MINUTES OF THE REGULAR MEETING
OF THE CITY OF SAN CLEMENTE
PLANNING COMMISSION
September 17, 2025 @ 6:00 p.m.
San Clemente City Hall Council Chamber
910 Calle Negocio, San Clemente, CA 92673
Teleconference via www.san-clemente.org
A. CALL TO ORDER
Vice Chair Camp called the Regular Meeting of the Planning Commission of the City of San Clemente to order at 6:01 p.m. The meeting was offered in person at San Clemente City Hall Council Chambers, 910 Calle Negocio, San Clemente, California, 92673, and also via live stream from the City’s YouTube Channel.
2. PLEDGE OF ALLEGIANCE
Commissioner 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
Commissioners Absent: Karen Prescott-Loeffler
Staff Present: Zach Rehm, Principal Planner
Christopher Wright, Senior Planner
Brendan Hanley, Planning Technician
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 the Joint Special Meeting of the Planning Commission Regular Meeting of August 17, 2025.
DRAFT
Minutes of Regular Planning Commission Meeting of September 17, 2025 Page 2
IT WAS MOVED BY COMMISSIONER MCCAUGHAN, SECONDED BY
COMMISSIONER PATRICK GRIFFIN, AND CARRIED 6-0, COMMISSIONER
PRESCOTT-LOEFFLER ABSENT, TO RECEIVE AND FILE THE MINUTES FROM THE REGULAR MEETING OF AUGUST 20, 2025.
B. Receive and file Minutes from Planning Commission Regular Meeting of August 20, 2025.
IT WAS MOVED BY COMMISSIONER MCCAUGHAN, SECONDED BY CHAIR PRO TEM MCKHANN, AND CARRIED 6-0, COMMISSIONER PRESCOTT-LOEFFLER
ABSENT, TO RECEIVE AND FILE THE MINUTES FROM THE REGULAR MEETING OF AUGUST 20, 2025.
6. ORAL AND WRITTEN COMMUNICATION
None.
7. CONSENT CALENDAR
None.
8. PUBLIC HEARINGS
A. Public Hearing Project (PHP) 25-307, Discretionary Sign Permit (DSP) 25-337, Miramar Sign Program, 1700 El Camino Real
A request for the Planning Commission to approve a Master Sign Program on the historic Miramar Theater and Bowling Alley, currently being rehabilitated for use as an event venue and food hall. A Discretionary Sign Permit is required to allow a business in the Architectural Overlay to have more than 25 square feet of signage, a monument sign, and to allow channel letters with push-through face lighting.
The Planning Commission will also consider whether the project is Categorically Exempt from the requirements of the CEQA pursuant to CEQA Guidelines §15301 (Class 1: Existing Facilities) and Section §15311 (Accessory Structures), for the installation of on-site signage.
Chair Cosgrove polled the commissioners for ex parte communications regarding this item. Having heard none, Chair Cosgrove opened the public meeting.
Senior Planner Wright summarized a staff presentation titled, “Signage for Miramar Events Center and Restaurants Item 8A, DSP 25-337,” that is available for public viewing by contacting the Planning Division. The presentation for the three signs being proposed by the applicant stated that the signage complements the building’s Spanish Colonial Revival architecture; the marquee sign is smaller than the original; the “Food Hall” sign was enlarged based on the DRSC recommendation; and that staff supports the proposed sign program.
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Minutes of Regular Planning Commission Meeting of September 17, 2025 Page 3 Chair Cosgrove called upon Steve Emory with ADS, the sign fabricator and installer on behalf of the applicant. Mr. Emory shared the proposed signage is below the allowed square footage; the goal was to remain true to the existing sign; and only using LED lighting for illumination. Mr. Emory answered Commissioners’ questions on sign details that included illumination and color; that illumination could be controlled with a photocell or timer; letter color will appear black at night and brownish maroon during the day; the event center sign is LED-lit with Kelvin of 6500; monument lettering is black, set about half an inch off the wall, and up-lit from ground lighting in the landscaping.
