MINUTES OF THE REGULAR MEETING
OF THE CITY OF SAN CLEMENTE
PLANNING COMMISSION
February 18, 2026 @ 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
Vice Chair Camp 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
Commissioner McCaughan led the Pledge of Allegiance.
3. ROLL CALL
Commissioners Present: Vice Chair M. Steven Camp; Chair Pro Temp Scott McKhann; Gary McCaughan (arrived at 6:06 p.m.); Brett Freeman; Patrick Griffin; and Karen Prescott-Loeffler
Commissioners Absent: Chair Cameron Cosgrove
Staff Present: Zach Rehm, Principal Planner
David Carrillo, Lead Project Planner
Alexia Gruszczynski, 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 December 17, 2025.
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Planning Commission Regular Meeting Minutes of February 18, 2026 Page 2
IT WAS MOVED BY COMMISSIONER PRESCOTT-LOEFFLER, SECONDED BY COMMISSIONER MCCAUGHAN, AND CARRIED 5-1, COMMISSIONER GRIFFIN
ABSTAINED, VICE COSGROVE ABSENT, TO RECEIVE AND FILE THE MINUTES FROM THE REGULAR MEETING OF DECEMBER 17, 2025.
B. Receive and file Minutes from the Planning Commission Regular Meeting of January 21, 2026.
IT WAS MOVED BY COMMISSIONER GRIFFIN, SECONDED BY COMMISSIONER FREEMAN, AND CARRIED 5-1, COMISSIONER PRESCOTT-LOEFFLER ABSTAINED,
CHAIR COSGROVE ABSENT, TO RECEIVE AND FILE THE MINUTES FROM THE REGULAR MEETING OF JANUARY 21, 2026.
6. ORAL AND WRITTEN COMMUNICATIONS
None.
7. CONSENT CALENDAR
None.
8. PUBLIC HEARING
A. Public Hearing Permit (PHP) 25-516, Animal Hospital, 43 Via Pico Plaza A public hearing to request the Planning Commission to approve Conditional Use Permit (CUP) 25-556 to establish a 3,340 square foot animal hospital in existing commercial space within the Pico Plaza shopping center.
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).
Assistant Planner Gruszczynski summarized a presentation titled, “Animal Hospital Public Hearing Project (PHP) 25-516 & Conditional Use Permit (CUP) 25-556, February 18, 2026.” A copy of the presentation is available by contacting the City of San Clemente Planning Division and highlighted the project location within Pico Plaza; the project description with hours of operation and animal waste plan; site and floor plans; and a parking analysis.
Commissioner Freeman disclosed that he performed a site visit prior to the meeting. Having heard no other disclosures, Vice Chair Camp opened the public hearing.
Commissioners Questions and Discussion:
• The hours of operation were proposed by the applicants and not staff, and other established businesses in the center will also be operating during the applicant’s proposed hours of operation.
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Planning Commission Regular Meeting Minutes of February 18, 2026 Page 3 • The animal hospital is projected to have twelve full-time staff members. • Location of the waste bag dispenser was discussed.
• Staff clarified that there are no tenant-restricted parking spaces and that all the tenants, their staff, and customers use the entire parking area; although the new use intensifies the parking more than the previous tenant, a surplus of 72 spaces remains.
Applicant’s Representative Presentation:
Yubin Xie, the applicant’s designer, provided a brief presentation and confirmed that there are to be 12 full time staff members on site and that the applicant proposed the hours of operation. He also confirmed that the animal hospital would be able to support those entering the tenant space with multiple pets in their respective family.
Vice Chair Camp closed the public hearing.
CHAIR PRO TEM MCKHANN MADE A MOTION, SECOND BY COMMISSIONER PRESCOTT-LOEFFLER, MOTION PASSED 6-0, CHAIR COSGROVE ABSENT TO
DETERMINE THE PROJECT IS CATEGORICALLY EXEMPT FROM THE
REQUIREMENTS OF CEQA PURSUANT TO THE CEQA GUIDELINES §15301 AND TO ADOPT RESOLUTION PC 26-004 APPROVING CONDITIONAL USE PERMIT 25-556 ANIMAL HOSPITAL, 43 VIA PICO PLAZA, SUBJECT TO THE CONDITIONS OF APPORVAL.
9. NEW BUSINESS
A. Batch Zoning Amendments Introduction
Staff is seeking feedback on an introduction of zoning code amendments that are to cleanup and clarify sections of the Zoning Code as part of the City’s ongoing batch zoning amendment updates.
Lead Project Planner Carrillo and Assistant Planner Gruszczynski summarized a presentation titled, “Cleanup Batch Amendments, February 18, 2026.” A copy of the presentation is available by contacting the City of San Clemente Planning Division. The report highlighted the priority to improve the development review process and clarify or update the code as City Council initiated on May 20, 2025; the goal of the meeting is to introduce the cleanup amendments to the Planning Commission to provide feedback and direction to staff for landscaping requirements, vacation rentals, and the commercial use table.
Landscaping:
Staff explained that the amendment provides clarity between “planting” versus “landscaping” versus “permeable.” There is an additional definition included for “vertical landscape.”
There was discussion on setbacks; percentage of landscape surface required to have plant material, native and drought tolerant plants; artificial turf and DRAFT
Planning Commission Regular Meeting Minutes of February 18, 2026 Page 4 hardscape; compliancy with Model Water Efficiency Landscape Ordinance; providing public resources and guidance on landscaping; and code enforcement.
Principal Planner Rehm stated that staff will notate the areas the Commission would like to further discuss, that one-on-one sessions to review the amendments are available if requested; option to provide more specificity in the type of landscaping desired across the city.
Short Term Apartment Rentals:
Lead Project Planner Carrillo noted the removal of this item from the current batch to allow more time to refine the amendment, considering the 2028 Olympic Games, which led to Planning Commission discussion on options and opportunities.
Commercial Use Table:
Lead Project Planner Carrillo noted unintended changes in the 2014 General Plan Update in the Neighborhood Commercial (NC) zones. This update is to make the NC1.2 uses consistent with the NC2 zone, and staff explained the differences in the zones and the proximity of the two focused areas.
Principal Planner Rehm advised that staff will bring the Landscaping and Commercial Use Table items to the Commission in a month or two; and that the STAR item will be presented in six to eight months. Future Planning Commission meetings will include staff presentation and discussion of other draft zoning amendment topics.
10. OLD BUSINESS
None.
11. REPORTS OF COMMISSIONERS AND STAFF
A. Commissioner Reports
Chair Pro Tem McKhann advised he was unable to attend the February 25, 2026 Design Review Subcommittee (DRSC) meeting due to his residential proximity within 500 sq. ft. of the project being presented.
Alternate DRSC member Freeman stated his availability to attend the meeting.
B. Tentative Future Agenda
Written report provided.
C. Administrative Permit Report
Written report provided.
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Planning Commission Regular Meeting Minutes of February 18, 2026 Page 5 D. Staff Reports
None.
12. ADJOURNMENT
The Planning Commission adjourned to the Regular Meeting of the Planning Commission to be scheduled for Wednesday, March 4, 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,
___________________________
M. Steven Camp, Vice Chair
Attest:
___________________________
Zach Rehm, Secretary to the Planning Commission
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