MINUTES OF THE REGULAR MEETING
OF THE CITY OF SAN CLEMENTE
PLANNING COMMISSION
December 17, 2025 @ 5:00 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 6:03 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 Cameron Cosgrove led the Pledge of Allegiance.
3. ROLL CALL
Commissioners Present: Chair Cameron Cosgrove; Vice Chair M. Steven Camp; Karen Prescott-Loeffler; Gary McCaughan; and Brett Freeman
Commissioners Absent: Chair Pro Temp Scott McKhann; and Patrick Griffin Staff Present: Jonathan Lightfoot, City Planner
Zach Rehm, Principal Planner
David Carrillo, Associate 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
None.
6. ORAL AND WRITTEN COMMUNICATIONS
None.
Attachment 4
Planning Commission Regular Meeting Minutes of December 17, 2025 Page 2
7. CONSENT CALENDAR
None.
8. PUBLIC HEARING
A. Public Hearing Project (PHP) 25-527, Amending CHP 16-376, Miramar Events Center, Patio Wall and Foundation at 1700 N. El Camino Real A public hearing to consider an amendment to CHP 16-376, Miramar Events Center, 1700 N. El Camino Real, a request to modify previously approved project plans to infill portions of an existing exterior security wall and add a fountain feature within the Miramar theater patio.
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 §15311 (Class 11: Accessory Structures).
Commissioners Prescott-Loeffler, Freeman and Chair Cosgrove disclosed that they toured the Miramar property.
Chair Cosgrove opened the public hearing.
City Planner Lightfoot summarized a presentation titled, “Miramar Theater Courtyard Revisions, December 17, 2025.” A copy of the presentation is available by contacting the City of San Clemente Planning Division.
City Planner Lightfoot explained that the requested amendments involve enclosing portions of a courtyard wall that currently have wrought iron railings with stucco to create privacy, reduce noise from the nearby intersection, and improve aesthetics by blocking views of a used car lot across the street. City Planner Lightfoot stated that utilities equipment behind some arched openings are now visible, prompting requests to infill these openings to screen the equipment while maintaining architectural relief; and that a proposed freestanding fountain with self-circulating water would be installed adjacent to the wall; the applicant seeks to fill the gap between the fountain and wall for cleanliness and aesthetic reasons.
City Planner Lightfoot stated that he reviewed the proposal with a consultant from GPA, who found that infilling does not violate Secretary of the Interior Standards because the wall is a new element separate from the historic building and reversible. However, GPA recommended modifications regarding materials and design, particularly advising that the fountain’s primary material match existing site materials (stucco, tile, wood) rather than introduce stone, and suggested redesigning or removing a faux arched plant on architectural element above the fountain to avoid false historic replication. Further, landscape changes include removing one raised planter bed and rejecting the proposed use of Podocarpus hedges around the exterior due to maintenance concerns Planning Commission Regular Meeting Minutes of December 17, 2025 Page 3 and height control; staff recommended retaining existing drought-tolerant succulent species instead and staff recommended adopting the Resolution with modifications to reflect these material and design adjustments, clarifying tree counts, and removing the faux arch element.
Commissioners Questions and Clarifications:
• Questions arose regarding the nature of existing wall elements such as recesses, grills, lighting fixtures, and gate materials. Staff confirmed that the courtyard gate is a solid wood gate.
• The courtyard’s lighting plan was discussed, with recessed and mounted fixtures currently planned. Commissioners indicated potential for enhanced lighting, noting concerns that current lighting may not be sufficient for evening events outdoors.
• The fountain’s purpose was confirmed as sound masking for traffic noise, with operational considerations during ceremonies (e.g., turning off the fountain during speeches).
• Landscape questions focused on tree wells versus raised planters and the types of existing and proposed plants, with a consensus that tree wells would remain for some locations, while one raised planter bed would be removed to increase usable space.
