extending higher than the rest of respective buildings to visually improve roof lines. The parapet walls also provide screening for rooftop equipment. Each building's front elevation consists of canopies, canopy signage, staggered suite entrances with an angled façade, landscaping, signage, a mix of wall materials that make up geometric patterns, and accent colors. Additionally, all other building elevations contain the same level of detail with the exception of the entry canopies and canopy signage, consistent with: Design Guideline 305 III.A.

Building Mass and Form, which states, “Massing should be simple and possess strongly integrated geometric forms. The massing should relate to the internal function and nature of the space it is intended to enclose. The building should contrast the solid mass of facade with the lighter elements of the entry. The facade should clearly identify and direct people to the entry.

The use of strong shadow lines created by recesses and projections are highly encouraged.”; Design Guideline 305 III.B. Articulation, which states, “Differentiation of building facades through the use of materials, colors, and architectural details is encouraged. One-sided architecture, where only the 1632
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dominant street frontage possesses articulation, should be avoided. If a separate parking structure is provided, the design should be integrated.”; Design Guideline 305 III.C. Roofs, which states, “The roof of a larger buildings should generally be flat with the minimum slope necessary for adequate drainage. The use of mansards and other pitched roofs on the major structures are discouraged. Gabled roofs may be acceptable for smaller buildings. Flat roofs should be surrounded by a parapet which is a continuation of the facade material.”; and Design Guideline 305 III.D.

Screening of Equipment, which states, “All roof equipment should be screened to prevent equipment being visible from an off-site horizontal line of sight. This can be done with either a parapet or screen wall designed to be an integral part of the building. Any roof-mounted equipment which is visible from an adjacent building or from surrounding terrain should be located in a compact, neat, and organized manner. Such equipment should be painted to match the surrounding roof surface. Exterior wall drainage, utilities, cabinets, and other systems should be integrated into the design.”; and

10.The predominant material is painted and textured concrete, with secondary materials such as glass and metal. The color palette consists of gray/blue tones as primary colors, and green, orange, and blue as accent colors, consistent with: Design Guideline 305 III.E., which states, “Wall materials are divided into two categories. Those dominant materials which comprise seventy (70) to ninety (90) percent of the building's elevation, should consist of painted or textured concrete, brick, split-faced block, or glass (not to exceed 70%). Glass should not have a reflective factor of greater than thirty percent.

The remaining accent or entry materials should consist of tile, plaster, glass block, stone, and some metals. Prohibited materials include wood siding, shingles, and pre-engineered types of metal siding. If covered parking or a parking structure is included, the design details and materials should be integrated and complement the major building.”; and Design Guideline 305 III.F., which states, “Dominant materials generally should be in the range of earth tone, gray, or off white. Secondary material colors should complement and act as a tasteful accent to the dominant material color.” D. As conditioned, the proposed development will not be detrimental to the public health, safety, or welfare, or materially injurious to properties and improvements in the vicinity, in that:

1. The project is proposed entirely within the property, and no part of the development encroaches into the public right-of-way. However, the applicant will plant trees in the future on the adjacent open space lot to the north of the project, in the event ownership of the adjacent lot authorizes the planting of trees on said space. Condition of Approval No. 4.13 requires the applicant to submit to and obtain approval from the City Planner, or designee, a landscape plan showing the location and type of trees to be planted;

2. All required parking for the project is provided on site; 1633
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3. Adequate trash enclosures are provided per CR&R Environmental Standards;

4. The project provides a pedestrian pathway along the south of the property for public access to the adjacent ridgeline trail;

5. Exterior site and landscaping lighting is provided throughout the site, subject to Building Code standards. Additionally, Condition of Approval No. 4.14 requires approval of a photometric plan prior to issuance of a Building Permit;

6. The project is subject to the California Building Code Standards, Orange County Fire Authority standards, and other applicable Code requirements;

9. The proposed development is consistent with the General Plan and Rancho San Clemente Specific Plan.
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E. The proposed project is in character and compatible with the properties in the neighborhood, in that:

1. The project’s mass, scale, and form are compatible in character with surrounding industrial development in that the proposed buildings consist of one story with mezzanine levels, human scale elements such as entry canopies and man doors, typical industrial building footprints, and flat roofs.

