MINUTES OF THE REGULAR MEETING
OF THE CITY OF SAN CLEMENTE
PLANNING COMMISSION
December 3, 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 6:00 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 Gary McCaughan led the Pledge of Allegiance.
3. ROLL CALL
Commissioners Present: Chair Cameron Cosgrove; Chair Pro Temp Scott McKhann; Patrick Griffin; Karen Prescott-Loeffler; Gary McCaughan; and Brett Freeman
Commissioners Absent: Vice Chair M. Steven Camp
Staff Present: Jonathan Lightfoot, City Planner
Christopher Wright, Senior Planner
Jessica Gatny, Assistant Planner
Araceli Mejia, Assistant Planner
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 November 5, 2025.
IT WAS MOVED BY CHAIR PRO TEM MCKHANN, SECONDED BY COMMISSIONER PRESCOTT-LOEFFLER, AND CARRIED 6-0, VICE CHAIR CAMP ABSENT, TO DRAFT
Planning Commission Regular Meeting Minutes of December 3, 2025 Page 2
RECEIVE AND FILE THE MINUTES FROM THE REGULAR MEETING OF NOVEMBER 5, 2025.
B. Receive and file Minutes from the Planning Commission Special Meeting of November 13, 2025.
IT WAS MOVED BY COMMISSIONER PRESCOTT-LOEFFLER, AND SECONDED BY COMMISSIONER MCCAUGHAN, AND CARRIED 5-1, CHAIR PROTEM MCKHANN
ABSTAINED, AND VICE CHAIR CAMP ABSENT, TO RECEIVE AND FILE THE MINUTES FROM THE SPECIAL MEETING OF NOVEMBER 13, 2025
6. ORAL AND WRITTEN COMMUNICATIONS
None.
7. CONSENT CALENDAR
None.
8. PUBLIC HEARING
A. Public Hearing Project 25-073, Kenney Residence, 310 Encino Lane A public hearing of the Planning Commission to consider a request to add a residential structure to the City’s Designated Historic Resources List.
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).
Commissioners Prescott-Loeffler disclosed that she visited the property.
Chair Cosgrove opened the public hearing.
Assistant Planner Gatny summarized the staff report in a presentation titled, “Kenney Residence Historic Designation, 310 Encino Lane, PHP25-073.” A copy of the presentation is available by contacting the City of San Clemente Planning Division. The presentation highlighted the site location; explained the criteria for historic designation; provided background on the property that was built in 1929; and staff’s recommendation to approve the request. • Assistant Planner Gatny explained the criteria required for historical designation which was also referenced in the staff report. • Assistant Planner Gatny listed the character defining features of the Spanish Colonial Revival style residence, including an “L”-shaped plan with low pitched cross-gabled roof with clay barrel tiles, tapered exterior chimney, multi-light wood windows, including some original windows & doors, and lightly textured hand-troweled stucco walls.
DRAFT
Planning Commission Regular Meeting Minutes of December 3, 2025 Page 3 Assistant Planner Gatny stated that the home was on an unofficial Historical Property List created by volunteers in 1979, but was removed when reevaluated for the official City’s Designated Historic Resources List in 1995, due to substantial alterations. In 2022, the new property owners began carefully restoring the home to its original state.
GPA Consultants prepared a Historic Resource Assessment as part of this project to determine if the property qualifies for designation as a historic resource.
The assessment concluded that the property meets Criterion A & E as a Spanish Colonial Revival style residence from the Ole Hanson/Spanish Village by the Sea period of development (1925 to 1936), and retains sufficient integrity to convey its significance as a contributor to the Spanish Colonial Revival Historic District.
Applicants Melinda and Robert Kenney spoke about their efforts to restore the property and their excitement about its historic potential.
There were no public comments.
Chair Cosgrove closed the public hearing.
