4862-9974-5206 v1
MINUTES OF THE REGULAR MEETING
OF THE CITY OF SAN CLEMENTE
PLANNING COMMISSION
October 8, 2025 @ 6:00 p.m.
San Clemente City Hall Council Chamber
910 Calle Negocio, San Clemente, CA 92673
Teleconference via www.san-clemente.org
1. CALL TO ORDER
Chair Cosgrove called the Regular Meeting of the Planning Commission of the City of San Clemente to order at 6:11 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
Chair Pro Tem McKhann led the Pledge of Allegiance.
3. ROLL CALL
Commissioners Present: Chair Cameron Cosgrove; Chair Pro Tem Scott McKhann; Karen Prescott-Loeffler; Gary McCaughan; Brett Freeman
Commissioners Absent: Vice Chair M. Steven Camp; Patrick Griffin Staff Present: Zach Rehm, Principal Planner
Araceli Mejia, Assistant Planner
Jessica Gatny, Assistant 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 Planning Commission Regular Meeting of September 17, 2025.
IT WAS MOVED BY COMMISSIONER PRESCOTT-LOEFFLER, SECONDED BY CHAIR PRO TEM MCKHANN, AND CARRIED 5-1-2, COMMISSIONER MCCAUGHAN DRAFT
Planning Commission Regular Meeting Minutes of October 8, 2025 Page 2
ABSTAINED, VICE CHAIR CAMP AND COMMISSIONER GRIFFIN ABSENT, TO
RECEIVE AND FILE THE MINUTES FROM THE REGULAR MEETING OF SEPTEMBER 17, 2025.
6. ORAL AND WRITTEN COMMUNICATIONS
None.
7. CONSENT CALENDAR
None.
8. PUBLIC HEARING
A. Public Hearing Project (PHP) 25-301, Conditional Use Permit (CUP) 25-310, Small Collection Recycling Facility at Target, 990 Avenida Vista Hermosa A request for the Planning Commission to approve a Conditional Use Permit to operate a small collection recycling facility in the parking lot north of the Target store located at 990 Avenida Vista Hermosa.
The Planning Commission will also consider whether the project is Categorically Exempt from the requirements of the CEQA pursuant to CEQA Guidelines §15303 (New Construction or Conversion of Small Structures, and §15311 (Accessory Structures).
Chair Cosgrove polled the commissioners for ex parte communications regarding this item. Having heard none, Chair Cosgrove opened the public meeting.
Assistant Planner Gatny summarized a staff presentation titled, “Small Collection Recycling Facility at Target, Conditional Use Permit 25-310/PHP25- 301,” that is available for public viewing by contacting the Planning Division. The presentation highlighted:
• The location is in the Target parking lot on Avenida Vista Hermosa, consisting of two portable metallic containers with a storefront structure • It will utilize 10 parking spaces and be attended during operating hours (Tuesday-Saturday, 9:00 a.m. - 5:00 p.m.).
• One container will be for plastics and aluminum, the other for glass. • The staff supports the project, stating it meets zoning and parking standards and won't negatively impact the area.
At the conclusion of the presentation, staff advised that the applicant was not able to attend the meeting.
The commissioners asked questions that staff addressed including the “now open” A-frame sign was temporary and will be removed when facility is closed; there will be $250 cash maximum in the register and security measures are in place; the vacant west lot was not considered as a location for the facility DRAFT
Planning Commission Regular Meeting Minutes of October 8, 2025 Page 3 because it is a separate parcel awaiting future development; and the business plan outlines procedures for handling cardboard boxes, bags and liquid waste to ensure the surrounding site is not littered, and that Condition 7.17 is specific to cleanliness, which is enforceable through Code Compliance.
Hearing no public comments, Chair Cosgrove closed the public hearing and turned to the Commissioners for discussion that included support and concerns.
Concerns included issues with waste and litter; safety; location and possible nuisance; and that the facility was already operational without a permit.
After further input from staff and legal counsel, it was decided to continue the hearing to a date when the applicant could be present to answer questions and address concerns.
IT WAS MOVED BY CHAIR PRO TEMP MCKHANN, SECONDED BY COMMISSIONER MCCAUGHAN, AND CARRIED 5-0, VICE CHAIR CAMP AND COMMISSIONER
GRIFFIN ABSENT, TO CONTINUE THE PUBLIC HEARING FOR PUBLIC HEARING PROJECT 25-301/CONDITIONAL USE PERMIT 25-310, SMALL COLLECTION RECYCLING FACILITY AT TARGET, 990 AVENIDA VISTA HERMOSA UNTIL THE
REGULAR PLANNING COMMISSION MEETING HELD ON WEDNESDAY,
NOVEMBER 5, 2025.
