CITY OF SAN CLEMENTE
MINUTES OF THE REGULAR MEETING OF THE
DESIGN REVIEW SUBCOMMITTEE
OCTOBER 15, 2025
Subcommittee Members Present: Vice Chair Cameron Cosgrove, Member Scott McKhann
Subcommittee Members Absent: Chair M. Steven Camp
Staff Present: Principal Planner, Zach Rehm
Senior Planner, Christopher Wright
Vice Chair Cosgrove called to order the Design Review Sub-Committee Regular Meeting for City of San Clemente at 3:00 p.m. on October 15, 2025.
1. MINUTES
A. Review and file minutes of the Design Review Subcommittee (DRSC) Regular Meeting on September 24, 2025.
There being no changes to the September 24, 2025 Meeting of DRSC, the minutes were received and filed.
2. ARCHITECTURAL REVIEW OF THE FOLLOWING ITEMS:
A. Preliminary Application (PREAPP) 24-552, Bluffs at Boca, 320-326 La Rambla and 312-314 Boca Del Canon
A request for preliminary feedback on a tentative tract map and plans to construct six single family homes, a public viewpoint, and a public beach accessway on seven vacant lots located at 320-326 La Rambla and 312-314 Boca Del Canon.
Principal Planner Rehm summarized the staff report and provided a narrative of the history of the blufftop development, previously submitted development projects and the current application.
Li Wang, the applicant and project manager introduced the project development team to respond to questions related to their application: Maggie Chen and Henry Wang representing the owner; Justin Johnson, Octavio Hernandez and Cesar Martinez with Brandon Architects; and Caleb Rios with Toal Engineering.
Vice Chair Cosgrove invited members of the public to address the committee:
Public Comments:
• Tom Cullen opposed the project citing historic landslides, bluff instability, and the loss of public access to a gathering space that is enjoyed and used by the public, and said Lot A on the plans is owned by the City, not a private parcel, and that the land should remain public property to ensure it is available for public access.
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Design Review Subcommittee Meeting Minutes October 15, 2025 Page 2 • Lee Strother requested protection of existing public view corridors and minimal lighting to preserve dark-skies.
• Robert Christie, adjacent homeowner, expressed concern about excessive height, mass, and scale inconsistent with HOA covenants that limit height above the natural topography of the property and relative to the street, and noted concerns with project impacts on slope stability. • Larry Culbertson, resident and member of the San Clemente Historical Society gave a history of landslides and opposed major grading or caisson-supported development.
• Amanda Quintanilla, resident, expressed concerns about the landslide history of the area, concerns about geological safety, bluff erosion, potential excavation near the beach, railroad stability, and loss of public access to the beach and the space used for public gatherings
• Dorothy Latterer questioned setback consistency with nearby properties.
The Design Review Subcommittee (DRSC) discussed the project, and made the following comments either individually or as a group:
Architectural Design and Compatibility
• The number of proposed lots and homes should support a reasonable amount of development that meets development standards. If exceptions are requested and environmental mitigation is required, there must be public benefits to correspond with those exceptions.
• Buildings should have a scale, size, and height to follow the topography, and have architecture that blends with existing coastal homes. • Proposed massing appeared large for the site’s context, visual simulations need to assess this, including views from the coastal trail and from public street frontages.
• Simplify forms and materials to reduce bulk and visual dominance from below the bluff.
• Avoid designs with garages that dominate front setbacks. • If steep topography pushes driveways past allowable grades or involves the construction of retaining walls over height standards, adjust lots or sizing of homes to avoid zoning variances.
• In response to public comments, the Subcommittee noted that Accessory Dwelling Units are regulated by State law so the City cannot prevent them.
Lot Configuration and Setbacks
• Observed that several lots were smaller than the City’s 6,000-square-foot minimum standard. A variance is required to allow exceptions to development standards. If requested, the application will need to explain how the exceptions are necessary due to a hardship with the property, and that exceptions are to provide a reasonable property right that other properties may have under similar zoning.
• The application should demonstrate a reasonable building envelope is provided on the lots. This will be part of an evaluation of number of lots and sizing of homes for the property can meet required findings.
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Design Review Subcommittee Meeting Minutes October 15, 2025 Page 3 • Noted that setback reductions might be acceptable if they preserve blufftop open space.
Geologic Stability and Bluff Safety
• A detailed geotechnical study should be provided that confirms the project stability and mitigation methods with 75 years of forecasted erosion will provide a 1.5 factor of safety without armoring in the coastal bluff and bluff setback.
• Emphasized shoreline protection is discouraged. The project should be designed to avoid this, and provide adequate safety.
• Emphasized that bluff safety must dictate design limits.
Property Ownership and Easement Clarification
• The project application should include a title report and easement documentation to clarify ownership of the coastal blufftop property (Lot A). • The project application should provide a plan for the maintenance of the public viewpoint and accessway.
• Emphasized that the legal status of Lot A and the proposed public viewpoint must be resolved before design refinements proceed.
Public Access and Viewpoint Design
• Provide a viewshed study from the proposed public viewpoint looking towards the pier and the coastal trail.
• Supported ensuring permanent, year-round public access. Concerns were expressed about the applicant’s suggestion of a HOA-managed viewing areas that could restrict public entry.
• Encouraged a design that feels civic, not private.
• Consider opportunities to expand the public viewpoint deck or gathering space in compliance with setback standards, and including safety railings, seating, and interpretive signage.
Grading, Drainage, and Construction Impacts
• Raised concerns about heavy grading and hauling near sensitive slopes. • Asked for a detailed grading, staging, and a truck route plan to minimize neighborhood disruption.
• Minimize bluff grading and fill.
• The grading plan should maintain or improve public safety with consideration to the history of bluff instability.
• Emphasized stormwater management and water-quality treatment measures to prevent runoff toward the bluff.
HOA Boundaries and Covenants
• Referenced public testimony indicating that portions of the site may be subject to La Ladera HOA covenants limiting roof heights, requested applicant and staff confirm the applicability of HOA design standards. • Noted the Municipal Code requires HOA approval for the City to issue building or grading permits.
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Design Review Subcommittee Meeting Minutes October 15, 2025 Page 4 Environmental and Lighting Considerations
• Emphasized dark-sky compliance, recommending fully shielded lighting and limited illumination along pathways.
• Native drought-tolerant landscaping should be used near the bluff edge to prevent irrigation-related erosion.
The Subcommittee encouraged the applicant to consider the feedback provided, to scope and design a project that addresses comments, and provide materials that will facilitate a review process.
3. NEW BUSINESS
None.
4. OLD BUSINESS
None.
5. ORAL AND WRITTEN COMMUNICATION
None.
6. ADJOURNMENT
It was moved by Vice Chair Cosgrove, seconded by Chair Pro Tem McKhann to adjourn the meeting at 5:15 p.m. to the next Regular Design Review Subcommittee meeting on October 29, 2025, at 3:00 p.m., San Clemente City Hall, First Floor Community Room, 910 Calle Negocio, San Clemente, CA.
Respectfully submitted,
_______________________________
Cameron Cosgrove, Vice Chair
Attest:
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Christopher Wright, Senior Planner
DRAFT