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.
Minutes of Regular Planning Commission Meeting of August 20, 2025 Page 2
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).
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.
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 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.
Minutes of Regular Planning Commission Meeting of August 20, 2025 Page 6 • 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.
• 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).
Minutes of Regular Planning Commission Meeting of August 20, 2025 Page 7 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:
• 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.
Minutes of Regular Planning Commission Meeting of August 20, 2025 Page 8 • 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
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 Minutes of Regular Planning Commission Meeting of August 20, 2025 Page 9 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; 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.
Minutes of Regular Planning Commission Meeting of August 20, 2025 Page 10
11. REPORTS OF COMMISSIONERS AND STAFF
A. Commissioner Reports
B. Tentative Future Agenda
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, 2
nd FLOOR, SAN CLEMENTE, CALIFORNIA.
Respectfully submitted,
Cameron Cosgrove, Chair
Attest:
Jonathan Lightfoot, Secretary of the Planning Commission