Commissioners Discussion:
Chair Pro Temp McKhann and member of the Design Review Subcommittee (DRSC) noted the thorough discussion at the DRSC meeting and the thoughtful work done by the applicants. Commissioners expressed support for the application
IT WAS MOVED BY CHAIR COSGROVE, AND SECONDED BY CHAIR PRO TEM MCKHANN, AND CARRIED 6-0, VICE CHAIR CAMP ABSENT, TO DETERMINE THE
PROJECT IS CATEROGRICALLY EXEMPT FROM THE REQUIREMENTS OF CEQA, AND TO ADOPT RESOLUTION PC 25-021, TO APPROVE PUBLIC HEARING PROJECT 25-073 DESIGNATING THE KENNEY RESIDENCE LOCATED AT 310 ENCINO LANE AS A HISTORIC PROPERTY.
9. NEW BUSINESS
A. Local Coastal Program (LCP) Geology Update
Senior Planner Wright presented a “administrative draft” Geologic Hazard Report that is a component of the Local Coastal Plan (LCP); and advised the purpose of the report is a resource to the public and that it does not contain any draft policies or regulations, but is intended to provide a guide to engineers and applicants. The presentation highlighted:
• A study is needed when a project is on a coastal bluff, canyon, or area with a hazard in the coastal zone.
• A guiding document and web portal will help engineers by identifying a number for the geologic zone a property is in, providing information on common hazards.
• The report is not meant to replace site-specific analysis, but to inform and help staff with peer review.
DRAFT
Planning Commission Regular Meeting Minutes of December 3, 2025 Page 4 • The document discusses each type of geologic zone.
• The document was sent to the Coastal Commission for review until January, and the Planning Commission will have time to review it. • Revisions will be made based on feedback, and a revised draft will be presented to the Planning Commission.
• The outcome will inform the draft policy and regulations for the LCP.
Coastal Commission Discussion highlights:
• A majority of the discussion with the Coastal Commission has been about the train tracks and their impact on coastal erosion.
• Discussions are ongoing regarding assumptions that can be made in development review and site-specific studies.
• The initial baseline rate of erosion for coastal bluffs is just a starting point for discussion. A site-specific geotechnical hazards report will likely be required for a project that addresses erosion rates.
Alternatives for baseline erosion rates have been presented to the Coastal Commission.
GIS Portal & Public Engagement:
• The consultant will be asked to make the GIS portal available to the public without requiring a login.
• Acknowledging the work and technical nature of the report, the public is encouraged to read it on the city website.
• The report clarifies misconceptions about hazards in the town and their severity, as well as development issues.
Public Comments:
Mark McGuire, resident and land use attorney specializing in coastal properties in San Clemente acknowledged the report will be a very important interaction with the Implementation Plan (IP), as there is only a Land Use Plan (LUP) with policies that are not implementing measures and that policies are not directly applied unless a project is legislative or requires discretion. Mr. McGuire’s comments highlighted:
• Adopting a geologic hazard report should be coupled with the IP, as they go hand in hand. An example is on page 24, regarding determination of bluff or canyon edge in modified terrain.
• Projecting the natural geometry below ground surface up to the modified surface. That can be very complicated.
• In mass-graded projects, extrapolating the underlying geology to find an edge needs to be grappled with.
• It is important to consider if this is for geologic hazard protection or to promote a visual/landform alteration policy.
• The current review process for a single-family home lot on the bluff is to obtain approval of an in-concept-review from the City of San Clemente based on Zoning Code compliance. After the project is approved in-concept by the City, the applicant submits a permit application to the Coastal Commission that includes a geotechnical report, considering coastal hazards and sea level rise. After a Coastal Development Permit is obtained, the applicant DRAFT
Planning Commission Regular Meeting Minutes of December 3, 2025 Page 5 submits building plans with a geotechnical report reviewed by City engineering staff and peer-reviewed.
• McGuire expressed concern if a hazards report/geotechnical report were to be submitted during the in-concept phase, before going to the Coastal Commission.
Staff Clarifications:
City Planner Lightfoot explained that the intent of this item is not to change the current process; it is to inform the IP; that there is no anticipation of inserting additional processes before the IP comes into place; the existing LUP has prescriptive standards related to setbacks that overlap this work; discretionary projects require consistency with the general plan, including geotechnical sitespecific review; most applications (remodels) don't trigger discretionary action and don't require geotechnical review.