B. Public Hearing Project (PHP) 25-288, Discretionary Sign Permit (DSP) 25- 313 Valencia Building Master Sign Program, 1502 S. El Camino Real A request for the Planning Commission to approve an installation of two new signs on the Valencia Building located at 1502 S. El Camino Real, the implementation of a new Master Sign Program, and to exceed 25 square feet of signage for a business within the Architectural Overlay District.
The Planning Commission will also consider whether the project is Categorically Exempt from the requirements of the CEQA pursuant to CEQA Guidelines §15301 (Class 1: Existing Facilities).
Chair Cosgrove polled the commissioners for ex parte communications regarding this item. Having heard none, Chair Cosgrove opened the public meeting.
Principal Planner Rehm summarized a staff presentation titled, “Valencia Building Master Sign Program PHP25-288, DSP25-313,” that is available for public viewing by contacting the Planning Division. The presentation included the following:
• The planning commission and the design review subcommittee reviewed the building itself almost a year ago and approved the building's design; however, signage was not included in the original approval. • The project is an addition of two new signs and establishment of a Master Sign Program for the multiple tenant building.
The commissioners asked questions that staff addressed including the El Camino Real elevation features two reverse channel halo lit tenant signs that DRAFT
Planning Commission Regular Meeting Minutes of October 8, 2025 Page 4 meet city code but exceeds 25 square feet total area, which is allowed with a master sign program; and per the Master Sign Program, a blade sign for the restaurant is an option in the future; but the current plan is for two wall signs on the north and west side of the building where a new restaurant is located.
Applicant Ryan Ybarra addressed the Commissioner’s questions on the Master Sign Program and current request for approval of the restaurant signage.
Having no further questions of staff or applicant, and hearing no public comments, Chair Cosgrove closed the public hearing and called upon the Commissioners for comments or discussion that concluded with a consensus.
IT WAS MOVED BY CHAIR PRO TEMP MCKHANN, SECONDED BY COMMISSIONER MCCAUGHAN, AND CARRIED 5-0, VICE CHAIR CAMP AND COMMISSIONER GRIFFIN ABSENT, TO APPROVE DISCRETIONARY SIGN PERMIT 25-313 VALENCIA BUILDING MASTER SIGN PROGRAM, 1502 S. EL CAMINO REAL, SUBJECT TO THE CONDITIONS OF APPROVAL.
C. Public Hearing Project (PHP) 25-395, Zoning Amendment (ZA) 25-396, Emergency Shelter Overlay Update
A Public Hearing for the Planning Commission to provide recommendations to the City Council on Zoning Amendment 25-396 to update the development standards within the Emergency Shelter Overlay consistent with Housing Element commitment and State law.
The Planning Commission will also consider whether the project is Categorically Exempt from the requirements of CEQA pursuant to the CEQA PRC §21083.3 and CEQA Guidelines §15183 and §15061(B)(3).
Chair Cosgrove polled the commissioners for ex parte communications regarding this item. Having heard none, Chair Cosgrove opened the public meeting.
Principal Planner Rehm summarized a staff presentation titled, “Emergency Shelter Overlay District Update, PHP25-395, ZA25-396,” that is available for public viewing by contacting the Planning Division. The report provided background on the current emergency shelter overlay that was adopted in 2017, reviewed in 2023, and requires an update in the standards to allow a future proposed shelter location in the San Clemente Business Park to increase the population allowed from 35 to 45, to include more specific and enforceable operational standards. Staff recommend that the Planning Commission recommend to the City Council that they adopt the changes in the Zoning Amendment that will address Senate Bill 2.
IT WAS MOVED BY COMMISSIONER PRESCOTT-LOEFFLER, SECONDED BY CHAIR COSGROVE, AND CARRIED 5-0, VICE CHAIR CAMP AND COMMISSIONER
GRIFFIN ABSENT, TO RECOMMEND THAT THE CITY COUNCIL ADOPT AN ORDIANCE APPROVING ZONING AMENDMENT 25-396.
DRAFT
Planning Commission Regular Meeting Minutes of October 8, 2025 Page 5 D. Public Hearing Project (PHP) 25-398, General Plan Amendment for Senate Bill (SB) 1425 Compliance - Open Space
A request for the Planning Commission to provide recommendations to the City Council to approve an Amendment to the General Plan needed for compliance with CA Senate Bill (SB) 1425, SB 1035, and SB 747.