• The height of the wall was noted as approximately six feet on the inside and up to ten feet on the exterior due to grade changes.
Applicant Statement:
Roger Cellini, Wedgewood Weddings stated the following:
• The goal is to create an intimate, secluded atmosphere for event guests, especially during cocktail hours, by increasing privacy and reducing distractions from street noise and views of neighboring commercial properties.
• The applicant expressed willingness to adapt the fountain materials as recommended and maintain the architectural style consistent with the building.
• Preference was stated to keep the arched element over the fountain as it adds character, but they are open to removing it if necessary. • The applicant supports removing some of the less attractive succulent tree wells and is open to exploring alternative landscaping. • They favor using Podocarpus outside the wall to soften the appearance and are willing to maintain plant height as required by the city. • The applicant addressed public concerns by emphasizing the compromise reached with the visible ticket booth and courtyard privacy balance.
Public Comments:
Amanda Quintanilla, resident, emphasized the importance of preserving the historic character and a welcoming atmosphere consistent with Spanish cultural values, cautioning against creating a secluded appearance. She supported removing raised planters to improve ADA access and expressed concern about a dying tree.
Planning Commission Regular Meeting Minutes of December 17, 2025 Page 4 Larry Culbertson, resident and Historical Society representative, opposed infilling the wrought iron openings, citing concerns preserving views into the site.
He suggested that potted plants could suffice for screening, stressed the public’s right to view the historic resource and questioned the long-term impact of irreversible changes.
Applicant’s Response:
Mr. Cellini reiterated the intent to create a finished, attractive, and intimate environment for events; acknowledged the potential to soften the exterior wall with landscaping, but noted the time required for plants to mature; confirmed that events like cocktail hours will frequently use the courtyard, with ceremony transitions planned inside and outside; and expressed openness to feedback and adjustments.
Chair Cosgrove closed the public hearing.
Commission Deliberation:
• Commissioners expressed general support for infilling the wrought iron sections to create privacy and a finished appearance, noting the ticket booth remains visible as a historic feature.
• Most supported removal of interior raised planter beds to increase usable space, with some tree wells to remain flush with the ground for safety and maintenance reasons.
• Commissioners debated the location of the fountain: some preferred it remain on the wall as proposed, while others suggested relocating it to a less crowded wall in the courtyard to preserve historic architectural composition and avoid proximity to ceremony areas. The applicant was open to flexibility, and ultimately there was consensus to leave placement discretion to the applicant.
• Landscape plant choices were discussed, with a preference for droughttolerant species such as bougainvillea over Podocarpus hedges due to maintenance concerns and aesthetics.
• Lighting was identified as an important element to address before operations commence; the commission recommended the applicant coordinate with staff to develop an administrative lighting plan that avoids undesirable glare or impacts on neighboring properties.
• String lighting was discouraged due to potential glare and ordinance concerns but not outright prohibited; staff would work with the applicant on acceptable lighting solutions.