Staff will consult with the geotechnical firms regarding original bluff edge vs. modified.
Commissioner Comments:
• Suggested updating the general plan and zoning ordinances based on the information in the report.
• Suggested creating zones with prescriptive guidance for developers, including required analysis.
• Recommended determining the bluff edge upfront for public safety and to inform applicants.
• Stated that the number one public safety measure in a geologic hazard area is to implement a setback.
• Suggested considering policies for subaerial erosion and groundwater management.
• Recommended updating policy documents and guidelines based on the report's conclusions.
Senior Planner Wright explained the following on the grant project:
• The project has three parts, with the current report being the first step towards policy and regulation work.
• The second step involves working on changes to policy and regulations to clarify how to address geologic conditions in project design. • The third targets the application submittal process to determine what information is needed to improve customer service.
City Planner Lightfoot confirmed the objective is to eliminate ambiguity during the review of Coastal Projects, particularly related to the determination of setbacks on coastal bluff and canyon lots.
B. Inclusionary Housing Program and In-Lieu Fee Update
Assistant Planner Mejia began by reviewing a letter contained in the meeting packet from the Orange County Council of Governments dated November 13, 2025 addressed to Community Development Director Adam Atamian that outlined a project funding agreement from the Orange County Council of DRAFT
Planning Commission Regular Meeting Minutes of December 3, 2025 Page 6 Governments provides a consultant for the city to study and provide deliverables for the housing implementation plan. Assistant Planner Mejia updated the commissioners as follows:
• The housing implementation plan is a program in the housing element. • The inclusionary housing program was adopted in 1980 and last updated in 2005.
• There are discrepancies between the zoning code and the housing element. • The housing element approved in 2021 requires developers of 6+ units to set aside 4% for affordable units.
• Current zoning code states 15% of new residential development units should be affordable units.
o 7.5% for very low income.
o 7.5% for low-income rental units.
o 3% for very low income for-sale units.
• There is no established in-lieu fee in the zoning code; it's determined caseby-case. • The Housing Element includes an objective that, by 2025, the City would retain a consultant to evaluate the existing program and the feasibility of increasing the inclusionary housing requirement from 4% to 15%. • The City is responsible for public outreach, while the consultants are responsible for administrative, screen check, and final drafts of the implementation program.
• A kickoff meeting with the consulting team is scheduled for December 4, 2025.
• The completion date is projected for June 30, 2026.
Public Comments:
Mark McGuire, resident expressed encouragement for the item; questioned the proposal to go from 4% to 15%; agreed there's a discrepancy between zoning provisions and the housing element; the housing element has governed in each case; the duration of the affordable housing requirement in the zoning code was for a much shorter period. Recommended that future agendas include a one-line description for every item, such as a statement indicating that no action is recommended if the item is only for informational purposes.
Commission Clarification:
Staff advised that the In-Lieu Fee will be analyzed and evaluated and then presented to the Planning Commission to approve a Resolution to recommend the City Council approve. The developers pay the In-Lieu Fees when affordable housing is not provided in the development plan. The code currently does not provide a fee that is paid to the City, but rather determines the fees on a case-bycase basis. The goal is compliance with the City’s approved Housing Element and to set a standard fee calculation more easily implemented by staff.
10. OLD BUSINESS
None.
11. REPORTS OF COMMISSIONERS AND STAFF
DRAFT
Planning Commission Regular Meeting Minutes of December 3, 2025 Page 7 A. Commissioner Reports
None.
B. Tentative Future Agenda
Commissioner Griffin stated that he will not be available for the December 17, 2025 meeting. Other Commissioners are able to attend.
C. Administrative Permit Report
Written report provided.
D. Staff Reports
City Planner announced the Planning Commissioner Academy is being hosted in Anaheim in March.
12. ADJOURNMENT
The Planning Commission adjourned to the Regular Meeting of the Planning Commission to be scheduled for Wednesday, December 17, 2025 at 6:00 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 DRAFT