MINUTES OF THE REGULAR MEETING
OF THE CITY OF SAN CLEMENTE
PLANNING COMMISSION
November 5, 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 6:01 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 Karen Prescott-Loeffler led the Pledge of Allegiance.
3. ROLL CALL
Commissioners Present: Chair Cameron Cosgrove; Vice Chair M. Steven Camp; Chair Pro Tem Scott McKhann; Karen Prescott-Loeffler; Gary
McCaughan; Brett Freeman; Patrick Griffin
Commissioners Absent: None.
Staff Present: Jonathan Lightfoot, City Planner
Jessica Gatny, Assistant Planner
Araceli Mejia, Assistant Planner
Justin Tomayo, 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 October 8, 2025.
IT WAS MOVED BY COMMISSIONER PRESCOTT-LOEFFLER, SECONDED BY COMMISSIONER MCCAUGHAN, AND CARRIED 5-0, VICE CHAIR CAMP AND Planning Commission Regular Meeting Minutes of November 5, 2025 Page 2
COMMISSIONER GRIFFIN ABSTAINED, TO RECEIVE AND FILE THE MINUTES FROM THE REGULAR MEETING OF OCTOBER 8, 2025.
6. ORAL AND WRITTEN COMMUNICATIONS
None.
7. CONSENT CALENDAR
A. Vacancy Rate Certification for Condominium Conversions A request for the Planning Commission to certify the annual housing vacancy rate to determine allowances for conversion of apartments to condominiums until the next certification occurs in 2026.
The Planning Commission will also consider whether the certification is Categorically Exempt from the requirements of the CEQA pursuant to CEQA Guidelines §15378.
IT WAS MOVED BY CHAIR PRO TEM MCKHANN, SECONDED BY COMMISSIONER PRESCOTT-LOEFFLER, AND CARRIED 7-0, TO APPROVE THE VACANCY RATE
CERTIFICATION FOR CONDOMINIUM CONVERSIONS AND TO DETERMINE THE
CERTIFICAITON IS CATEGORICALLY EXEMPT FROM THE REQUIREMENTS OF CEQA PURSUANT TO CEQA GUIDELINE §15378.
8. PUBLIC HEARING
A. Appeal Hearing for Cultural Heritage Permit (CHP) 25-306, Amending CHP 16-376, Miramar Events Center, 1700 N. El Camino Real
An appeal applicant’s request for insignificant modifications to previously approved project plans to extend an exterior security wall and alter related landscape and hardscape features near the wall and to modify interior details within the Miramar theater building including a bridal stairway access, demising curtains, and plaster treatment to the auditorium side walls to create Moorish arches.
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), §15302 (Class 2: Replacement or Reconstruction), and §15303 (Class 3: New Construction or Conversion of Small Structures).
Chair Cosgrove disclosed that Commissioners were invited and all toured the Miramar property with staff, and that he met with Larry Culbertson, the appellant, and City staff at the site.
Chair Cosgrove opened the public hearing.
Planning Commission Regular Meeting Minutes of November 5, 2025 Page 3 City Planner Lightfoot provided an overview of the review process, and explained that determinations made by the City Planner can be appealed under Municipal Code §17121.40; and that an appeal hearing requires public noticing: newspaper publication, mailed notice to property owners within a 300-foot radius, and site posting. City Planner Lightfoot explained that the site postings were not completed, and therefore staff is recommending that the Commission receive public comments, withhold substantial discussion, and continue the public hearing to Thursday, November 13, 2025 at 5:00 p.m. He noted that the site is now posted to reflect that date and time.
Public Comments:
Larry Culbertson, Resident and former President of the San Clemente Historical Society expressed his gratitude for the tour of the property arranged by staff, and referred to photos that were handed to the Commission stating proposed revisions would impact the integrity of the historical significance and views of the building. Mr. Culbertson stated the interior is elegant; however, the arches and diminishing curtains are not necessary and the frescos should remain intact.
Kathy Potts, President of the San Clemente Historical Society objected to all proposed revisions stating that they adversely affect the historic integrity of the property, and recommended a preservation consultant to review the tenant's revisions.
Katherine Hall, owner of the historic Goldschmidt House stated that she is not permitted to make any exterior changes to her home, and it appeared that radical changes are being considered for this property.
Ms. Hall supported Mr. Culbertson’s opinion regarding the frescos.
Amanda Quintanilla, resident stated that a third-party specialist was not consulted; that the privacy wall impacted the view of the building; the fountain altered the character; and she expressed her support of the previous speakers.