2. All required parking is provided on site with landscaping along parking areas; and

3. Project identification and landscaping is provided at entry points.

Section 4. Conditional Use Permit Findings
With respect to Conditional Use Permit (CUP) 25-223, for the commercial recreation use, the Planning Commission recommends that the City Council finds as follows:

A. The proposed use is permitted within the subject zone pursuant to the approval of a Conditional Use Permit and complies with all the applicable provisions of Title 17, the San Clemente General Plan and the purpose and intent of the zone in which the use is being proposed, in that:

1. The project consists of 74 adaptable tenant suites that can be combined and occupied by industrial-type uses, such as, medical offices, light manufacturing, professional offices, research and development, service uses, and warehouse/wholesale, and commercial recreation with a Conditional Use Permit. Additionally, an amenity hub is provided for tenants/employees with amenities such as a gym, golf simulator, and an ocean-view deck. The 74 new industrial suites totaling 234,714 square feet of floor area will increase job opportunities within the Business Park, while remaining compatible with surrounding development, consistent with the following developmental policies of the City: Industrial Land Use Goal, which states, “Create and maintain diverse employment opportunities located in areas that provide strategic advantages for employers to locate in San Clemente, provide headof-household jobs, generate municipal revenues, and improve quality of life, while minimizing impacts on surrounding neighborhoods.”; Rancho San Clemente Business Park Goal, which states, “Maintain and promote the Rancho San Clemente and Talega Business Parks as a premier office and industrial location for start-up businesses, expanding businesses, and for businesses relocating to San Clemente.”; and Land Use Element Policy 8.01 - Priorities, which states, “Pursuant to the Economic Development Strategy, we assign a high priority to those initiatives, investments, and development 1635
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approvals that contribute to our vision of the Rancho San Clemente Business Park as a premier office and industrial employment center that capitalizes on San Clemente’s access to the Orange County and San Diego County markets.”
B. The site is suitable for the type and intensity of use that is proposed, in that:

1. The commercial recreation use is restricted to operate within one building only, and Condition of Approval No. 7.5 limits the operation of a commercial recreation use to require no more than 76 parking spaces;

2. Condition of Approval No. 7.6 restricts drop-off/pick-up zones unless approved by the Planning Commission. This restriction facilitates vehicular and pedestrian circulation while other industrial-related uses are operating on site;

3. The project is proposed entirely within the property, and no part of the development encroaches into the public right-of-way. However, the applicant may plant trees in the future on the adjacent open space lot to the north of the project, in the event ownership of the adjacent lot authorizes the planting of trees on said space. Condition of Approval No. 4.13 requires the applicant to submit to and obtain approval from the City Planner, or designee, a landscape plan showing the location and type of trees to be planted;

4. All required parking for the project is provided on site;

5. Adequate trash enclosures are provided per CR&R Environmental Standards;

6. The scope of the impacts from the proposed project was analyzed in the prior EIR that considered of the buildout of the Rancho San Clemente Specific Plan area, and no changes to the project site or its circumstances are occurring, nor is there new previously unavailable information, that could result in new or more severe impacts than the potential impacts analyzed in the prior EIR.

7. The project also qualifies for streamlined review under CEQA Guidelines section 15183, which allows streamlined CEQA review for projects that are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was previously certified. However, Section 15183 still requires the lead agency to determine whether there are project-specific significant effects which are peculiar to the project or its site that were not analyzed as significant effects in the prior EIR; that are potentially significant off-site impacts and cumulative impacts that

EXHIBIT
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were not discussed in the prior EIR; or that are previously identified significant effects that, as a result of substantial new information that was not known at the time the EIR was certified, will have more severe adverse impacts than discussed in the prior EIR. In this case, the project is precisely the kind of project envisioned in the 1983 EIR, which was adopted for current general plan, community plan, and zoning requirements. There are no effects of the project that are peculiar or unique to the project site, nor are there any new or more severe potentially significant onsite or offsite impacts of the proposed project that were not already analyzed in the prior EIR. The project elements and associated conditions of approval implement the mitigation measures identified in the 1983 EIR. For these reasons, the project does not require further environmental review under CEQA per CEQA Guidelines section 15183.