IT WAS MOVED BY CHAIR COSGROVE, AND SECONDED BY VICE CHAIR CAMP, AND CARRIED 5-0, CHAIR PRO TEM MCKHANN AND COMMISSIONER GRIFFIN
ABSENT, TO DETERMINE THE PROJECT IS CATEROGRICALLY EXEMPT FROM THE REQUIREMENTS OF CEQA, AND TO ADOPT RESOLUTION PC 25-022, TO APPROVE PUBLIC HEARING PROJECT 25-527, AMENDING CHP 16-376, MIRAMAR
EVENT CENTER, MODIFYING PREVIOUSLY APPROVED PROJECT PLANS TO
INFILL PORTIONS OF AN EXISTING EXTERIOR SECURITY WALL AND ADD A
FOUNTAIN FEATURE WITHIN THE MIRAMAR THEATER PATIO, SUBJECT TO THE CONDITIONS OF APPROVAL AND WITH THE FOLLOWING MODIFICATIONS:
Planning Commission Regular Meeting Minutes of December 17, 2025 Page 5 • CONVERT THE ARCHED WALL OPENINGS NEAR THE ALLEY TO
RECESSES;
• CONVERT THE COURTYARD PATIO PORTION WITH PARTIAL STUCCO AND WROUGHT IRON WALL TO FULL STUCCO WALL;
• REPLACE FREESTANDING POTTED PLANTS WITH A COURTYARD
FOUNTAIN, ALLOWING FLEXIBILITY IN PLACEMENT;
• REMOVE THE PLANT-ON FAUX ARCH PROPOSED ABOVE THE FOUNTAIN; • MODIFY COURTYARD LANDSCAPE FEATURES TO ALLOW REMOVAL OF RAISED PLANTER BEDS, WITH TREE WELLS TO REMAIN; AND
• REQUIRE APPLICANT FOLLOW-UP WITH STAFF TO DEVELOP AND
ADMINISTRATIVELY APPROVE A COURTYARD LIGHTING PLAN AND AN EXTERIOR WALL LANDSCAPING PLAN TO SOFTEN THE APPEARANCE.
B. Streamlining Batch Amendments
A public hearing of the Planning Commission to consider amendments to the City of San Clemente Municipal Code Title 12 and Title 17, to streamline review processes for various types of projects, and be consistent with State Law.
Staff recommends that the zoning amendments not be considered a “project” as defined by the State CEQA Guidelines Sections 15378(b)(2) and 15378(b)(5), because the revisions relate to the ongoing administrative or discretionary activities and organizational or administrative activities of governments that will not result in direct or indirect physical changes in the environment, and therefore do not constitute a “project” as defined by the State CEQA Guidelines (Cal. Code Regs., title 14, § 15000 et seq.).
Chair Cosgrove opened the public hearing and disclosed that Commissioners received prior staff briefings in compliance with the Brown Act.
Associate Planner Carrillo summarized a presentation titled, “Streamlining and Cleanup Amendments, December 17, 2025.” A copy of the presentation is available by contacting the City of San Clemente Planning Division.
Associate Planner Carrillo introduced to a proposed Zoning Amendment intended to streamline development review processes and clarify zoning code text. He explained that the amendment includes five streamlining items and five cleanup items, some of which were deferred from prior City Council actions in 2023. The staff invited feedback and direction, with the plan to return with revised proposals in January 2026 for formal consideration.
Commissioners provided feedback that included:
• Zoning Administrator Public Hearings would be scheduled by exception only when the public has expressed interest on a project.
• Public noticing by mail is important for all public hearing projects. • Recommends clarity on City website and to capture a public interest list for public notices.
• Preference was provided to have Planning Commission the review body for appeals.
Planning Commission Regular Meeting Minutes of December 17, 2025 Page 6 • In favor of being objective, but also practical as it relates to lighting plans; to not have a standardized lumen, as people will search out compliant products; and to be consistent with “dark sky” guidelines.
• Would like confirmation of City Councils position on the Parklet Program, as it is impacting parking.
• Suggested the Parklet Program be a stand-alone discussion on a future City Council Agenda.
• City Planner Lightfoot will reach out to the Downtown Business Association and Chamber for input on the Parklet Program.
• Would like an update on the Public Works utility upgrades in the downtown area; Parklets will need to be removed at such time, making it a good time to reaffirm the program with City Council.
• Staff is to recap commissioners’ feedback
IT WAS MOVED BY CHAIR COSGROVE, AND SECONDED BY COMMISSOINER FREEMAN, AND CARRIED 5-0, CHAIR PRO TEM MCKHANN AND COMMISSIONER
GRIFFIN ABSENT TO CONTINUE THE PROPOSED AMENDMENTS TO THE CITY OF SAN CLEMENTE MUNICIPAL CODE TITLE 12 AND TITLE 17, TO STREAMLINE
REVIEW PROCESSES FOR VARIOUS TYPES OF PROJECTS AND BE CONSISTENT
WITH STATE LAW TO THE REGULAR MEETING OF THE PLANNING COMMISSION HELD ON WEDNESDAY, JANUARY 21, 2026.