IT WAS MOVED BY COMMISSIONER PRESCOTT-LOEFFLER, AND SECONDED BY CHAIR COSGROVE, AND CARRIED 7-0, TO CONTINUE THE APPEAL PUBLIC HEARING FOR CULTURAL HERITAGE PERMIT 25-306, AMENDING CULTURAL HERITAGE PERMIT 16-376, MIRAMAR EVENTS CENTER, 1700 N. EL CAMINO REAL,
UNTIL THE SPECIAL PLANNING COMMISSION MEETING HELD ON WEDNESDAY, NOVEMBER 13, 2025.
B. A Continued Public Hearing Project (PHP) 25-301, Conditional Use Permit (CUP) 25-310, Small Collection Recycling Facility at Target, 990 Avenida Vista Hermosa
Planning Commission Regular Meeting Minutes of November 5, 2025 Page 4 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 facility is proposed in the Target parking lot, approximately 70 feet behind the existing Target storefront.
• The facility was prematurely delivered to the site but is not operating and will be repositioned if approval is gained.
• The facility consists of two portable containers fronted by a storefront structure, utilizing three parking spaces, with five additional parking spots reserved for recycling customers, totaling 10 spaces.
• Operating hours are proposed for Tuesday to Saturday, 9:00 a.m. to 5:00 p.m., closed on Sundays and Mondays.
• Customers will separate and load plastics and glass materials into bins, and attendants will receive and weigh them.
• The recycling facility has an agreement with Target to use their trash containers and mop sink.
• A condition of approval requires meeting all water quality and discharge requirements, including prohibiting wash water from entering the storm drain system.
• Condition 7.3 has been added, requiring proof of an annual site cleaning to be submitted to the city.
• A 2019 parking study identified a surplus of 74 parking spaces at the Target parcel. The facility will use seven spaces, resulting in a surplus of 64 spaces during peak hours.
The Commission asked staff if the back driveway is a fire lane, storm drains and proposed hours of operation; and thanked staff for reporting the code violations at another location. Staff was unaware of a fire lane, days of operation are Tuesday through Saturday 9:00 a.m. to 5:00 p.m., and there are Conditions of Approval and Quality Control visits to ensure drains and the site are well maintained.
Planning Commission Regular Meeting Minutes of November 5, 2025 Page 5 Commissioners’ Questions for Applicant: Antranik Saiyan advised that his company has an agreement with the California Supermarket Association for recycling operations and confirmed regularly scheduled quality control visits.
Advised that markets pay a daily penalty if a collection center is not serving within the convenience zone, and that his service is considered “essential” and is state mandated. Mr. Saiyan stated that the container was delivered too early and located in the wrong space, and agreed that the container will be properly located before the permit is issued, if approved. Mr. Saiyan described the recycling process, operations, staffing, signage and types of CRV materials accepted; and stated that the lane is wide enough to accommodate emergency vehicles.
IT WAS MOVED BY CHAIR PRO TEMP MCKHANN, SECONDED BY COMMISSIONER MCCAUGHAN, AND CARRIED 7-0 TO APPROVE PUBLIC HEARING PROJECT 25- 301/CONDITIONAL USE PERMIT 25-310, SMALL COLLECTION RECYCLING FACILITY AT TARGET, 990 AVENIDA VISTA HERMOSA.
9. NEW BUSINESS
None.
10. OLD BUSINESS
None.
11. REPORTS OF COMMISSIONERS AND STAFF
A. Commissioner Reports
None.
B. Tentative Future Agenda
City Planner Lightfoot advised that November 19, 2025 Study Session may be rescheduled since the business meeting is being cancelled due to lack of business.
C. Administrative Permit Report
D. Staff Reports
a. 2026 Meeting Calendar
City Planner Lightfoot shared the City Council’s agenda for 2026, and that a future New Business item will be added for discussion. The Commission stated that they prefer to conduct business limit meeting cancellations.
b. Additional Reports: City Planner provided updates on several hotel projects including Sea Cliff in the Pier Bowl, The Hanson Hotel at North Planning Commission Regular Meeting Minutes of November 5, 2025 Page 6 Beach, The Lodge at the Outlets, and Hotel Clemente on Avenida Del Mar.
12. ADJOURNMENT
The Planning Commission adjourned to the next Special Meeting of the Planning Commission will be scheduled for Wednesday, November 13, 2025 at 5:00 p.m., which will be held 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 to the Planning Commission