C. As conditioned, the proposed use will not be detrimental to the public health, safety or welfare, or materially injurious to properties and improvements in the vicinity, in that:

2. Condition of Approval No. 7.6 restricts queuing and drop-offs/pick-ups on drive aisles unless a revised site plan which accommodates queuing and drop-offs/pick-ups is approved by the Planning Commission. Additionally, Condition of Approval No. 7.9 requires all customers to park and walk to their destination. These conditions of approval facilitate vehicular and pedestrian circulation while other industrial-related uses are operating on site. The applicant is also required, as a Condition of Approval, to incorporate the restrictions and requirements above in CC&Rs;

3. Condition of Approval No. 7.7 requires commercial recreation classes to be staggered by a minimum of ten minutes in between the end and start of each class;

4. Condition of Approval No. 7.8 requires that property management maintain and provide to the Planning Division an updated parking table that tracks the amount of parking spaces available as suites are occupied;

5. The project is proposed entirely within the property, and no part of the development encroaches into the public right-of-way. However, the applicant may plant trees in the future on the adjacent open space lot to the north of the project, in the event ownership of the adjacent lot authorizes the planting of trees on said space. Condition of Approval No. 4.13 requires the applicant to submit to and obtain approval from the City Planner, or designee, a landscape plan showing the location and type of trees to be planted;

6. All required parking for the project is provided on site; 1637
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7. Adequate trash enclosures are provided per CR&R Environmental Standards;

8. The project provides a pedestrian pathway along the south of the property for public access to the adjacent ridgeline trail;

10.The project is subject to the California Building Code Standards, Orange County Fire Authority standards, and other applicable Code requirements;

11.The scope of the impacts from the proposed project was analyzed in the prior EIR that considered of the buildout of the Rancho San Clemente Specific Plan area, and no changes to the project site or its circumstances are occurring, nor is there new previously unavailable information, that could result in new or more severe impacts than the potential impacts analyzed in the prior EIR.

12.The project also qualifies for streamlined review under CEQA Guidelines section 15183, which allows streamlined CEQA review for projects that are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was previously certified. However, Section 15183 still requires the lead agency to determine whether there are project-specific significant effects which are peculiar to the project or its site that were not analyzed as significant effects in the prior EIR; that are potentially significant off-site impacts and cumulative impacts that were not discussed in the prior EIR; or that are previously identified significant effects that, as a result of substantial new information that was not known at the time the EIR was certified, will have more severe adverse impacts than discussed in the prior EIR. In this case, the project is precisely the kind of project envisioned in the 1983 EIR, which was adopted for current general plan, community plan, and zoning requirements. There are no effects of the project that are peculiar or unique to the project site, nor are there any new or more severe potentially significant onsite or offsite impacts of the proposed project that were not already analyzed in the prior EIR. The project elements and associated conditions of approval implement the mitigation measures identified in the 1983 EIR. For these reasons, the project does not require further environmental review under CEQA per CEQA Guidelines section 15183; and

13.The project site is in a developed area where public services and utilities are available to support the project.
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D. As conditioned, the proposed use will not negatively impact surrounding land uses, in that:

2.6);

3. Condition of Approval No. 7.7 requires commercial recreation classes to be staggered by a minimum of ten minutes in between the end and start of each class;

6. All required parking for the project is provided on site;

7. Adequate trash enclosures are provided per CR&R Environmental Standards;

8. The project provides a pedestrian pathway along the south of the property for public access to the adjacent ridgeline trail;

10.The project is subject to the California Building Code Standards, Orange County Fire Authority standards, and other applicable Code requirements;

11.The scope of the impacts from the proposed project was analyzed in the prior 1639
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EIR that considered of the buildout of the Rancho San Clemente Specific Plan area, and no changes to the project site or its circumstances are occurring, nor is there new previously unavailable information, that could result in new or more severe impacts than the potential impacts analyzed in the prior EIR.

12.The project also qualifies for streamlined review under CEQA Guidelines section 15183, which allows streamlined CEQA review for projects that are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was previously certified. However, Section 15183 still requires the lead agency to determine whether there are project-specific significant effects which are peculiar to the project or its site that were not analyzed as significant effects in the prior EIR; that are potentially significant off-site impacts and cumulative impacts that were not discussed in the prior EIR; or that are previously identified significant effects that, as a result of substantial new information that was not known at the time the EIR was certified, will have more severe adverse impacts than discussed in the prior EIR. In this case, the project is precisely the kind of project envisioned in the 1983 EIR, which was adopted for current general plan, community plan, and zoning requirements. There are no effects of the project that are peculiar or unique to the project site, nor are there any new or more severe potentially significant onsite or offsite impacts of the proposed project that were not already analyzed in the prior EIR. The project elements and associated conditions of approval implement the mitigation measures identified in the 1983 EIR. For these reasons, the project does not require further environmental review under CEQA per CEQA Guidelines section 15183.

13.The project site is in a developed area where public services and utilities are available to support the project.