9. NEW BUSINESS
A. Parking and Transportation Demand Management Plan – Summary of Technical Work Completed
Request for the Planning Commission to review and provide feedback for the draft Parking and TDM Plan being prepared for the certification of the City’s Local Coastal Program (LCP).
Principal Planner Rehm summarized a presentation titled, “Parking and Transportation Demand Management Plan and Policy Development for Local Coastal Program.” A copy of the presentation is available by contacting the City of San Clemente Planning Division.
The presentation highlighted the following:
• Project framework: current conditions; strategies; and plan • Project schedule
• Outreach: numerous community events and stakeholder engagement • Review of the study area
• Data collection methodology and analysis
• Results
• Insights to plan development
• Best practices by other cities
• Preliminary strategies
• Revenue analysis
• Implementation
Planning Commission Regular Meeting Minutes of December 17, 2025 Page 7 • Responses to commissioners’ comments from previous update in November, 2025
• Next steps: Coastal Commission staff review is ongoing; and City Council review in 2026
Commissioner Questions and Discussions:
• Inquired about how many employees from downtown businesses are occupying parking spaces.
• Discussed possibility of parking meters along Avenida Del Mar; revenue generation from meters; and campaign to encourage residents to purchase annual parking passes.
• Interest in feedback (revenue/controversy) from San Juan Capistrano and other neighboring cities since parking fees have been implemented for all downtown.
• Consultant should prioritize the recommendations: simplify, prioritize and actionable
• Perceived value in perception of parking: parking costs can be a deterrent. • Increase in annual parking passes a consideration.
• Supportive of paid parking downtown at a reasonable rate. • Consider bonds to finance a parking structure.
• Purpose is Local Coastal Program, but this is also a good opportunity to have an actionable Parking Management Plan.
• Avenida Del Mar: peak periods also correlate to drop off in enforcement • Upgrade existing meters/boxes.
• Consider Implementing seasonal parking rates.
• Private lots: why are leases dropping off?
• Can we actually capture more capacity?
• Interest in structure: but needs to narrow to 2-3 locations
IT WAS MOVED BY COMMISSIONER PRESCOTT-LOEFFLER, AND SECONDED BY COMMISSOINER MCCAUGHAN, AND CARRIED 5-0, CHAIR PRO TEM MCKHANN
AND COMMISSIONER GRIFFIN ABSENT TO PRESENT THE TRAFFIC DEMAND
MANAGEMENT PLAN THAT IS BEING PREPARED FOR THE CERTIFICATION OF
LOCAL COASTAL PLAN FOR THE CITY OF SAN CLEMENTE AT THE MEETING OF THE PLANNING COMMISSION HELD ON WEDNESDAY, FEBRUARY 4, 2026.
10. OLD BUSINESS
None.
11. REPORTS OF COMMISSIONERS AND STAFF
A. Commissioner Reports
None.
Planning Commission Regular Meeting Minutes of December 17, 2025 Page 8 B. Tentative Future Agenda
Written report provided.
C. Administrative Permit Report
Written report provided.
D. Staff Reports
• City Planner Lightfoot advised that City Hall would be closed beginning December 25, 2025 and will reopen on January 5, 2026.
• Next Planning Commission Meeting is January 21, 2026. • Sea Cliff Hotel and Hotel Clemente have been approved by the City Council and are under review by the Coastal Commission; while Hanson Hotel appeal has been continued to a date uncertain with an expected hearing date in Spring 2026.
12. ADJOURNMENT
The Planning Commission adjourned to the Regular Meeting of the Planning Commission to be scheduled for Wednesday, January 21, 2026 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