Public Comment:
Scott Corell, neighboring resident expressed concern that the projecting sign would have light pollution impacts on his property, but was otherwise in support of the project.
Senior Planner Wright confirmed the projecting sign is proposed on front side of the building on the other side from Mr. Corell’s property to the rear. In response. Mr.
Corell noted that addressed his concerns.
Chair Cosgrove 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.
Commissioners expressed concerns with landscaping up-lighting, but agreed that an LED bar light juxtaposed to flood lighting is acceptable; suggested 4500 Kelvin for the illumination; and recommended a wider aperture for the light fixture on the gooseneck lamp illuminating the wall sign.
IT WAS MOVED BY CHAIR COSGROVE, SECONDED BY COMMISSIONER MCCAUGHAN, AND CARRIED 6-0, COMMISSIONER PRESCOTT-LOEFFLER
ABSENT, TO DETERMINE THE PROJECT IS CATEGORICALLY EXEMPT FROM CEQA §15311 (ACCESSORY STRUCTURES) AND ADOPT RESOLUTION PC25-014 APPROVING DISCRETIONARY SIGN PERMIT 25-337, MIRAMAR THEATER AND
BOWLING ALLEY, SUBJECT TO THE CONDTIONS OF APPROVAL, WITH CHANGES TO CONDITION 1.3:
• Insert “with modifications below,” following “the approved plans” • Insert “The plans will be modified to include the following: 1) the projecting sign illumination shall be adjusted to 4500 Kelvin, 2) the food hall sign shall employ a larger lamp to provide even illumination without glare, and 3) an LED light bar shall be used for the monument sign to provide broad illumination to ensure landscape does not obstruct lighting.”
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Minutes of Regular Planning Commission Meeting of September 17, 2025 Page 4
9. NEW BUSINESS
A. SB 1425, Open Space Update
Staffs’ request for feedback on an approach to amend the General Plan in compliance with Senate Bill 1425.
Planning Technician Hanley summarized a staff report titled, “PHP 25-398, General Plan Update 25-399,” that is available for public review by contacting the Planning division. The presentation highlighted the year-end timeline for implementation; implementation strategies; supporting analysis; General Plan Amendment required Findings; Addition of the LHMP to the Safety Element to reduce hazards and improveme resiliency; and additional policies to the Coastal and Natural Resource Elements for public access and rewilding opportunities. .
The presentation concluded with staff’s request for the Commission to provide input on the implementation strategy and proposed policies, submit a Notice of Public Hearing for the October 8, 2025 Planning Commission Meeting to invite the public for their comments. The next step is for the Commission to adopt a Resolution with recommendations for an upcoming City Council meeting to approve.
10. OLD BUSINESS
None.
11. REPORTS OF COMMISSIONERS AND STAFF
A. Commissioner Reports
Commissioner reported date ranges of unavailability.
Commissioner McCaughan reported on Senate Bill (SB) 79 that involves transportation zones and State Building Standards with three different definitions of transit within a specified radius. Staff will report specifics of SB 79 in a future meeting.
B. Tentative Future Agenda
A Study Session on the Local Coastal Program (LCP) and the Parking Study are scheduled before the October 8, 2025 meeting a 5:00 p.m. The Parking Survey is still available on the City website.
12. ADJOURNMENT
THERE BEING NO OTHER BUSINESS BEFORE THE COMMISSION, IT WAS MOVED
BY CHAIR PRO TEM MCKHANN, SECONDED BY CHAIR COSGROVE AND CARRIED DRAFT
Minutes of Regular Planning Commission Meeting of September 17, 2025 Page 5 6-0, COMMISSIONER PRESCOTT-LOEFFLER ABSENT TO ADJOURN THE MEETING AT 7:18 P.M. TO THE REGULAR PLANNING COMMISSION MEETING TO BE HELD INPERSON ON OCTOBER 8, 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:
Zach Rehm, Acting Secretary of the Planning Commission
DRAFT