The Planning Commission will also consider whether the project is Categorically Exempt from the requirements of the CEQA pursuant to CEQA Guidelines §15307 (14 CCR §15307, Class 7: Actions by Regulatory Agencies for Protection of Natural Resources); §15308 (14 CCR §15308, Class 8: Actions by Regulatory Agencies for Protection of the Environment); and §15061 (14 CCR §15061 (B)(3): Review for Exemption).
Chair Cosgrove polled the commissioners for ex parte communications regarding this item. Having heard none, Chair Cosgrove opened the public meeting.
Planning Technician Hanley summarized a staff presentation titled, “PHP25- 398, General Plan Update 25-399,” that is available for public viewing by contacting the Planning Division. The report summarizes proposed changes to the Safety Element as well as elements related to open space in order to satisfy new state legislation. Staff provided background on SB 1425, which requires an update by January 1, 2025 to address climate resilience strategies correlated with the safety element, equitable access to open space, and rewilding opportunities within open spaces. SB 1035 requires safety elements to address climate adaptation and resiliency strategies in the Safety element coinciding with a housing element or LHMP update. AB 747 requires local governments to identify evacuation routes and analyze their capacity, safety, and viability under a range of emergency scenarios.
Staff noted that climate resilience policy will be added to the safety element by incorporating the Local Hazard Mitigation Plan (LHMP), and equitable access language will be added to the Coastal and Natural Resources Elements.
Rewilding opportunities discussed in the LHMP will be added to the Natural Resources Element. The Safety Element will integrate the LHMP, clean up sections from previous general plan amendments, and update fire maps, adding an evacuation map and a map identifying residential developments with single egress. Staff further explained that incorporating the LHMP into the General Plan Amendment will enable the City to better qualify for grants to better implement hazard mitigation and emergency preparedness plans. The proposed changes will be reviewed by the CAL Fire Board of Forestry as well as Tribal governments prior to review by City Council.
The Commissioners acknowledged the importance of the LHMP, that wildfire is one of the most potentially destructive hazards in San Clemente due to the expansive open spaces both contiguous and within the City, and expressed DRAFT
Planning Commission Regular Meeting Minutes of October 8, 2025 Page 6 concern on the number of parcels that have single egress. The Commissioners discussed concerns with the City’s emergency preparedness; timing of notifications; the fire hazard severity zone maps newly released by Cal Fire; additions to the plan to acknowledge the internal risk within the City, and to consider the importance of a vegetation management program. The Commissioners’ recommendation includes prioritizing wildfire prevention and directing city resources accordingly, and to include updating and prioritizing evacuation notices and prevention efforts due to extreme fire danger, as identified by the CalFire map.
IT WAS MOVED BY COMMISSIONER MCCAUGHAN, SECONDED BY CHAIR PRO TEM MCKHANN, AND CARRIED 5-0, VICE CHAIR CAMP AND COMMISSIONER
GRIFFIN ABSENT, TO DETERMINE THE GENERAL PLAN AMENDMENT IS
CATEGORICALLY EXEMPT FROM CEQA AND TO RECOMMEND THAT THE CITY
COUNCIL APPROVE THE GENERAL PLAN AMENDMENT, ALIGNING THE GENERAL PLAN WITH MANDATES RELATED TO SENATE BILL 1035, SENATE BILL 1425, AND SENATE BILL 747; AND RECOMMEND THE CITY COUNCIL PRIORITIZE WILDFIRE
PREPARATION AND EMERGENCY EVACUATION PLANNING AND DIRECT RESOURCES ACCORDINGLY.
9. NEW BUSINESS
None.
10. OLD BUSINESS
None.
11. REPORTS OF COMMISSIONERS AND STAFF
A. Commissioner Reports
None.
B. Tentative Future Agenda
The next scheduled meeting is Wednesday, October 22, 2025, but staff intends to cancel the meeting unless an urgent business item arises.
C. Administrative Permit Report
D. Staff Reports
None.
12. ADJOURNMENT
The next Regular Meeting of the Planning Commission will be scheduled for Wednesday, October 22, 2025 at 6:00 p.m., and will be held at the San Clemente DRAFT
Planning Commission Regular Meeting Minutes of October 8, 2025 Page 7 City Hall Council Chambers located at 910 Calle Negocio, 2nd Floor, San Clemente, California.
Respectfully submitted,
M. Steven Camp, Vice Chair
Attest:
Jonathan Lightfoot, Secretary of the Planning Commission DRAFT