A. The design, including lighting, scale, length and materials, of the signs is consistent with the intent of the design elements of the General Plan, Design Guidelines, and Rancho San Clemente Specific Plan in which the sign is to be located, in that, the proposed signage consists of a monument sign, project identification signs, and tenant building and canopy signs made of flat cutout aluminum letters/numbers to be mounted with stainless steel hardware and painted with satin colors. Illumination consists of halo-lighting on the project 1640
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identification signs located at each entry, and low-profile LED lighting on the monument sign. Tenant building and canopy signs are non-illuminated. Tenant and canopy signage is appropriately placed within each suite’s façade and above each suite’s entry. Signage for the corner suites consists of two signs – one at the front elevation and one at the side elevation – that are placed higher on the building than the inline tenants. The higher placement of the corner suite signage is appropriate given that the parapet walls above the corner suites extend higher than the rest of the building’s height, allowing for more space between the top of the text and the roofline. The only sign allowed for inline tenants would be at the front elevation, not counting window signage. Window signage is allowed up to 25% of the respective glass panel surface area, and for tenant identification. The monument sign and project identification signs would be mounted on structures made of concrete and aluminum, compatible with the project’s architecture and materials;
B. The design, scale and materials of the signs harmonize with the architectural design and details of the building or site it serves, in that, the proposed signage consists of a monument sign, project identification signs, and tenant building and canopy signs made of flat cutout aluminum letters/numbers to be mounted with stainless steel hardware and painted with satin colors. Illumination consists of halo-lighting on the project identification signs located at each entry, and lowprofile LED lighting on the monument sign. Tenant building and canopy signs are non-illuminated. Tenant and canopy signage is appropriately placed within each suite’s façade and above each suite’s entry. Signage for the corner suites consists of two signs – one at the front elevation and one at the side elevation – that are placed higher on the building than the inline tenants. The higher placement of the corner suite signage is appropriate given that the parapet walls above the corner suites extend higher than the rest of the building’s height, allowing for more space between the top of the text and the roofline. The only sign allowed for inline tenants would be at the front elevation, not counting window signage. Window signage is allowed up to 25% of the respective glass panel surface area, and for tenant identification. The monument sign and project identification signs would be mounted on structures made of concrete and aluminum, compatible with the project’s architecture and materials; C. The design and scale of the signs is appropriate to the distance from which the signs are normally viewed, in that, tenant building and canopy signs are nonilluminated, and the majority of signage is visible from within the development, and any signage facing north, would either be partially of fully screened by trees.

Tenant and canopy signage is appropriately placed within each suite’s façade and above each suite’s entry. Signage for the corner suites consists of two signs – one at the front elevation and one at the side elevation – that are placed higher on the building than the inline tenants. The higher placement of the corner suite signage is appropriate given that the parapet walls above the corner suites extend higher than the rest of the building’s height, allowing for more space between the top of the text and the roofline. The only sign allowed for inline tenants would be at the front elevation, not counting window signage. Window signage is allowed up to 25% of the respective glass panel surface area, and for tenant identification; 1641
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D. The design and materials of the signs provide a contrast between the background and letters, in that, the buildings consist of a variety of concrete patterns and textures, and an earth tone gray/blue primary color palette; E. The provisions of the Master Sign Program ensure consistency in design and style of all new signs, in that, tenant signage is limited to a consistent size with no illumination, flat cutout aluminum letters to be painted a satin color. Additionally, illumination for the project identification signs and monument sign is clearly indicated in the Master Sign Program. An elevation drawing is provided which shows the perimeters for new building signs; and
F. All new signs within the Master Sign Program are in compliance with the sign design standards, in that, all signs are required to be of a permanent material such as aluminum, all support hardware is made up of steel and compatible with the project’s architecture and design, all building signs are non-illuminated, lighting for the project identification signs and the monument sign is provided in a manner (halo-lighting and low-profile) which minimizes light or glare upon adjacent residential properties and the public right-of-way, and landscaping is provided around the project identification signs and the monument sign.

A. As conditioned, the site is physically suitable for the type of development, in that:

1. The proposed buildings will be served by common infrastructure and site features such as drive aisles and parking;

2. Proposed lot sizes are consistent with the minimum required lot size of 10,000 square feet within the Business Park Zone and surrounding pattern of development;

4. All required parking for the project is provided on site;

5. Adequate trash enclosures are provided per CR&R Environmental Standards; 1642
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6. The project site is in a developed area where public services and utilities are available to support the project;

B. As conditioned, the site is physically suitable for the proposed density of the development, in that:

1. The proposed buildings will be served by common infrastructure and site features such as drive aisles and parking;

2. Proposed lot sizes are consistent with the minimum required lot size of 10,000 square feet within the Business Park Zone and surrounding pattern of development;
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